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New Year, New Laws, Old Form Documents? Exhibit A: Changes in Florida’s Real Estate Contracts

Client Alert
January 18, 2022

Settling into a New Year often brings renewed energy into setting and pushing new goals of building business relationships, increasing sales, and moving Letters of Intent and negotiations into final, signed agreements.

It’s all too easy to grab a form document off the Internet (Google, anyone?), or to pull the last document in your files as a template for your next agreement.

However, changes in the law can take effect at the beginning of the calendar year, as well as mid-year or fiscal new year, and sometimes on a random date in between. 

Your awareness – or lack of awareness – in changes in the law can mean the difference between keeping you and your business operating within the law or putting you at great financial and legal risk for not complying with the law. It can also result in financial and time savings or additional burden in time and costs.

Major Changes to Florida’s Form Contracts: FR/BAR “As Is” and Residential Contracts

Florida’s real estate market has been among the hottest markets to buy, sell, lease, and otherwise invest.  Much of the state’s real estate market is driven by the residential market, namely the sale and purchase of single, family homes.  These buyers and sellers are not always individuals. They also include individuals and investment companies, some based locally, others from out of state or out-of-country, who may not be familiar with Florida-specific laws and customs.

In Florida, there are form contracts you easily find online. However, the ones that are generally accepted form contracts, those widely used and accepted by professionals within the industry, are the purchase and sale agreements for residential real estate contracts, issued and approved by the joint committee of Florida Realtors and The Florida Bar, including the (i) FR/BAR Residential Contract for Sale and Purchase and the (ii) FR/BAR “As Is” Residential Contract for Sale and Purchase.

These FR/BAR contracts are not typically updated on a yearly basis, as they take significant collaboration between both professional organizations. The most recent changes took effect as of November 1, 2021, among them, a few highlights summarized:

“Loan Approval” and “Appraisal”

The definitions of “Loan Approval” and “Appraisal” have been expanded.

If the financing contingency box is checked, then in addition to obtaining approval for financing, the Buyer’s lender must also receive a satisfactory appraisal (or alternative valuation of the Property) prior to the expiration of the Loan Approval Period. This revision was made to expedite the receipt of the appraisal, as the prior form contract allowed the lender’s appraisal to come in right before Closing, and a deal could fall apart right before the Closing Day. Under the new revision, if the appraisal does not meet lender approval within the Loan Approval Period, the parties could terminate sooner than previously allowed and the property could return to the market sooner for other potential buyers.

Delivery Notice Methods

In addition to providing notice by mail or personal delivery, notices by fax or email are allowed. However, other electronic media delivery previously allowed is prohibited, so no texts or social media messages.

Occupancy Clause

The occupancy clause has expanded to include disclosure of existing seasonal or short-term vacation rentals and future tenancies.

FOREIGN INVESTMENT IN REAL PROPERTY TAX ACT (“FIRPTA”)

FIRTPA withholding and reporting costs are now explicitly designated as a Seller.

Time Calculations

Calendar days are now based on the Property’s location, and if a date or time period ends on a Saturday or Sunday, or a day that is a national legal public holiday (as defined by U.S.C. Sec. 6103(a)), or a day on which a national legal public holiday is observed because it fell on a weekend, that date or time period extends to the next calendar date which is not a Saturday, Sunday, national legal public holiday, or a day in which a national legal public holiday is observed.

Force Majeure (Pandemic now included)

The definition of “Force Majeure” expanded under the new form contracts to include “governmental actions and mandates, government shutdowns, epidemics or pandemics.” This section allows

Understanding Changes in the Law, Changes in the Forms

The foregoing summaries are just some of the changes to the new form Florida “As Is” and Residential Purchase and Sale Contracts. There are many other changes that were added, deleted, or modified. 

Although you may be able to find one of the new forms online, very likely the older forms will pop up. Further, if the forms do not originate directly from the Florida Realtors or The Florida Bar or a licensed Realtor, Broker, or Attorney, you may not know if you have a form contract that is fully updated or if the correct Riders are being properly used.   

