Contract,s addendums Riders and Office Forms

Commercial Forms

Commercial Contract (CC-3) Use for sales of commercial property.  It is not designed for use in complex transactions or in the sale of a business opportunity.

Commercial Contract: Optional Clauses (OC-5) Contains supplemental clauses that a buyer and seller may want to add to the Commercial Contract.  Each optional clause must be initialed by all parties for inclusion in the sales contract.

Designated Sales Associate (DS-5) This form may be used in transactions other than residential sales where the buyer and seller have assets of one million dollars or more and wish the broker to designate salespersons to act as single agents for the buyers and sellers in the same transaction.

Exclusive Right of Sale Listing Agreement for Commercial Property (ERS-4cp) A listing agreement for commercial property which the seller grants to the listing broker the sole right to sell the commercial property.

FAR Residential Contract and Addenda

FAR Residential Sale and Purchase Contract (FAR-9)  Use in residential transactions.  This contract provides for arbitration of disputes.

FAR Residential Sale and Purchase Contract: Comprehensive Addendum (FARA-10) Use this addendum to customize the FAR Residential Sale and Purchase Contract.  It contains optional clauses that are most often needed in residential transactions.

FAR Residential Sale Contract, Spanish These are translations of the FAR Residential Sale and Purchase Contract and Comprehensive Addendum.  The translations may not be used as contracts; however, they may be used to familiarize clients and customers with the preprinted terms of documents written in English that they may be asked to sign.

Short Sale Addendum to Purchase and Sale Contract (SSA-2) This form is to be attached to the purchase and sale contract.  It establishes a contingency in the contract for approval of the seller's lender of the contract and HUD-1 settlement statement. It also establishes when the time periods under the contract begin and addresses delays in the short sale.

Vacant Land Contract (VAC-9) This form provides the clauses needed to sell a parcel of residential or nonresidential unimproved property.

FAR/BAR Residential Contract and Addenda

Addendum to FAR/BAR Contract for Sale and Purchase (ACSP-2a) Attach this form to any contract for sale and purchase when additional information or conditions of sale are to be added to the standard form.

Comprehensive Rider to the FAR/BAR Contract for Sale and Purchase (FBCR-10) This form is designed to be used in conjunction with the FAR/BAR Contract for Sale and Purchase.

FAR/BAR As Is Contract for Sale and Purchase (FAR/BAR ASIS-2) This form is to be used instead of the as is rider to the FAR/BAR contract.  The form tracks the language contained the FAR/BAR as is rider. The form is to be used in as is sales where the buyer has the ability to cancel the contract if the buyer is not satisfied with the home inspection. 

FAR/BAR Contract for Sale and Purchase Use in residential transactions.

Short Sale Addendum to Purchase and Sale Contract (SSA-2) This form is to be attached to the purchase and sale contract.  It establishes a contingency in the contract for approval of the seller's lender of the contract and HUD-1 settlement statement. It also establishes when the time periods under the contract begin and addresses delays in the short sale.

Leases, Contracts to Lease and Supplements

Contract to Lease (CL-2x) This contract functions to memorialize the terms and conditions which a prospective landlord and tenant agree to include in a lease to be signed and delivered in the future.

Residential Lease for Apartment or Unit in Multi-Family Rental Housing (other than a duplex) Including a Mobile Home (for a term not to exceed one year) (RLAU-1x) This lease form, approved by the Florida Supreme Court for completion by non-lawyers, incorporates the Florida Landlord-Tenant Act into a lease for units in multi-family housing and mobile homes.  Do not use this form for commercial, agricultural or other types of residential property.

Residential Lease for Single-Family Home and Duplex (for a term not to exceed 1 year) (RLHD-2) A lease form approved by the Florida Supreme Court for completion by non-lawyers.  This form incorporates the Florida Landlord-Tenant Act into a lease to be used for renting a single-family home or duplex.  Do not use this form for renting commercial, agricultural or other types of residential property.

