What Is the FAR/BAR Standard Contract in Florida? — 2026 Buyer Guide

By Kerin Clarkin | The Kerin Group | Tampa Bay Real Estate | Riverview, Apollo Beach, Brandon, FL

You are writing an offer on a home in South Shore Tampa Bay. Your agent presents you with the FAR/BAR Standard Contract. You notice it has specific dollar amounts for repairs. You notice there is a structured inspection process. And you wonder — what exactly am I agreeing to here?

The Standard contract is the version of Florida’s most widely used purchase agreement that actually requires the seller to fix things. Understanding it fully — the three repair limits, the inspection timeline, what happens when repairs exceed those limits, and when this contract protects you — is essential before you sign.

💡 Key Takeaway: The FAR/BAR Standard Contract obligates the seller to make repairs up to specific dollar limits, called the General Repair Limit, WDO Repair Limit, and Permit Limit. If left blank, these limits default to 1.5% of the purchase price each. In exchange for this seller commitment, buyers have narrower cancellation rights than under the As-Is contract. The inspection process has a structured multi-step timeline both parties must follow carefully.

Where the Standard Contract Comes From

FAR/BAR stands for Florida Association of Realtors and The Florida Bar — the two organizations that jointly created this standardized purchase agreement. The name is also written FR/BAR, since the Florida Association of Realtors was renamed to Florida Realtors. Both names refer to the same contract family.

Florida Realtors offers two versions of the FAR/BAR contract: the Standard and the As-Is. The Standard version is the one where the seller has a repair obligation. The As-Is version has no seller repair requirement. Both are legitimate, legally binding purchase agreements used throughout South Shore Tampa Bay and the rest of Florida.

The Three Repair Limits — The Heart of the Standard Contract

The most defining feature of the Standard contract is its three repair limit categories. These appear in Paragraph 9 of the contract as blank fields to be filled in by the parties during negotiations.

📋 The Three Repair Limits — Paragraph 9

General Repair Limit: The maximum dollar amount the seller must spend on general defects discovered during inspection — structural items, HVAC, plumbing, electrical, roof issues, and similar.

WDO Repair Limit: The maximum the seller must spend on Wood-Destroying Organism treatment and damage repair — termites, powder-post beetles, old house borers, and wood-decaying fungi.

Permit Limit: The maximum the seller must spend addressing unpermitted work — improvements made without proper building permits, or open and expired permits that must be resolved before closing.

If left blank: Florida law defaults each category to 1.5% of the purchase price. On a $400,000 home, that means $6,000 each for general repairs, WDO, and permit issues — $18,000 total maximum across all three categories.

These limits are negotiated as part of the offer. A buyer might propose higher limits to ensure broader protection. A seller might counter with lower limits to reduce their exposure. Whatever numbers the parties agree to are written directly into the contract. See: Everything Is Negotiable in Real Estate — Tampa Bay

What “Working Condition” Means

The Standard contract specifies that items subject to general repair must be delivered in “working condition” at closing. However, this standard is not as simple as it sounds.

Working condition means the item functions as intended — it does not mean new, updated, or aesthetically perfect. Additionally, the contract specifically excludes cosmetic conditions from repair obligations. Minor cracks, fading paint, and surface wear are generally not repair items under the Standard contract. More significant structural or mechanical failures typically are.

⚠️ The Gray Areas: What counts as “working condition” versus “cosmetic” is not always clear-cut. A large crack may qualify as a repair item while a small crack is cosmetic. HVAC that functions but inefficiently may be debated. These gray areas are exactly where having an experienced agent — and sometimes a real estate attorney — matters most during Standard contract negotiations.

The Repair Standard — How Repairs Must Be Done

The contract does not just say repairs must happen — it specifies how. Under Paragraph 12(f), all repairs must be completed in a good and workmanlike manner, by an appropriately licensed person, in accordance with all legal requirements, using materials of quality and performance compatible to or better than what existed as of the effective date.

This means a seller cannot patch a roof with mismatched materials, or fix plumbing with unlicensed labor. The repair standard protects buyers from quick, substandard fixes that create new problems shortly after closing.