It is worth paying the extra money for a professional to work with you in preparing or responding to a contract, even a form contract that appears to be blessed by professional organizations.  The cost of “free” and fast forms can amount to an expensive and long process of fixing versus hiring a professional to prepare an agreement that’s specific, clear, and current or hiring an attorney to litigate for or against a not-so-current or compliant contract.

To learn more about the recent changes in Florida’s real estate contracts or other areas of residential or commercial real estate, please contact BMD Attorney Christine M. Berk (cmberk@bmdpl.com) – (407) 214-8395.

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Client Alert

Bankruptcy Law Changes - 2020 Recap And What To Expect In 2021

January 11, 2021In a year of health challenges and financial distress to many individuals and businesses affected by the pandemic, the year 2020 brought some significant changes to the bankruptcy laws. Some of these changes were in place prior to the pandemic; others were a direct response to the pandemic with the goal of helping struggling businesses and individuals. Ahead, we can likely expect further changes to the Bankruptcy Code with the incoming Congress.Client Alert

UPDATE - SBA Releases Rules and Guidance for Second Round PPP Funding

January 7, 2021Late yesterday (January 6, 2021), the U.S. Small Business Administration released rules and guidance for businesses wishing to take part in the long awaited second round of Paycheck Protection Program (“PPP”) funding. As most businesses are aware, the rules governing PPP loans have been updated as part of The Economic Aid to Hard-Hit Small Businesses, Nonprofits, and Venues Act (“Act”). The Act was just one section of the massive 2021 Consolidated Appropriations Act that was passed by Congress and signed into law by the President on December 27, 2020. To combat the ongoing disruptions caused by the COVID-19 pandemic, the Act generally provides (a) first time PPP loans for businesses that did not obtain a loan in the first instance, (b) PPP second draw loans for businesses that already obtained a loan but need additional funding, and (c) additional funding for businesses that returned their first PPP loan or did not get the full amount for which they qualified.Client Alert

UPDATE - Vaccine Policy Considerations for Employers

January 4, 2021If you read our post from November, you’re already an informed employer. This first post of 2021 is to share good news, give a few updates, and answer some other common questions. Q: What’s the Good News? First, the EEOC confirmed that employers may require employees receive the COVID-19 vaccine. Second, polling indicates that the number of Americans who said they will receive a vaccine has increased from around 63% to over 71%. The number of Americans who are strongly opposed to a vaccine is about 27%. Third, initial returns show that the efficacy rate for certain vaccines is as high as 95% for some at-risk recipients.Client Alert

Changes to FFCRA Paid Leave: Congress’ Revisions to Employment COVID-19 Leave Benefits Signals the Light is at the End of the Tunnel

December 28, 2020Late in the evening on December 27th, President Trump signed into law the government’s $900 billion COVID-19 relief package (the “Stimulus Bill”). Among other economic stimulus benefits, the Stimulus Bill contains the $600 stimulus checks that will be issued to eligible individuals as well as, relevantly, changes to the Families First Coronavirus Response Act (“FFCRA”). The FFCRA was implemented in April 2020 and provided benefits to individuals who missed work as a result of an actual or suspected COVID-19 illness or to care for a child when their school or childcare service was closed because of COVID-19. Importantly, the Stimulus Bill extends eligibility for employer payroll tax refunds for leave payments made to employees on or before March 31, 2021 under the FFCRA, signaling to the American people that Congress believes many of the employed public will be vaccinated by this time, the light at the end of the tunnel. However, the Stimulus Bill does contain a caveat that employers are no longer required to provide FFCRA leave benefits after December 31, 2020, but if they do, they will receive the payroll tax credits, up to the maximums provided in the FFCRA, for payments made prior to April 1, 2021. Below we provide a list of questions and answers we received to date following the passage of the Stimulus Bill. We expect the U.S. Department of Labor (“DOL”) to issue additional questions and answers as the Stimulus Bill is implemented, and we will update this Client Alert as these are received.Client Alert

Healthcare Speaker Programs: New OIG Alert

December 11, 2020In a rare Special Fraud Alert issued on November 16, 2020 (the “Alert”), the Office of Inspector General (“OIG”) urged companies who host speaker programs to reassess their programs in light of the “inherent risks” associated with these activities. The Alert reports that, in the last three years, drug and device companies have reported paying nearly $2 billion to health care professionals for speaker-related services.
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