Build the deadline sheet first
- Record the Effective Date shown by the parties’ final signing or initialing and delivery: __________.
- Record the contractual Closing Date: __________.
- Mark the transaction as cash, financed, assumed financing, or seller financing.
- Copy each completed deadline blank exactly as written. Use a printed default only when the corresponding blank is empty.
- Record whether the property will have leases or occupancy after Closing.
- List every rider, addendum, counteroffer, and additional term attached to the contract.
- Create separate rows for deadlines based on receipt of a document, delivery of a notice, or another later event.
- For every row, assign the responsible person and a date for confirming completion.
| Deadline type | Start with | Calculation | Anchor or trigger date | Unadjusted calculation | Standard F adjustment | Responsible person | Completion confirmation |
|---|---|---|---|---|---|---|---|
| Effective-Date deadline | Effective Date | Add the number of calendar days written in the contract. | __________ | __________ | __________ | __________ | __________ |
| Closing-relative deadline | Closing Date | Count backward by the stated number of calendar days. | __________ | __________ | __________ | __________ | __________ |
| Receipt-based deadline | Actual receipt date | Add the stated number of calendar days and retain delivery evidence. | __________ | __________ | __________ | __________ | __________ |
| Fixed event | Closing or another named event | Calendar the event and any required action before, at, or after it. | __________ | __________ | __________ | __________ | __________ |
Apply the contract’s counting rule
Standard F of the Florida Realtors and The Florida Bar AS IS-7 contract says to use calendar days based on where the property is located. Except for offer acceptance and the Effective Date rules in Paragraph 3, a period or specified date that ends on a Saturday, Sunday, national legal public holiday, or observed national legal public holiday extends to the next calendar day that is none of those days.
- Calculate the unadjusted calendar date.
- Check whether that date is a Saturday, Sunday, national legal public holiday, or observed national legal public holiday.
- If it is, move the deadline forward to the next qualifying calendar day.
- Record both the calculation and the final adjusted date in the transaction file.
- Recalculate every dependent deadline if the parties change the Effective Date or Closing Date in a written, executed modification.
Deadlines measured from the Effective Date
Copy the negotiated number from the signed contract first. The defaults below apply only when the corresponding blank is empty.
| Item | When it applies | Contract timing | Anchor or trigger date | Unadjusted calculation | Standard F adjustment | Responsible person | Completion confirmation | Calendar date |
|---|---|---|---|---|---|---|---|---|
| Initial deposit | The deposit does not accompany the offer | Within the entered number of days after the Effective Date; 3 days if blank. If neither deposit option is checked, the later-delivery option is selected by the form. | __________ | __________ | __________ | __________ | __________ | __________ |
| Additional deposit | An additional deposit is included | Within the entered number of days after the Effective Date; 10 days if blank. | __________ | __________ | __________ | __________ | __________ | __________ |
| Lease and occupancy disclosures | Paragraph 6(b) is checked for leases or occupancy after Closing | Seller delivers the written facts, terms, and copies of written leases within 5 days after the Effective Date. | __________ | __________ | __________ | Seller | __________ | __________ |
| Financing application | Paragraph 8(b) financing contingency is selected | Buyer applies within the entered number of days after the Effective Date; 5 days if blank. | __________ | __________ | __________ | Buyer | __________ | __________ |
| Loan Approval Period | Paragraph 8(b) financing contingency is selected | The period expires after the entered number of days following the Effective Date; 30 days if blank. | __________ | __________ | __________ | Buyer | __________ | __________ |
| Buyer’s financing notice | Paragraph 8(b) financing contingency is selected | Before the Loan Approval Period expires, Buyer delivers the applicable written notice concerning Loan Approval, the decision to proceed, or termination. | __________ | __________ | __________ | Buyer | __________ | __________ |
| Seller’s financing termination window | Buyer delivers none of the specified financing notices before the Loan Approval Period expires | Seller may deliver written termination notice within 3 days after expiration of the Loan Approval Period. | __________ | __________ | __________ | Seller | __________ | __________ |
| Seller’s prior title evidence | Seller has an owner’s title policy or other evidence of title | Seller furnishes a copy to Buyer and Closing Agent within 5 days after the Effective Date. | __________ | __________ | __________ | Seller | __________ | __________ |
| Seller’s prior survey | Seller has a survey covering the property | Seller furnishes a copy to Buyer and Closing Agent within 5 days after the Effective Date. | __________ | __________ | __________ | Seller | __________ | __________ |
