Real Estate 205 – Contract Period (Florida Version)
This is the part where you can sit back and relax.
Well... maybe not completely. BUT – your agent will do most of the heavy lifting here (metaphorically speaking). If you have any questions, be sure to ask ahead of time. It’s better to be prepared than wait until the last minute. If you're still living in the home, start packing — but don’t fully move out unless you're financially prepared in case the current buyer’s contract falls through.
Florida real estate contracts usually include a standard **inspection period** (often 7–15 days) where the buyer can perform inspections and negotiate repairs. Even if the inspection report feels long and overwhelming, that doesn’t necessarily mean something is wrong — it’s normal for inspectors to flag dozens of minor items.
Buyers can walk away during the inspection period for almost any reason, so we want to move quickly and keep communication open during this time. If repairs are requested, your agent will guide you on which items are worth addressing and what’s negotiable based on the contract and buyer financing (FHA/VA loans may require certain repairs to proceed).
Once we’re through inspections and appraisal, that’s usually the hardest part. But remember — **nothing is guaranteed until closing**. Buyers can lose financing, have emergencies, or run into issues with underwriting. Stay flexible but cautious.
This is also your time to **start packing for real** and prepare for moving day. If you're hiring movers, book them early — Florida movers can get booked out quickly, especially in coastal areas or during snowbird seasons.
Keep your homeowner’s insurance active until the day of closing. Canceling too early is risky, especially with Florida’s storm potential. Also, do not shut off utilities yet — the buyer's inspectors and appraiser will need them on to test systems. Even if the home is vacant, utilities need to remain active through closing day.
Florida uses **title companies** to handle closings (not attorneys like in some states). Your title agent will request documents from you throughout the process, especially once we’re past the appraisal. Be ready to provide IDs, mortgage info, HOA contact details, and sometimes prior surveys or permits.
If your legal description is outdated or unclear (common in older Florida properties), the title company may require a **new survey**, even for cash deals. This is usually a seller expense unless negotiated otherwise. Expect this request to come late in the process if it happens.
Sellers who are not U.S. citizens may trigger **FIRPTA** tax withholding. If that could apply to you, tell your agent immediately so the title company and IRS guidelines can be followed properly.
If you can’t attend closing in person, Florida allows **mail-away closings** and **POA (Power of Attorney)** signings — but the title company will need advance notice to prepare. Let your agent know ASAP if you’ll be out of state or unable to attend in person so they can coordinate everything in time.
Lastly, every transaction is different. Some are smooth, others are full of surprises — but having the right team and clear communication makes all the difference.
With everything finally out of the way, you're almost there! Head over to RE206 – Closing.