The Step-by-Step Inspection and Repair Timeline

This is where the Standard contract differs most significantly from the As-Is contract. The process has multiple defined steps, each with its own deadline. Missing any one of them can affect your legal rights.

Step 1 — Buyer Conducts Inspections (Days 1-15)

The buyer has until the earlier of 15 days after the effective date, or 5 days before closing, to complete General, WDO, and Permit inspections by licensed professionals. All inspections during this window are at the buyer’s expense. See: What Is a Home Inspection? Florida Buyer Guide

Step 2 — Buyer Delivers Written Notice to Seller

The buyer must deliver a written notice or report to the seller identifying defects before the inspection period ends. Critically, if the buyer fails to deliver this notice on time, the seller’s repair obligation is waived for any items not reported. Time discipline here is essential.

Step 3 — Seller Responds (Within 10 Days for General Repairs)

Upon receiving the buyer’s report, the seller has 10 days to provide repair estimates to the buyer — or to obtain their own second inspection if they disagree with the buyer’s findings.

Step 4 — Comparing Estimates

If costs are within the repair limits, the seller is obligated to make the repairs. If the seller’s estimate and the buyer’s estimate disagree significantly, and the parties cannot reach agreement, a third professional inspector is jointly selected — and jointly paid — by both parties. This third inspector’s written report is binding on both sides.

Step 5 — If Costs Exceed the Repair Limit

When repair costs exceed the agreed limit, the parties have 5 days after receiving the final estimate to make decisions. For General Repair Items: the seller can elect to pay the excess and compel the buyer to close, OR the buyer can designate which repairs the seller makes within the limit and accept the remaining items as-is. If neither party acts within 5 days, either may terminate and the buyer’s deposit is refunded.

WDO Over-Limit — Different Rules Apply

The WDO over-limit situation is handled differently. If WDO costs exceed the WDO limit, the buyer — not the seller — has 5 days to agree to pay the excess, or to designate which WDO repairs the seller makes at or under the limit. If the buyer does not act within 5 days, either party may terminate. See our WDO guide: What Inspections Are Required When Buying a Home in Florida?

⚠️ All Deadlines End at 5:00 PM Local Time: Every deadline under the Standard contract expires at 5 PM local time on the applicable day. Missing a deadline by even an hour — not catching the notice in your email, forgetting to follow up — can waive your rights or trigger a termination right for the other party. Calendar every single deadline the moment your contract is signed. See: What Happens After Your Offer Is Accepted in Florida?

Seller Disclosure — Still Required Under Standard

One of the most important things to understand about the Standard contract: the seller’s repair obligation does not replace their disclosure duty. Both FAR/BAR contracts require sellers to disclose any known facts that materially affect the property’s value — even if those facts relate to items the buyer might not discover during inspection.

Furthermore, the Standard contract does not include the same waiver language found in the As-Is version. Under As-Is, a buyer who proceeds past the inspection period waives certain post-closing claims related to the property’s condition. The Standard contract does not include this waiver.

Rider L — Getting the Best of Both

Here is a less-known option that experienced agents sometimes use: buyers can use the Standard contract AND attach Rider L — the Right to Inspect and Right to Cancel Rider. This gives the buyer the benefit of the Standard contract’s repair limits while also preserving the As-Is contract’s “free look” right to cancel during the inspection period.

It is not always available or offered, but it is worth knowing this option exists if a buyer wants maximum protection.

Real South Shore Scenarios

📖 Scenario 1 — When Repairs Stay Within the Limit

A buyer in Brandon offered on a home with a $5,000 general repair limit in the Standard contract. The inspection revealed a failing water heater, a cracked bathroom tile surround with moisture behind it, and an aging electrical panel. The buyer’s inspector estimated $4,200 total. Since this fell under the $5,000 limit, the seller was obligated to make all three repairs using licensed contractors before closing. The buyer received a completed home without having to negotiate credits or hope for voluntary repairs.