Residential Lease for Unit in Condominium or Cooperative (for a tem not to exceed one year) (RLCC-1x) A lease form approved by the Florida Supreme Court for completion by non-lawyers.  Use this in connection with renting a condo or co-op unit for a term of no more than one year.  Do not use this form for commercial, agricultural or other types of residential property.

Listing, Brokerage Disclosures and Commission Forms

Brokerage Relationship Disclosure - single agent (BRD-6sa) This form contains the required language to disclose the licensee’s status as single agent.  

Brokerage Relationship Disclosure - transition from single agent to transaction broker (BRD-7tnx) This form is to be used where the agent is acting as single agent and obtains consent from the seller or buyer to represent the other party in the transaction on a transaction broker capacity in the event of an in-house deal.

Commission Agreement (CA-4) An agreement (similar to a one-time showing agreement) to be signed by a seller who does not have his/her property listed but is willing to pay commission to the named broker if the buyer/tenant named on the agreement purchases or leases the property.

Exclusive Brokerage Listing Agreement (EBLA-4x) This is a listing agreement in which the seller authorizes the listing broker to sell the property and to offer cooperation to other agents and/or transaction brokers but also reserves the right to sell the property himself/herself.

Exclusive Buyer Brokerage Agreement (EBBA-4x) This form may be used when a broker wishes to act as a buyer’s agent and be paid commission by the buyer.  It establishes an exclusive representation with a buyer and provides for a retainer fee and contains a limitation of the agent’s liability with respect to tax, legal, environmental, engineering or other specialized advice.

Exclusive Right of Sale Listing Agreement - nonrepresentation (ERS-9nrx)This form is a listing agreement in which the seller grants to the listing broker the sole right to sell the property, including the right to cooperate with buyer’s agents and transaction brokers.

Exclusive Right of Sale Listing Agreement - single agent (ERS-11sax) This form is a listing agreement in which the seller grants to the listing broker the sole right to sell the property, including the right to cooperate with subagents, buyer’s agents, transactions brokers and nonrepresentatives.  The form also includes the statutory required single agency duties.

Exclusive Right of Sale Listing Agreement - transaction broker (ERS-12tb)This form is a listing agreement in which the seller grants to the listing broker the sole right to sell the property, including the right to offer compensation to subagents, buyer’s agents, transactions brokers and nonrepresentatives.  It also contains the statutory required transaction broker duties.

Exclusive Right of Sale Listing Agreement - transition from single agent to transaction broker (ERS-12tnx)

This form is a listing agreement in which the seller grants to the listing broker the sole right to sell the property, including the right to offer compensation to subagents, buyer’s agents, transaction brokers and nonrepresentatives.  It also contains single and transaction broker duties as well as the consent to transition to transaction broker.

Exclusive Right to Lease Agreement (ERL-8)

A listing in which the seller gives the listing broker the sole right to lease a particular property.

Limited Service Agreement (LSLA-1x) This form provides a listing agreement in which seller gives the listing broker the right to put the property in the MLS and to offer compensation to cooperating brokers.

Modification to Listing Agreement (MLA-3)This form is for use with any FAR listing agreement or FAR Exclusive Right to Lease Agreement to extend the listing or provide for termination of the listing before its expiration date.

No Brokerage Relationship Disclosure (BRD-3nbr) This form contains the statutory agency duties in a no brokerage relationship. 

Referral Agreement (RA-2) An agreement between two brokers, whereby one broker agrees to pay a referral fee to the other for referring a prospect.  In order for the referring broker to receive a referral fee, the prospect must actually enter into a real estate contract and a real estate brokerage fee must have been paid.

Short Sale Addendum to Exclusive Right of Sale listing Agreement (ERSA-1)This form is to be used in conjunction with the Exclusive Right of Sale Listing Agreement if the seller is in default of loan or lien obligations and the net sale proceeds after payment of customary closings costs are insufficient to pay outstanding mortgage or other liens in full at closing. The purpose of the form is to advise seller of his/her obligations in the short sale.

