Heard “As-Is” and wondered if that means you’re buying a Parkland home with no safety net? You’re not alone. Many Broward buyers see As-Is on a listing and assume they must accept every issue. In reality, you still hold powerful protections if you use your timelines well. This guide explains what As-Is really means in Florida, how to use your inspection period, the key contingencies to watch, and where smart negotiation can save you stress and money. Let’s dive in.
What “As-Is” really means in Florida
An As-Is contract in Florida says the seller is not obligated to make repairs as a condition of the sale unless both sides agree in writing. You are buying the home in its current condition, with limited exceptions written into the contract.
As-Is does not remove the seller’s duty to disclose known material defects. If a seller knows about a significant issue and hides it, that can be a legal problem. Required disclosures still apply, including the lead-based paint disclosure for homes built before 1978.
Lenders and insurers can still require repairs or documentation. Even under As-Is, your lender may condition the loan on certain fixes, and your insurance company may deny coverage or adjust premiums based on roof age, wind mitigation features, or other risk factors common in Broward County.
Your inspection window: the real safety net
The inspection period is your most important protection under an As-Is contract. You keep the right to inspect the property and, if needed, to object, negotiate, or cancel within the inspection window.
Typical practice in our market is 7 to 15 days for inspections. Your contract will set the exact number. You must submit any inspection objections in writing before the deadline. Sellers usually have a short response window and can accept, reject, or counter. You can also agree in writing to extend the inspection period if both sides need more time.
Parkland inspection checklist
Order your general inspection right away, then add the specialty inspections your Parkland home needs:
- General home and structural inspection
- Roof inspection and roof life/condition review
- Termite/WDO inspection
- HVAC, electrical, and plumbing evaluations
- Pool inspection if applicable (equipment, safety)
- Seawall or shoreline inspection for waterfront lots
- Mold and moisture testing if indicated
- Wind mitigation inspection for insurance credits
- 4-point insurance inspection for older homes
- Permit and municipal code checks using Broward County and City of Parkland resources
- Lead-based paint disclosure review for pre-1978 homes, with testing if you choose
Appraisal, financing, HOA, and title timelines
Appraisal and financing timelines often run alongside or shortly after inspections. If your lender or appraiser flags repairs, you must negotiate with the seller. Some sellers will refuse, and you might rely on your financing or appraisal contingency to exit.
Many Parkland homes sit in HOA communities. You typically receive time to review HOA documents and financials. If those documents reveal material issues, you may have a right to cancel within the review period. You will also receive a title commitment and, in many cases, a new or updated survey. Raise title or survey objections within the contract deadlines to preserve your remedies.
Repairs and outcomes under As-Is
Under As-Is, the seller is not required to repair items unless they agree in writing. They must still disclose known defects. If you do agree on repairs, write out the scope, standards, who pays, the timeline, and whether a licensed contractor and permits are required.
Your options after inspections usually include these paths:
- Terminate within the inspection period and receive your deposit back if your contract allows and you meet the notice deadline
- Proceed without asking for repairs and accept the home’s condition
- Request repairs, a closing credit, or a price reduction, and then negotiate
- Use an escrow holdback for certain items after closing, if your lender and insurer permit it and all terms are written clearly
Practical limits in Broward
Sellers commonly agree to smaller fixes or credits rather than major improvements. Lenders may require health and safety repairs before funding. Insurance in Broward can hinge on roof age and wind mitigation features, so address those early to avoid surprises.
Common outs that protect you
Track these contingencies and deadlines closely to protect your deposit:
- Financing contingency. You must meet your lender’s conditions or cancel by the deadline if needed.
- Appraisal contingency. A low appraisal can trigger renegotiation or cancellation if your contract provides that remedy.
- Inspection objection and termination. Submit written objections within the inspection period to preserve your right to cancel.
- HOA document review. If documents reveal material concerns, you may be able to cancel within the review window.
- Title and survey defects. Unresolved liens, easements, or code issues can allow objections or termination per your contract.
- Insurance or insurability. Some contracts allow you to cancel if you cannot secure homeowner’s insurance on acceptable terms.
