Real Estate Contract Deadlines in AL and FL: When Each Clock Starts
Most missed contract deadlines come from counting from the wrong start day. An agent writes "inspection ends day 15" on the file, and the fifteen days began on a different date than the one in the agent's head.
This guide is for agents who run their own files in Alabama and Florida. It covers where each clock starts, which clocks move when something changes, and a ten minute habit that keeps the dates honest. Every contract sets its own periods, so confirm form language with your broker or attorney.
The start day is not the day you signed
In the Florida FAR/BAR As-Is contract, the Effective Date is the date the last party signs or initials and the executed offer or final counteroffer is delivered. A Florida law firm that reviewed the form in 2026 notes that many deadlines start when the fully signed document is delivered, and not when someone signs.
That wording matters. A contract can be fully signed on Friday and reach the other agent on Monday. The clocks start on Monday.
| Example event | Date | What it does |
|---|---|---|
| Seller signs the final counteroffer | Friday, November 6 | Nothing starts yet |
| Signed contract delivered to the buyer's agent | Monday, November 9 | Effective Date. Every clock starts. |
| 15 day inspection period ends | Tuesday, November 24 | Counted from November 9 |
| 30 day loan approval period ends | Wednesday, December 9 | Counted from November 9 |
The 15 and 30 day figures are the form's defaults when the blanks are left empty. Your contract may use different numbers. Write the Effective Date at the top of the file on the day it happens, and count from that cell.
Five ways a start day goes wrong
1. Counting from the signature
The most common error is counting from the day the last signature went on. Count from delivery, and put the delivery time on the file.
2. A counteroffer window that closes quietly
Under the same Florida form, a counteroffer can be accepted for only two days after the day it is delivered, unless the parties say otherwise. If it is not accepted in that window, there is no contract and no clock to track. Write the expiration on the file the minute you send it.
3. A closing extension that does not extend the rest
The Florida form allows a lender driven extension of the closing date in limited cases, and it is capped at seven days. It also depends on the financing contingency still being in play, the loan being approved and underwriting being complete. An extension of one date does not move the others. See the day by day closing timeline for Alabama and Florida for the dates that sit next to it.
4. Assuming the financing date will stretch
One Alabama closing guide notes that, unlike other states, the financing contingency date in most Alabama deals does not extend automatically. The guide dates to 2020, so confirm the current form language with your broker or attorney. The safe habit is to treat the financing date as a hard stop and ask for a written extension before it arrives.
5. Not knowing who owns the title clock
In many Alabama files an attorney or a title company closes the deal. In many Florida files a title company does. Put that name and number on the file on day 1, because the closing agent holds the last clock.
Which dates move when an amendment is signed
An amendment often moves one date and leaves the others. A new closing date can leave the financing deadline in place. A repair extension can push the inspection period and leave the appraisal contingency alone. After every amendment, re-read four dates: inspection, repair response, financing and closing. Write the new set down the same day. For the longer list of dates that end deals, read real estate contingency deadlines. For the causes of a slipped closing, read what delays a real estate closing.
A ten minute habit for every new file
Do this on the day the contract is delivered. First, write the Effective Date and the delivery time. Second, list every period in the contract and add the day count to the Effective Date. Third, check how your form counts days and how it treats weekends and holidays. Fourth, send the lender, the title company and the other agent the list of dates in one message and ask them to confirm.
Then sort your open files by the next date that runs out, not by who messaged last. A deal pipeline sorted by next deadline does the sorting for you, and auto calculated tasks and deadlines rebuild the set from the contract after an amendment. Local detail pages are here for Alabama agents and Florida agents.
Keep the lender dates on the same list
The financing date belongs to the lender, so ask for the appraisal order date, the expected return date and the rate lock expiration on day 1. Put all three on the file. For a lender who shares milestones without being chased, read how agents choose a lender partner, or see the Mountain Mortgage page for agent partners.
Frequently asked questions
When does the inspection period start in a Florida contract?
In the Florida FAR/BAR As-Is contract, the inspection period is counted in days after the Effective Date. The Effective Date is when the last party signs or initials and the executed contract or final counteroffer is delivered.
How many days is the inspection period in Florida?
The form defaults to 15 days if the blank is left empty. Many contracts fill in a different number, so read the periods on every file.
How long is the loan approval period in the Florida form?
The form defaults to 30 days after the Effective Date if the blank is left empty. The buyer's approval obligation is tied to the financing terms stated in the contract.
How long can a counteroffer be accepted?
Under the Florida form, unless the parties state otherwise, a counteroffer can be accepted for only two days after the day it is delivered.
Does the financing contingency extend automatically in Alabama?
One Alabama closing guide says it does not in most deals. That guide is from 2020, so confirm current form language with your broker or attorney and ask for any extension in writing.
Who closes a real estate deal in Alabama and Florida?
In Alabama it is often an attorney or a title company. In Florida it is often a title company. Put the closing agent's name on the file on day 1.
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This article is general information for real estate agents and is not legal advice. Contract terms vary by form and by file. Confirm dates and form language with your broker or attorney.