| Flood-related termination notice | The property meets the elevation or flood-insurance conditions stated in Paragraph 10(d) | Buyer delivers written notice within the entered number of days after the Effective Date; 20 days if blank. | __________ | __________ | __________ | Buyer | __________ | __________ |
| Inspection Period | Paragraph 12 applies without a negotiated change | The period expires after the entered number of days following the Effective Date; 15 days if blank. Any Buyer termination notice under this paragraph must be delivered before the period expires. | __________ | __________ | __________ | Buyer | __________ | __________ |
Deadlines measured from the Closing Date
| Item | Contract timing | Anchor or trigger date | Unadjusted calculation | Standard F adjustment | Responsible person | Completion confirmation | Calendar date |
|---|---|---|---|---|---|---|---|
| Title Commitment | At least the entered number of days before Closing; if blank, 15 days before Closing, or 5 days before Closing when the cash option in Paragraph 8(a) is checked. | __________ | __________ | __________ | __________ | __________ | __________ |
| Buyer’s survey | Buyer may have the property surveyed at Buyer’s expense at least 5 days before Closing. | __________ | __________ | __________ | Buyer | __________ | __________ |
| Tenant or occupant information | Seller furnishes the required estoppel letters, or the specified Seller affidavit when letters cannot be obtained, at least 10 days before Closing. Paragraph 6 states that tenant estoppel letters are not required for seasonal or short-term vacation rentals. | __________ | __________ | __________ | Seller | __________ | __________ |
| Walk-through | Buyer may perform it on the day before Closing or on the Closing Date before the time of Closing, as Buyer specifies. | __________ | __________ | __________ | Buyer or Buyer’s representative | __________ | __________ |
| Proration cutoff | The listed recurring items are generally prorated as of the day before Closing, or the occupancy date when occupancy occurs before Closing. | __________ | __________ | __________ | __________ | __________ | __________ |
| Possession and property delivery | Unless Paragraph 6(b) applies, Seller delivers occupancy and possession, removes personal items and trash, and provides applicable access items at Closing. | __________ | __________ | __________ | Seller | __________ | __________ |
| Home warranty payment | The selected party pays at Closing when the contract includes a home warranty plan. | __________ | __________ | __________ | Selected party | __________ | __________ |
| Special-assessment payment | Calendar the payment selected in Paragraph 9(f), including any amount due prior to or at Closing. | __________ | __________ | __________ | Seller or Buyer as selected | __________ | __________ |
| AS IS maintenance escrow | If Seller cannot meet the AS IS Maintenance Requirement before Closing, 125% of the estimated cost to meet it is escrowed at Closing. | __________ | __________ | __________ | Seller | __________ | __________ |
| Casualty-restoration escrow | If restoration for a covered Casualty Loss is not complete by Closing and its cost does not exceed 1.5% of the Purchase Price, 125% of the estimated completion cost, capped at 1.5% of the Purchase Price, is escrowed at Closing. | __________ | __________ | __________ | Seller | __________ | __________ |
| Assignment of repair, treatment, and maintenance contracts and warranties | At Buyer’s option and cost, Seller assigns all assignable repair, treatment, and maintenance contracts and warranties at Closing. | __________ | __________ | __________ | Seller | __________ | __________ |
| Lease assignments | Seller delivers and assigns all leases to Buyer at Closing, and Buyer assumes Seller’s obligations under them. | __________ | __________ | __________ | Seller and Buyer | __________ | __________ |
| Lien affidavit and releases | At Closing, Seller furnishes the affidavit required by Standard E. If the property was improved or repaired during the 90 days immediately before the Closing Date, Seller also delivers the specified construction-lien releases or waivers and a lien affidavit identifying the relevant contractors, subcontractors, suppliers, and materialmen. | __________ | __________ | __________ | Seller | __________ | __________ |
| Seller’s closing documents | Seller executes and delivers the applicable transfer, lien, possession, and lease-assignment documents at or before Closing. | __________ | __________ | __________ | Seller | __________ | __________ |
| Buyer’s closing documents | Buyer furnishes the applicable survey, flood-elevation certification, and lender-required documents for Closing. | __________ | __________ | __________ | Buyer | __________ | __________ |
| FIRPTA documents and funds | Calendar applicable non-foreign certification, withholding certificate, withholding, or additional Seller funds for at or before Closing as stated in Standard V. | __________ | __________ | __________ | Buyer or Seller as applicable | __________ | __________ |
| Closing | Use the date entered in Paragraph 4, subject to any applicable written modification or contractual extension. | __________ | __________ | __________ | Buyer, Seller, and Closing Agent | __________ | __________ |
Deadlines triggered by receipt, notice, or another event
These dates cannot be completed on the Effective Date unless the triggering date is already known. Create the row now, then enter the trigger date as soon as the document, notice, or event occurs.
