Commercial Purchase & Sale Attorney in Central Florida

The inspection period is the window where you still have leverage. Once it closes, most of what you did not verify becomes your problem. Every contract allocates rights and deadlines differently, so read yours rather than relying on assumptions from a prior deal.

Contract and Deadlines

• Confirm the exact expiration date and time of the inspection period and how days are counted
• Know how to terminate, including notice requirements, delivery method, and who must receive notice
• Confirm whether the deposit is fully refundable if you terminate on time, and what happens if you miss the deadline
• Check for extension rights and whether they require additional deposits
• Confirm the seller has delivered all required documents, since late delivery may justify an extension only if the contract says so

Title and Survey

• Review the title commitment and every exception document
• Order or review a current survey and check boundaries, encroachments, easements, and setbacks
• Confirm legal access, including ingress and egress and any shared or reciprocal easements
• Check for liens, judgments, open mortgages, and unpaid assessments
• Confirm the seller’s authority to sell, including entity documents and any required consents

Zoning, Land Use, and Permits

• Get zoning verification that your intended use is permitted, ideally in writing
• Check for nonconforming use status and whether it survives rebuilding after damage
• Review open permits, code violations, and unrecorded work
• Confirm parking, signage, and site plan compliance
• Check impact fees, concurrency requirements, and pending zoning or comprehensive plan changes

Physical Condition

• Inspect roof, structure, foundation, HVAC, electrical, plumbing, and elevators
• Check fire and life safety systems and ADA compliance
• Review windstorm mitigation features, drainage, and paving
• For older or larger buildings, confirm any required milestone inspections or structural reserve obligations
• Get cost estimates for deferred maintenance and capital repairs

Environmental

• Order a Phase I environmental assessment and decide whether a Phase II is warranted
• Review prior uses such as gas stations and dry cleaners

Chelsea L. Metka is board certified in Real Estate Law by The Florida Bar and works through this list with clients before the inspection period closes. If you are under contract and the clock is running, call us.