- VA/FHA specifics. Government-backed loans have minimum property requirements, which may lead to required repairs that a seller can refuse under As-Is.
Sample Parkland As-Is timeline
Use this as planning guidance and confirm exact dates in your contract:
- Day 0: Contract executed. Mark inspection, financing, appraisal, HOA, title, and survey deadlines.
- Days 1–2: Schedule general and specialty inspections. Request seller disclosures, roof documents, and any available permit records.
- Days 3–7: Complete inspections. Order wind mitigation and 4-point if needed for insurance. Begin insurance quotes.
- By inspection deadline: Deliver any written repair requests or a notice of termination if you choose to cancel.
- Within seller response window: Negotiate repairs, credits, or price changes. Consider an inspection extension if needed and agreed.
- Appraisal window: Appraisal occurs. If value is low or lender requires repairs, negotiate or use your financing/appraisal remedy.
- HOA review window: Review HOA documents and financials. Raise concerns or cancel within the allotted time if needed.
- Title and survey review: Raise objections within deadlines so the seller can cure issues or so you can preserve your rights.
First 72-hour action plan after acceptance
Move fast to keep your options open and your deposit protected:
- Hire a reputable home inspector and schedule specialty inspections immediately
- Ask for seller disclosures, HOA documents, roof info, and any available permits
- Start insurance quotes, including wind mitigation credits and roof considerations
- Confirm appraisal and loan milestones with your lender
- Order title and, if needed, a new or updated survey; flag any obvious boundary or lien issues
- Add all notice dates to your calendar and set reminders 48 hours ahead of each deadline
Where your agent adds leverage
A skilled local agent can make the difference between a stressful As-Is purchase and a smooth one:
- Timeline management. Track every deadline and send timely notices to preserve your rights and deposit protections.
- Inspection strategy. Recommend Parkland-specific inspections and help prioritize safety, structural, and insurance-impact items.
- Negotiation tactics. Use contractor estimates to support repair or credit requests. When sellers resist, pivot to credits or consider using appraisal or financing protections.
- Insurance and lender coordination. Flag issues that could block underwriting or insurance so you can address them early.
- Title, permit, and HOA review. Coordinate searches and document review to surface unpermitted work, violations, or association concerns.
- Documentation and escalation. Put every agreement in writing and follow the contract’s dispute steps if a deposit issue arises.
- Local vendor network. Connect you with inspectors, contractors, and insurance pros who know Broward’s wind and roof realities.
Final thoughts
An As-Is contract in Parkland does not leave you unprotected. It puts the focus on your inspection and contingency timelines. When you work those timelines, confirm insurability, and negotiate with clear data, you can either get the right repairs or credits, or you can exit with your deposit intact.
If you want a calm, guided experience across Parkland and greater Broward, reach out to Karina Kulikova. With deep local expertise and multilingual support, you will get clear steps, prompt communication, and a strategy that fits your goals.
FAQs
In a Florida As-Is sale, can I ask for repairs in Parkland?
- Yes. You can request repairs, credits, or a price change, but the seller is not obligated to agree; your leverage comes from your inspection period and other contract contingencies.
What if the seller hid defects in an As-Is Parkland sale?
- As-Is does not protect a seller who knowingly conceals material defects; disclosure duties still apply, and legal remedies may be available if misrepresentation occurs.
How long is the inspection period under Florida As-Is contracts?
- It varies by contract; 7 to 15 days is common in practice, but you must follow the exact number of days in your signed agreement.
Will my FHA or VA loan require repairs on a Parkland home?
- Possibly. VA and FHA have minimum property standards, and lenders can require repairs; if a seller refuses under As-Is, you may renegotiate or rely on financing protections.
What deadlines put my deposit at risk in Parkland As-Is deals?
- Missing inspection, financing, appraisal, HOA review, or title objection deadlines can forfeit your right to cancel and recover your deposit.
Can I cancel if I cannot get homeowners insurance in Broward?
- Some contracts include an insurability contingency; if you cannot obtain acceptable coverage within the timeframe, you may be able to cancel within the terms of your contract.