| Trigger | Next deadline | Anchor or trigger date | Unadjusted calculation | Standard F adjustment | Responsible person | Completion confirmation | Date to enter |
|---|---|---|---|---|---|---|---|
| Buyer receives lease or occupancy items under Paragraph 6 | Buyer may deliver written termination notice within 5 days after receipt if the terms are unacceptable. | __________ | __________ | __________ | Buyer | __________ | __________ |
| Buyer receives the Title Commitment | Buyer has 5 days after receipt to examine it and notify Seller in writing of specified title defects. | __________ | __________ | __________ | Buyer | __________ | __________ |
| Title Commitment arrives fewer than 5 days before Closing | Buyer may extend Closing for up to 5 days after receipt to examine it. | __________ | __________ | __________ | Buyer | __________ | __________ |
| Seller receives Buyer’s title-defect notice | Seller has a 30-day Cure Period after receipt to use reasonable diligent efforts to remove the defects. | __________ | __________ | __________ | Seller | __________ | __________ |
| Seller cures the defects within the original Cure Period | Seller delivers written notice with acceptable proof of cure. The parties close on the Closing Date or, if that date has passed, within 10 days after Buyer receives Seller’s notice. | __________ | __________ | __________ | Seller, Buyer, and Closing Agent | __________ | __________ |
| The original Cure Period expires without cure | Buyer has 5 days after expiration to deliver written notice electing an Extended Cure Period, acceptance of title with the existing defects, or termination and return of the Deposit. | __________ | __________ | __________ | Buyer | __________ | __________ |
| Buyer elects an Extended Cure Period | Enter the end date of the extension period Buyer specifies, which may not exceed 120 days. | __________ | __________ | __________ | Buyer | __________ | __________ |
| Seller cannot cure the defects after reasonable diligent effort, and Buyer does not waive them | The Contract terminates and the Deposit is returned to Buyer. | __________ | __________ | __________ | __________ | __________ | __________ |
| Buyer receives a survey showing a qualifying issue | Buyer delivers written notice and a copy of the survey within 5 days after receipt, but no later than Closing. | __________ | __________ | __________ | Buyer | __________ | __________ |
| Buyer receives tenant information that materially differs from earlier representations or leases | Buyer may deliver written termination notice within 5 days after receipt, but no later than 5 days before Closing. | __________ | __________ | __________ | Buyer | __________ | __________ |
| Conflicting demands for the Deposit are made | Buyer and Seller have 10 days after the conflicting demands to attempt to resolve the dispute before submitting it to mediation under Paragraph 16. | __________ | __________ | __________ | Buyer and Seller | __________ | __________ |
| A Force Majeure event no longer prevents performance | Affected periods may be extended a reasonable time up to 7 days after the event stops preventing performance. | __________ | __________ | __________ | Buyer or Seller as applicable | __________ | __________ |
| Force Majeure continues beyond Closing | Either party may terminate by written notice if the event continues to prevent performance more than 30 days beyond the Closing Date. | __________ | __________ | __________ | Buyer or Seller | __________ | __________ |
| The special escrow-closing procedure in Standard J applies | Closing proceeds may be held for no more than 10 days after Closing, and Buyer must notify Seller of an intervening title defect within that 10-day period. | __________ | __________ | __________ | Closing Agent and Buyer | __________ | __________ |
| Seller receives a defect notice under Standard J | Seller has 30 days from receipt to cure. | __________ | __________ | __________ | Seller | __________ | __________ |
| Buyer makes a written refund demand after an uncured Standard J defect | The Deposit and Buyer’s Closing funds must be refunded within 5 days after the written demand, with the simultaneous actions stated in Standard J. | __________ | __________ | __________ | Buyer, Seller, and Closing Agent | __________ | __________ |
Check the signed contract for dates that replace or add to the worksheet
Standard R of the Florida Realtors and The Florida Bar AS IS-7 contract says riders, addenda, and typewritten or handwritten provisions control conflicting printed provisions. Paragraph 19 incorporates checked addenda and riders, and Paragraph 20 provides space for additional terms.
- Replace the printed deposit, financing, flood, inspection, and title defaults with completed blanks.
- Add every deadline contained in a checked rider or attached addendum.
- Add deadlines written into Additional Terms.
- Review the final counteroffer for changed dates and periods.
- Record any date created or changed by a written, executed modification.
- Add any lease, occupancy, financing, association, or other transaction-specific attachment that creates a delivery or notice date.
- Verify the exact numerical cap for any applicable Closing Date extension in the signed copy.
- If the foreign-buyer notice applies, record that the buyer must provide the required signed affidavit at the time of purchase.
Standard P states that a modification or change must be in writing and executed by the parties intended to be bound. Keep the amended date and the document that changed it in the same deadline record.
Complete the notice and handoff check
Standard O requires notices to be in writing and permits mail, facsimile transmission, personal delivery, or email. It also states that notice or delivery given by or to a party’s attorney or broker, including the broker’s real estate licensee, is as effective as notice given by or to that party.
- Confirm the Effective Date and Closing Date against the fully executed contract.
- Verify every negotiated blank and selected checkbox.
- Apply the calendar-day adjustment to each calculated deadline.
- Assign an owner to every delivery, notice, inspection, and follow-up.
- Retain delivery and receipt evidence for trigger-based deadlines.
- Recalculate Closing-relative dates whenever the Closing Date changes.
- Ask the appropriate broker or attorney to review any disputed calculation or unclear contract language.
When you share the timeline, a short note can read: Effective Date: [date]. Closing Date: [date]. I calculated the attached deadline list from the fully executed contract, including its completed blanks and attachments. Please confirm the two anchor dates, identify any rider or additional term that changes a deadline, and acknowledge receipt of this timeline.
Let Reddy hold the contract
Send the signed contract to Reddy in WhatsApp or by email. Reddy reads it, lists the Effective Date, the Closing Date, and the deadlines it finds, and files the contract with that client's record so you can ask for a date later. Check each date against this worksheet before you rely on it.
