I updated this post for the new version of the FAR BAR As-Is and the lesser used FAR contract.

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Counting dates: Calendar days, business days, Realtor daze

Oct. 30 2021 UPDATE:  As of November 1, 2021 there is a new version (6) of the FAR BAR As-Is Contract,  In this post I go over all the changes to the new Contract.  And, in this post I show how to count days in this NEW version of the FAR BAR As-Is.

THE INFORMATION BELOW IS NO LONGER ACCURATE AS OF 1 NOVEMBER 2021.

By Meredith Caruso

Feb. 19, 2018  Confused about how to count time under the contract forms? No Florida law governs computation of time in all contracts, and it’s important to realize that contracts can calculate time differently. Therefore, reading the contract carefully to determine time calculations is the key to avoiding missed deadlines and potential liability. Let’s review the calculation of time in the Florida Realtors/Florida Bar contracts. Both the standard version and the “AS IS” version are the same. The effective date of these contracts is a baseline date for other calculations – the first step in figuring out many of the deadlines in both forms. Consequently, it should go without saying that you must know the effective date in order to correctly calculate those contract time periods. In the Florida Realtors/Florida Bar contracts, Paragraph 3(b) defines the effective date as the date the last party signs or initials and delivers the offer or final counteroffer. Note that there is an element of delivery, so the effective date isn’t always the date the last party signs. In other words, if the last party signs the offer or final counteroffer on a Tuesday, but the contract doesn’t get delivered back to the other side until Wednesday, the effective date is Wednesday. Standard F: Except for the effective date and time for acceptance, calendar days are to be used to compute time periods, and any time periods or dates ending or occurring on a weekend or national holiday are extended to 5 p.m. of the next business day. An example: If the effective date of the contract is Wednesday, Nov. 21, 2018, and the time period for making the deposit is “within 3 days after the Effective Date,” the deposit must be made no later than 5 p.m. on Monday, Nov. 26, 2018. Here’s why:

• Wednesday, Nov. 21: Not counted as the language states the time for making the deposit begins after the Effective Date
• Thursday, Nov. 22: Day 1 (It counts even though it’s Thanksgiving, a national legal holiday; note that holidays only affect time periods if the deadline ends on the holiday)
• Friday, Nov. 23: Day 2
• Saturday, Nov. 24: While this is technically Day 3, the deposit isn’t due as the time period ended on a weekend, which means the deadline is extended to 5 p.m. of the following business day
• Sunday, Nov. 25: The deposit still isn’t due because Sunday is not a business day
• Monday, Nov. 26: The deposit is due by 5 p.m.

Again, it’s crucial to recognize that contracts may be calculated differently. For example, the Florida Realtors Contract for Residential Sale and Purchase (CRSP) uses business days to calculate time periods. The Commercial Contract uses calendar days to calculate time periods – but not for time periods of 5 days or less. As you can see, there can be many different ways time is calculated! The important thing is to be aware of how time is computed in each of your deals and don’t think all contracts are alike. Taking extra time to double check the time computation section of the contract you’re using can save a lot of headaches later. Meredith Caruso is Manager of Member Legal Communications for Florida Realtors © 2018 Florida Realtors®

Is the Seller required to provide a Property Disclosure in Florida?

Short Answer:  No.

The property disclosure is intended to assist Sellers in complying with the requirement to disclose all know defects which may affect the value of the property and are not readily observable but there is no law governing the format of this disclosure.  The property disclosure were drafted by the Florida Association of Realtors to assist Sellers in complying with this requirement.  In fact the base contract has a line in it which the Seller makes the affirmative statement that there are no know defects that have not been disclosed to the Buyer.

It is worth noting that the duty to disclose is also shared by agents of the Seller when acting in a transactional or single agency in Florida.  Currently all agents are assumed to be acting as transactional agents unless and until another form of agency (single or none) is entered into.

Can a Realtor speak to an appraiser?

There are no rules or requirements on the federal, state, or agency level which prohibit an appraiser and agent from speaking to one another during the appraisal process.

Nov. 5, 2018 – Sometimes people who have been diagnosed with a mental condition will opt to have an emotional support animal, also referred to as a comfort animal. Those animals provide support to a person with disability through affection, companionship or by being a distraction from daily life issues. Comfort animals can play an important role in their daily lives.

However, unlike trained service animals, they aren’t granted any rights to public spaces.

“There is a difference in service dogs and comfort dogs,” said Dennise Burbank, of Yuba City, who has been raising service dogs since 2012. “Service dogs are trained for specified tasks, and are covered under the ADA (American and Disabilities Act). They are allowed to go anywhere their person is allowed to go – stores, restaurants, hospitals, etc.”

Emotional support animals, on the other hand, don’t share that right.

“Emotional support animals, sometimes called comfort animals, if prescribed to an individual as part of their treatment plan for a mental health disability have civil rights protections in most residential housing situations, and any domestic air travel,” said Kevin Campell, CEO of American and Disability Rights, Inc. “Outside of these two specific locations, an emotional support animal has no additional civil rights granted.”