Showing Agreement (SA-3x)This agreement may be used to create a buyer’s commission agreement based on a one-time showing of property.

Miscellaneous Contract Addenda and Supplements

Buyer’s Affidavit for FIRPTA Withholding Exemption (BAWE-2) This certification form may be used when the parties to a transaction wish to establish an exemption from the Foreign Investment in Real Property Tax Act (FIRPTA) tax-withholding requirement based on the price of the home and the fact that the buyer intends to reside in the home.

Buyer’s Disclosure Statement (BDS-1x) This form is designed to assist the seller in evaluating the buyer’s ability to purchase wherein the buyer provides status on his/her personal residence, whether the buyer must obtain financing in order to purchase the property.

Chinese/Defective Drywall Addendum to Contract (CDA-1)

This is a form to be used if buyer desires to perform Chinese/defective drywall inspection.  The Addendum allows the buyer to cancel the contract if the inspection reveals the presence of Chinese/defective drywall and the cost to repair/replace the defective drywall or damage resulting from the defective drywall exceeds a predetermined amount.

Coastal Construction Control Line Affidavit (CCCLA-1)

This form is to be used if the property is partially or totally seaward of the coastal construction control line and the buyer does not waive his/her legal right to receive an affidavit or survey delineating the coastal construction control line.

Community Development District Addendum (CDDA-1)

This form is to be used if the Property is subject to taxes and assessments imposed by a Community Development District that are in addition to local governmental taxes/assessments and taxes/assessments provided by law.  The form contains the name of the District and the amount of taxes and /or assessments due to the District.

Complying with the Lead-Based Paint Law: Licensee Notice to Seller/Landlord (LBPL-1x) This form contains a description of the duties of sellers and landlords under the federal Lead-Based Paint Law and regulations.

Condominium Disclosure Statement (CD-2)This form is designed to allow the seller to disclose facts relating to the condition of the condominium property and to disclose defects or facts that materially affect the value of the property which are not readily observable by or known to the buyer.  It also allows the seller to disclose known facts regarding alterations to the common elements, condominium fees and other issues related to the condominium.  Though this disclosure is not required to be given in writing, this form aids the seller in disclosing latent facts that materially affect the value of the property.  It should be used instead of the Seller's Real Property Disclosure (SRPD) statement.

Counter offer (CO-2)To be used as an addendum to a contract for sale and purchase.  This form provides check boxes so that sellers or buyers may specify the terms and conditions of their counter offer, and it provides for acceptance of the counter offer within a number of hours rather than days.

Home Inspection Disclosure (HID-1)This form contains a recommendation to the buyer to obtain a survey, appraisal and a home inspection.  It also details the scope of the home inspection and contains a release of liability if buyer elects not to perform a home inspection.

Lead-Based Paint Warning Statement (LBPS-2x)

This form contains the language HUD requires to be in sales contracts for properties built before 1978.  The buyer must sign this form on or before the date he/she signs the sales contract.

Lead-Based Paint Warning Statement for Rental Housing (LBPR-1x) This form contains the federally mandated language for leases of property built before 1978.  There are various circumstances where this form is not required to be given.

Mold Inspection Addendum to Contract (MIAC-1)This is a form to be used if buyer desires to perform a mold inspection.  The Addendum allows the buyer to cancel the contract if the cost to remediate and/or repair the property exceeds a predetermined amount.

Notice to Association (NTA-2)

This form serves as notice to the association governing body that the licensee is authorized to receive the indicated information on behalf of the property owner/shareholder.

Receipt of Condominium Documents (RCD-4) This form should be used by a buyer to acknowledge (by signing the form) that the buyer received the condominium documents.

Release and Cancellation of Contract for Sale and Purchase (RC-3x) This form may be used when a buyer and seller agree to cancel a sale contract or when a contingency fails and the contract automatically terminates.  This form also releases the buyer and seller and the brokers from all further liability under the contract.

