FR/BAR “AS-IS” vs. Standard: What Actually Changes for Your Buyer

Florida buyers hear “AS-IS” and picture walking away with a fixer-upper and zero protections. Others assume the Standard FR/Bar contract forces sellers to “fix everything.” 

The truth lives in the details—especially around inspections, repairs, and timelines. 

Here's an easy breakdown you can use with buyers (and sellers) to set the right expectations and keep deals on track.

Big Picture 

AS-IS keeps the seller off the hook for repairs. 

The buyer gets a set period of time for inspection. If they don’t like what they find—for any reason—they can cancel within that period and get their deposit back (as long as the agreed timelines and notice steps are followed). 

Buyers can still ask for credits or repairs, but the seller isn’t required to agree.

Standard includes repair obligations with dollar caps (General, WDO, permits). 

The seller must take care of any agreed-upon or required repairs up to those limits. Buyers typically can’t back out just because they don’t like the inspection; the contract provides a process to address and limit repairs, not a free-out.

Appraisal/Financing aren’t “automatic outs” in either version. 

You secure those protections with riders and the Loan Approval clause. The wording and timelines are very important.

Pro tip: With AS-IS, your leverage moment is the inspection period end date. With Standard, your leverage moments are the repair notice windows and cap math.

What It Looks Like in Real Life

1) Inspections: Pace and Posture

• AS-IS: Move fast. Schedule all inspections early. If the report shows issues, get repair quotes quickly so you can ask for credits—or be ready to cancel before the deadline. Buyers feel more control, but the clock rules everything.
• Standard: Still, move quickly, but the tone shifts from “take it or leave it” to “what’s required.” Agents should pre-brief buyers that not every defect is “fixable” by the seller if caps are tight. Expect contract-driven back-and-forth not just a “stay or cancel” moment.

2) Repairs: Who Pays, How Much, and When

• AS-IS: The seller doesn’t owe repairs. Buyers commonly request a closing credit to offset big items (roof life, A/C age, cast-iron pipes). Sellers often prefer credits over unwanted repairs. If the seller refuses, the buyer must decide to accept as-is or cancel on time.
• Standard: Repairs are obligated up to caps. You’ll gather estimates from licensed contractors, make sure permits get closed out, and schedule re-inspections. If the repairs end up costing more than your limit, you can either renegotiate or use the protections in your contract.

3) Timelines: Where Deals Go Sideways

• AS-IS: The inspection period deadline is your hard stop. Miss it, and you lose the clean exit. Also check title/HOA timelines and loan approval dates; they can give you extra ways to back out that you don’t want to miss.
• Standard: The major risk is process fatigue—this may cause missing a notice, approval, or re-inspection window. Create a shared timeline (agent, TC, lender, buyer, seller) with who does what by when. Delays often come from contractor backlog and permit research.

Appraisal & Financing: Riders and Fine Print Matter

Neither version guarantees a buyer can change their mind if the appraisal comes in low. Protect your buyer by:

• Using the Appraisal Rider (clearly drafting appraisal terms):
  
  • Define what happens if value is less than the price (price reduction? credit? cancellation right?).
  • Clarify deadlines for re-negotiation or termination.
• Dialing in the Loan Approval clause:
  
  • Set a realistic approval period consistent with lender capacity.
  • Set a reminder for the notice date. If the buyer fails to timely deliver the right notice, you can accidentally waive important protections.
  • Confirm whether “approval” includes appraisal and underwriting conditions—don’t assume.

Pro tip: Schedule the appraisal deadline before the Loan Approval deadline so a low value doesn’t blindside you after you’ve effectively waived financing protections.

Choosing the Right Form for Your Buyer

• Pick AS-IS when:
  
  • The buyer wants full say during inspections.
  • The property is older or uncertain and the buyer prefers credits or walking away over managing repairs.
  • You need speed and simpler planning (credits vs. construction).
• Pick Standard when:
  
  • The buyer wants defined seller obligations to fix material issues up to dollar caps.
  • The property is likely to need typical, predictable repairs.
  • The buyer worries about dealing with contractors and prefers the seller to handle them.

Agent Playbook: Scripts & Checklists

Set expectations on Day 1

“In AS-IS, you get flexibility to cancel within the inspection period, but the seller doesn’t have to fix anything. In Standard, the seller must repair within agreed caps—but you don’t get a free cancellation if you simply don’t like the report.”

Set Calendar reminders for the deal

• Inspection start to end
• Appraisal ordered and received
• Loan Approval deadline and notice requirement
• Repair notice, estimate, re-inspection time frames (Standard)
• Title and/or association document review dates

Credit math ready

• Have a credit request template for AS-IS.
• For Standard, keep a cap tracker: General, WDO, Permits, with remaining balances.

Riders locked

• Appraisal Rider (and any escalation/appraisal-gap language, if appropriate).
• Financing terms aligned with the lender’s timeline.

Quick Takeaways (Clip & Save)

• Cancel rights:
  
  • AS-IS: Buyer can cancel for any reason within the inspection period 
  • Standard: No free “inspection cancel”; remedies are repair/cap-based unless another clause applies.
• Repair limits:
  
  • AS-IS: No seller obligation to repair but credits can be negotiated.
  • Standard: Seller must repair up to caps (General, WDO, permits), with defined standards and proof.
• Appraisal/Financing:
  
  • Not automatic outs in either form. Use the Appraisal Rider and manage the Loan Approval timeline and notices with discipline.

Final Thoughts (Not Legal Advice)

Both forms can protect a buyer—if the agent manages timelines, riders, and expectations. When in doubt, involve your broker and suggest clients consult Florida real estate counsel for contract-specific advice.

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