📖 Scenario 2 — When Costs Exceed the Limit

A buyer in Riverview used the Standard contract with a $4,000 general repair limit. The inspection found significant roof damage — estimated at $11,000. The seller’s own estimate came in at $9,500. Since both estimates exceeded the $4,000 limit, the parties had 5 days to negotiate. The buyer chose to designate the most critical repairs — a section of damaged decking and flashing — for the seller to complete up to the $4,000 limit, and accepted the remaining roof wear as-is. The deal closed. Without the Standard contract’s structured process, this negotiation would have happened informally under As-Is — with no obligation on the seller to fix anything at all.

Standard vs As-Is — The Core Trade-Off

Factor	FAR/BAR Standard	FAR/BAR As-Is
Seller repair obligation	✅ Yes — up to dollar limits	❌ None
Buyer cancellation rights	Narrower — based on defect disputes	Broad — any reason during inspection
Default repair limit if blank	1.5% of purchase price each category	N/A
Post-closing waiver	No waiver language	Buyer waives certain post-closing claims
Most common use case	Traditional resale, older homes	All transaction types, now the market default

For a full side-by-side comparison of all three Florida purchase contracts, see: The 3 Types of Florida Real Estate Purchase Contracts

When Standard Is the Right Choice

The Standard contract makes the most sense when the buyer wants contractual certainty that specific issues will be addressed before closing — not just a voluntary agreement based on negotiation leverage. Older homes with known maintenance history, homes where a buyer has limited cash reserves for post-closing repairs, or situations where a seller is confident in their home’s condition and willing to stand behind it are all cases where Standard may be appropriate.

Additionally, some sellers actively prefer Standard because it narrows the buyer’s cancellation rights. A well-maintained home with a motivated, confident seller may produce a faster, cleaner transaction under Standard than under As-Is.

✅ Pro Tip from The Kerin Group: We always discuss repair limit strategy with buyers before writing an offer using the Standard contract. Setting limits too low leaves buyers exposed if significant issues are found. Setting limits too high may cost sellers more than they expected. The right numbers depend on the home’s age, condition, and what the inspection is likely to find — which is why pre-offer agent guidance matters. See: Price Reduction vs Closing Cost Credits — Which Is Better? and Who Pays Closing Costs in Florida?

Using the Standard Contract for Your South Shore Purchase?

The Kerin Group sets the right repair limits, tracks every deadline, and manages the inspection process from start to finish so nothing falls through the cracks.Connect With The Kerin Group — TheKerinGroup.com

📞 Call or Text: (813) 530-1996  |  Serving Riverview, Apollo Beach, Brandon & South Shore Tampa Bay

Frequently Asked Questions — FAR/BAR Standard Contract

What happens if repair limits are left blank in the Standard contract?

If the General Repair Limit, WDO Repair Limit, or Permit Limit fields are left blank, Florida law defaults each to 1.5% of the purchase price. On a $400,000 home, that is $6,000 per category — $18,000 total across all three. Always confirm what limits are in the contract before signing, since a blank field still creates a real obligation.

Can a buyer still cancel the contract under Standard if they simply change their mind?

Generally no — the Standard contract does not include the As-Is contract’s broad “any reason” cancellation right during the inspection period. A buyer who wants to exit a Standard contract without justification may lose their earnest money deposit. The cancellation right under Standard is tied to specific, documented, unresolved repair disputes. See: What Is Earnest Money in Florida?

Who chooses the contractors for repairs under the Standard contract?

The seller typically arranges their own licensed contractors. This is one of the most common post-inspection tension points — buyers sometimes prefer specific contractors or want to hire their own. Under the Standard contract, the seller arranges repairs using licensed professionals, but the repair standard (workmanlike, licensed, appropriate materials) is specified and enforceable.

What if the seller simply refuses to make repairs within the limits?

If repair costs fall within the agreed limits and the seller refuses, this constitutes a potential breach of contract. The buyer’s recourse depends on the specific language and the circumstances, but refusing to make repairs that are contractually required is not a consequence-free option for sellers. A real estate attorney can advise on specific breach scenarios.

Is the final walkthrough still required under the Standard contract?

Yes — the final walkthrough applies regardless of which contract type is used. It is the buyer’s opportunity to confirm the home’s condition matches what it was when the offer was made, and that any agreed-upon repairs were completed before closing. See: Final Walkthrough Before Closing in Florida

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