Seller’s Mold Addendum to Disclosure (SMAD-1)This form is to be used if seller is not filling out a Seller’s Real Property Disclosure Statement (SRPD-3).  It allows the seller to disclose mold and other substances, such as asbestos, radon gas, or urea formaldehyde.

Seller’s Real Property Disclosure Statement (SRPD-4) This form is designed to allow the seller to disclose facts relating to the condition of the property and to disclose defects or facts that materially affect the value of the property but which are not readily observable by or known to the buyer.  Though this disclosure is not required to be given in writing, this form aids the seller in disclosing latent facts that materially affects the value of the property.

Septic Program Replacement Addendum (SRPA-1)This form is to be used if buyer desires to conduct any inquiry into the County Septic System Replacement Program to determine availability, connection, capacity fees, hook-up incentives, repair/replacement credits of the septic system.  The Addendum allows the buyer to cancel the Contract if any fact regarding the Septic System Replacement Program is unacceptable to the buyer.

Sexual Offender Disclosure (SOD-2)This form is to disclose to a buyer who is concerned about sexual offenders/sexual predators living in the community of the property to be purchased the FDLE website and phone number.

Sinkhole Disclosure (SD-1)This form contains the disclosure required by law whether the seller has knowledge of sinkhole problems or related insurance claims.

Vacant Land Disclosure Statement (VLDS-1)This form is designed to allow the seller to disclose facts relating to the vacant land and to disclose defects or facts that materially affect the value of the property which are not readily observable by or known to the buyer. It should be used instead of the Seller's Real Property Disclosure (SRPD) statement.

Company Office Management Forms

Transaction Profile Sheet

Commission Disbursement Request

Property Management/Eviction Forms

Exclusive Property Management Agreement (EPM-5x)

An agreement in which a property owner authorizes an agent to manage the owner’s property. Use this in conjunction with the Exclusive Right to Lease Contract if the property manager wishes to secure a tenant for the property.

Notice from Landlord to Tenant – Termination for Failure to Pay Rent (FPR-3)

This is a three-day notice approved by the Florida Supreme Court for completion by non-lawyers who assist a landlord in demanding payment for late rent.

Notice from Landlord to Tenant – Termination for Non-Compliance other than Failure to Pay Rent (TNC-3)

This is a seven-day notice to the tenant to remedy a noncompliance with F.S. 83.52, material provisions of the rental agreement or reasonable rules and regulations. The form was approved by the Florida Supreme Court for use by non-lawyers.

Notice from Tenant to Landlord – Termination for Failure of Landlord to Maintain Premises as Required by Florida Statute 83.51(1) or Material Provisions of the Rental Agreement (TFMP-3)

The Florida Supreme Court approved this form for use by non-lawyers who assist tenants who wish to terminate a lease if the landlord fails, within seven days after the notice is sent, to comply with maintenance requirements of the lease agreement and F.S. 83.51(1).

Notice from Tenant to Landlord – Withholding Rent for Failure of Landlord to Maintain Premises as Required by Florida Statute 83.51(1) or Material Provisions of the Rental Agreement (WFMP-4)

The Florida Supreme Court approved this form for use by non-lawyers assisting tenants who wish to withhold rent from a landlord who fails, within seven days after notice is sent, to comply with maintenance requirements of the lease agreement and F.S. 83.51(1).

Notice of Intention to Impose Claim on Security Deposit (CSD-4)

This notice, required by F.S. 83.49(3), informs tenant of landlord’s intention to impose a claim on the tenant’s security deposit. 

Notice of Right to Reclaim Abandoned Property (NRAP-3)

This form contains statutory notices to be given when property is abandoned by a tenant.  This form contains both the notice to former tenants and the notice to property owners other than former tenants and instructions for delivery. 

Contracts, Addendums, Riders, Listings and Office Forms

Updated November 15, 2010

All of these forms are available at www.floridarealtors.org as Forms Online Basic and Through Transaction Desk