How days are counted
Most Florida home sales use the Florida Realtors/Florida Bar contract, in its standard or "AS IS" version. These forms count calendar days, not business days, beginning the day after the effective date. A period ends at 11:59 p.m. local time on its last day. If the last day falls on a Saturday, Sunday or national legal holiday, it moves to 5:00 p.m. on the next business day. Other forms and older revisions word this differently, so read paragraph 18 of the contract you signed.
The periods that matter
- Inspection period. In the AS IS contract the buyer can cancel for any reason before it ends and get the deposit back. 15 days is common, but it is whatever was written in.
- Loan approval period. If financing falls through and the buyer gives notice before this period ends, the deposit is protected. After it ends, the buyer usually risks the deposit.
- Appraisal. The standard form has no appraisal contingency. It is added with a separate rider, which sets its own deadline.
- Closing. Usually a fixed date. Count it here as days from the effective date.
Condo and HOA document review
For a resale condo, Florida law (section 718.503) gives the buyer 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the association's documents to cancel the contract in writing. This applies to contracts signed on or after July 1, 2025, when the period was raised from 3 days. The right ends at closing, and the buyer can extend closing by up to 7 days to finish the review. In an HOA community, a buyer who did not get the disclosure summary before signing can cancel within 3 days after receiving it, or before closing, whichever comes first (section 720.401).
Holidays here are U.S. federal holidays. Your closing agent's calendar is the final word.
Questions
Does the effective date count as day one?
No. Day one is the day after the effective date.
What happens if my inspection period ends on a Sunday?
Under the Florida Realtors/Florida Bar forms it moves to 5:00 p.m. on Monday, or Tuesday if Monday is a federal holiday.
Is the condo review period 3 days or 7 days?
For resale condo contracts signed on or after July 1, 2025, it is 7 days excluding weekends and legal holidays. Older contracts had 3 business days.
