If there’s one thing we’ve learned after 40+ combined years in Tampa real estate, it’s this: great deals don’t fall apart because of price — they fall apart because of missed deadlines.
We’re Emeri and Joe Lewkowicz, and we can tell you firsthand that in a competitive Tampa market, contract timelines matter just as much as negotiation strategy. Whether you’re a first-time buyer, a move-up homeowner, or an investor, missing even one key deadline can cost you thousands — or worse, your escrow deposit.
Let’s walk through the most common contract deadlines buyers miss — and how we make sure our clients never do.
1. The Inspection Period Deadline
This is the big one.
In most Florida contracts, buyers have a specific number of days to complete inspections and either:
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Accept the property,
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Request repairs, or
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Cancel the contract.
Miss this deadline, and you may lose your right to negotiate repairs — or even your deposit.
In Tampa, we often see buyers underestimate how quickly inspectors book up, especially during busy spring and summer months. If you wait too long to schedule, you may not get your inspection completed in time.
When we represent buyers, we schedule inspections immediately after the contract is executed. No delays. No guesswork. That’s how you protect your leverage.
2. Financing & Loan Application Deadlines
Most contracts include a deadline to:
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Submit a formal loan application
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Provide documentation to the lender
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Secure financing approval
Buyers sometimes think pre-approval means they’re done. It’s not.
In reality, lenders will need updated bank statements, tax returns, employment verification, and more. If you delay responding to your lender, you risk missing your financing contingency deadline — which could put your earnest money at risk.
We stay in close communication with both the lender and our clients to make sure underwriting stays on track. In today’s Tampa market, timing is everything — especially when multiple-offer situations are common.
3. Appraisal Contingency Deadlines
If you’re financing your purchase, your lender will order an appraisal. But here’s what buyers sometimes forget:
There’s usually a deadline to address appraisal issues.
If the property appraises low, you typically have a short window to:
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Renegotiate the price
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Cover the gap in cash
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Or cancel under the financing contingency
In fast-moving neighborhoods across Tampa, appraisal gaps can happen — especially in competitive areas. Knowing how to respond quickly can mean the difference between closing and losing the deal.
That’s where experience matters. We’ve negotiated countless appraisal challenges and know exactly how to protect our buyers.
4. HOA & Condo Review Periods
In many Tampa communities — especially condos and townhomes — buyers receive association documents and have a limited time to review them.
This includes:
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HOA financials
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Rules and restrictions
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Budgets and reserves
Buyers often overlook this deadline because they’re focused on inspections and financing. But HOA review periods are critical — especially in condo-heavy markets near the waterfront or downtown.
We guide our clients through what actually matters in those documents so they don’t miss a cancellation window if something doesn’t align with their plans.
5. Title Review & Survey Objection Deadlines
Once title work is completed, buyers typically have a set number of days to review:
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Easements
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Liens
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Boundary issues
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Survey discrepancies
Most buyers don’t even know this deadline exists.
But in Florida, title issues can absolutely impact closing timelines. If you don’t object within the allotted period, you may waive your rights to address certain concerns.
We coordinate closely with title companies to ensure nothing slips through the cracks.
6. Closing Date & Final Walkthrough Timing
It sounds simple, but buyers sometimes forget:
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Final funds must be wired before closing
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Insurance must be in place
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Utilities must be arranged
And final walkthroughs need to be scheduled within the proper timeframe — usually 24 hours before closing.
We’ve seen buyers scramble at the last minute because they didn’t realize wiring funds takes time or insurance policies require documentation.
Our job is to anticipate those details so our clients never feel rushed.
Why This Matters in Today’s Tampa Market
Tampa continues to attract relocation buyers, investors, and second-home purchasers. That means contracts move quickly, and sellers expect buyers to perform.
Missing a deadline doesn’t just create stress — it weakens your negotiating position.
When you work with us, you’re not just hiring agents. You’re hiring contract managers, negotiators, timeline strategists, and local market experts who understand how Tampa transactions really work.
We don’t just help you get under contract.
We help you get to the closing table — on time, protected, and confident.
If you’re thinking about buying in Tampa and want expert guidance from start to finish, we’d love to help you navigate every step.
