Florida contract deadlines and disclosures
A quick checklist for Florida agents, from signed contract to closing. Use it as a starting point: your signed contract always wins.
The contract
Most residential deals use the Residential Contract for Sale and Purchase (FR/BAR or FR/BAR AS IS), published by Florida Realtors and The Florida Bar. Closings are usually handled by a title company.
Typical deadlines
Days are common starting points, not rules. Many are negotiated in every contract.
| Deadline | Typical timing | Note |
|---|---|---|
| Contract fully signed (Effective Date) | When the last party signs (day 0) | |
| Earnest money delivered | 3 days after signing | |
| Additional deposit | 10 days after signing | Only if your contract includes it |
| Loan application | 5 days after signing | Only if your contract includes it |
| Inspection Period ends | 15 days after signing | Set in each contract; typical shown |
| Loan Approval Period ends | 30 days after signing | Set in each contract; typical shown |
| Title evidence delivered | 5 days before Closing | Only if your contract includes it |
| Title objections | 5 days after Title evidence delivered | Only if your contract includes it |
| HOA / condo resale documents delivered | 10 days after signing | Only if your contract includes it |
| Condo document review ends (7 days, not counting weekends and holidays) | 7 business days after HOA / condo resale documents delivered | Only if your contract includes it |
| Closing | 35 days after signing | Set in each contract; typical shown |
| Final walkthrough | 1 day before Closing | |
| Possession | Same day as Closing |
Disclosures and required forms
Required: Flood disclosure (form FD-2), at or before signing; since Oct 2025 also past flood damage
Required: Radon notice (printed in the contract)
Required: Known hidden defects must be disclosed even when sold as-is (Johnson v. Davis)
If it applies: HOA disclosure summary before signing (or buyer may cancel within 3 days) (confirm with your broker)
If it applies: Condo: governing documents, plus milestone inspection summary and SIRS for 3+ story buildings (confirm with your broker)
Required: Property tax disclosure summary and energy-efficiency brochure (confirm with your broker)
If it applies: Coastal construction control line disclosure (confirm with your broker)
If it applies: Lead-based paint disclosure (built before 1978)
Money at closing
Transfer tax: Documentary stamp tax on the deed 0.70% (Miami-Dade 0.60%), customarily paid by the seller; the buyer pays stamps and intangible tax on a new mortgage. (confirm with your broker)
Good to know
FR/BAR deadlines are calendar days; a deadline on a weekend or holiday moves to 5 p.m. the next business day.
Florida Realtors' own contract (CRSP) may count business days: check which form you used.
Addendum H lets a buyer out if standard homeowners insurance isn't available at a reasonable price.
Let Reta track it for you
Upload your signed contract and Reta builds this timeline with your real dates, reminds you before each deadline, and drafts the emails to your client, lender and title for you to approve. Your first deal is free.
This guide is general information for licensed agents, not legal advice. Rules and forms change; confirm with your broker or a local attorney. Last checked 2026-11-10.