While emotional support animals are typically dogs and cats, they are not limited to those species and do not require training. At the national level, emotional support animals are only protected under the Fair Housing Act, Rehab Act and Air Carrier Acts, which means they can legally be banned from entry at restaurants, theaters, grocery stores, etc. at the discretion of any place or business.

Nov. 5, 2018 – This article is part one of a three-part series covering paragraph 12 of the standard Residential Contract for Sale and Purchase (“FR/Bar”) (NOTE THIS IS NOT THE AS-IS VERSION) contract regarding repairs to a property. This first article will cover the different inspection obligations. The second – which will appear in a future issue of Florida Realtors Legal News – will cover what happens when a repair estimate exceeds the repair limit in the contact. The third article will cover repair standards and re-inspection.

Based on frequent calls to Florida Realtors Legal Hotline, there is general confusion over repair obligations within the standard FR/Bar and the steps parties are to take when the contract calls for repairs. Realtors should understand how this section of this contract works if they want to avoid surprises later in the deal.

Failure to understand the parties’ obligations under this paragraph can, at the least, result in confusion over who is to do what and when they’re to do it – or, at worst, result in one party losing out on a contractual right given to them under this section.

On a practical note, I encourage readers to access a copy of paragraph 12 of the standard FR/Bar contract as they read the rest of this article.

Paragraph 12 of the FR/Bar contract provides for an inspection period, and during this period, buyers may have any and all inspections they deem necessary. It’s important to realize that there are several types of inspections a buyer may wish to have done beyond just a general property inspection. The standard FR/Bar contract specifically mentions three different types of inspections: a general property inspection, a wood destroying organism (WDO) inspection and a building permit inspection.

Before the inspection period ends, a buyer must notify a seller in writing, in accordance with each type of inspection, what items aren’t in the condition warranted by the contract.

General property inspection

With the general property inspection, it’s important for a buyer to realize that the seller isn’t obligated to fix everything mentioned on an inspection report. Paragraph 12(b)(ii) covers exactly what a seller may need to fix, so it’s vital to understand this part of the contract. The paragraph outlines which items must be free of leaks, water damage or structural damage. It specifies that torn screens, fogged windows and missing roof tiles or shingles must be repaired or replaced by a seller before closing.

However, as to other potential items listed on an inspection report, a seller is only obligated to fix those items that are not in “Working Condition.” This is defined as items “not operating in a manner in which the item is designed to operate.”

A seller is not obligated to repair “Cosmetic Conditions,” defined as “aesthetic imperfections that do not affect the Working Condition of the item,” and the contract lists several examples. Also important to note: The contract specifically states that limited roof life is not considered a defect as long as there isn’t “evidence of actual leaks, leakage or structural damage.”

So what does this mean, exactly?

For buyers: Once they receive a general inspection report from an inspector, they should go through the report carefully, noting which items may not be in Working Condition that the seller has an obligation to repair. Once deciphered, a buyer must notify a seller of those items before the inspection period ends or – and this is imperative to understand – a buyer waives a seller’s obligation to make those repairs.

For sellers: There are two options: A) Get an estimate of those requested repairs and deliver that estimate to the buyer within 10 days of receipt of buyer’s written notice of repairs or B) have a second inspection conducted and provide a copy of that inspection, plus an estimate on those repairs, delivered to a buyer within that same 10-day timeframe.

The seller may decide to have a second inspection if they feel a buyer’s inspection inaccurately reflects the condition of the property. In the event that the two inspection reports differ and the parties can’t resolve those differences, the contract calls for the parties to have a third inspection, the cost of which would be equally split between them. This third inspection would be binding on the parties.

Wood-destroying organisms (WDO)

Similar to the general property inspection, a buyer who conducts a WDO inspection must notify a seller if any evidence of WDO infestation or damage is found. For WDO repairs, however, a seller doesn’t have to re-treat a property if there isn’t a visible live infestation – so if a seller has had WDO treatment in the past, that doesn’t necessarily mean there will be a need for retreatment.

Again, a seller has a 10-day window to get any WDO damage estimated by an appropriately licensed person and deliver a copy of that estimate to a buyer.

Building permit inspections

Following a building permit inspection, a buyer has to deliver written notice of any open or expired building permits, or unpermitted improvements, to a seller within the Inspection Period.

Once noticed, a seller must provide all plans, written documentation or other information a seller may have relating to improvements on the subject property should a buyer’s building permit inspection find that permits relating to those improvements haven’t been properly closed out or are unpermitted. A seller is also obligated to get an estimate on the cost to remedy Permit Inspection items and deliver that to a buyer within 10 days of being notified.

This concludes the explanation of the various obligations of the parties under the standard FR/Bar contract with regards to the initial inspections of a property. In the next Florida Realtors Legal Newsletter, we’ll walk through the contract options when comparing the repair estimate to the repair limit in the standard FR/Bar contract.

© 2018 Florida Realtors®