Great question—and you’re thinking about this exactly the right way.

Yes, you should absolutely keep this article, but it needs to be generalized and positioned as a concept guide, not tied to the Florida FAR/BAR contract. Every state handles timeframes slightly differently, but the core concept (how to count days) is useful everywhere.

Here’s a clean, multi-state version you can use:

Contract Time Periods: How to Count Deadlines

Understanding how to calculate contract deadlines is critical in every transaction. Missing a deadline can result in lost deposits, waived contingencies, or breach of contract.

While specific rules vary by state and contract, the following guidelines will help you correctly track timelines in most situations.

General Rule

Most real estate contracts use calendar days to calculate time periods.

This means:

• Weekends count

• Holidays count

However, in many contracts:

If a deadline falls on a weekend or legal holiday, it typically extends to the next business day.

Important:
Always verify how time is defined in your specific contract, as some may use business days or have different rules.

Key Dates to Track in Every Contract

You should identify and track these dates as soon as a contract is executed:

• Property address

• Contract Effective Date

• Earnest Money Deposit due date

• Second deposit due date (if applicable)

• Loan application deadline

• Inspection period end date

• Title or commitment delivery date

• Appraisal contingency deadlines (if applicable)

• HOA/condo application and approval deadlines (if applicable)

• Loan approval deadline (if applicable)

• Closing date

How to Count Days

Start with the Effective Date

The Effective Date is Day 0 (the day the contract is fully executed).

You begin counting the following day as Day 1.

Example 1: 3-Day Deadline

Effective Date: Wednesday

• Thursday = Day 1

• Friday = Day 2

• Saturday = Day 3

Since Day 3 falls on a weekend, the deadline moves to Monday
(or Tuesday if Monday is a holiday)

Example 2: 3-Day Deadline

Effective Date: Friday

• Saturday = Day 1

• Sunday = Day 2

• Monday = Day 3

Monday is a business day, so the deadline remains Monday

Example 3: 10-Day Inspection Period

Effective Date: Wednesday

• Count forward 10 calendar days

• If Day 10 lands on a weekend or holiday, extend to the next business day

Common Mistakes to Avoid

• ❌ Assuming weekends do not count

• ❌ Forgetting to adjust deadlines that fall on holidays

• ❌ Misidentifying the Effective Date

• ❌ Not tracking all contingency deadlines

• ❌ Relying on memory instead of writing dates out

Best Practices

• Write out all deadlines immediately after contract execution

• Use a calendar or transaction management system to track dates

• Set reminders ahead of key deadlines

• Confirm timelines with all parties when needed

• When in doubt, verify with your broker or transaction coordinator

State & Contract Variations

Each state and contract may define time differently. Some may:

• Use business days instead of calendar days

• Have specific cutoff times (e.g., 5:00 PM deadlines)

• Handle holidays differently

Always review the “Time” section of your contract carefully.

Final Reminder

Deadlines are one of the most important parts of a real estate transaction. Taking a few extra minutes to calculate and track them properly can prevent major issues later.