Learn the Florida Contract for Sale and Purchase
CRSP-17 Explained: Escrow, Brokers, and Who’s Really Responsible (Sections 17 & 18)
Let’s keep going. While some of this is easier as we near the end, still it is important.
In this edition, we’re tackling Sections 17 and 18—the part of the contract that explains how escrow works and where real estate broker liability starts and ends. These sections don’t often get read closely, but they should be. Especially if you're trying to understand who’s responsible for what (and what happens when things go sideways).
Section 17 – Escrow Agent & Closing Agent
In plain English:
The escrow agent’s job is to hold money (and documents) safely and only release them once everyone agrees—or the law says they must.
“Collected” funds means real money in the bank. No rubber checks or fake wires.
If the escrow agent makes a mistake, they’re only liable if it was willful or grossly negligent. That’s a high bar.
If there’s a fight over the money, the escrow agent can file an interpleader action, dump the funds with the court, and walk away after recovering legal fees from your deposit.
Any claims against the escrow agent? They go to arbitration—but only if the agent agrees.
🔎 Why this matters:
Buyers and sellers often assume the escrow agent is their ally. They’re not. They’re neutral. Their job is to follow instructions, not solve your problems. And if there’s a conflict? You’ll be paying for their lawyer before you pay for your own.
Section 18 – Broker Liability and Professional Advice
This section makes one thing clear:
If you screw up, don’t blame your broker.
Here’s the gist:
Buyers and sellers are responsible for verifying all material facts themselves. Brokers will tell you to get legal, tax, and inspection advice from licensed pros.
Brokers don’t live in the house, and everything they say is based on either (1) what the seller told them or (2) what’s in public records.
If you rely on a broker’s word without confirming it independently, that’s on you.
The contract explicitly releases the broker from liability related to:
Any misstatements or breaches by buyer or seller
The use of property photos, videos, or listing content by third parties
Broker doing favors beyond the real estate scope (like referring contractors)
Anything a referred vendor does or fails to do
Broker still has to follow the law—but you’re on the hook for your own choices.
This release survives the closing. It doesn’t end once the deal is done.
🧠 Big takeaway:
A real estate broker is not your lawyer, not your inspector, and not your insurance policy. If you need professional advice—hire a professional. This section makes sure that if you don't, and it costs you, the broker isn’t the one paying for it. But ya know what. A good agent will make sure you do not feel like you are on your own…They will recommend you talk to a qualified attorney if you need more guidance.
Final Word
These sections aren’t sexy. But they are critical.
They draw hard lines between custodianship (holding funds), representation (broker involvement), and personal accountability (what buyers and sellers must do for themselves). If you’re in a transaction, this is where the liability chessboard gets set.
In the next post, we’ll move on to Section 19, where we talk about how brokers get paid and how commissions are structured at closing.
Until then:
Ask better questions. Don’t be surprised. And don’t be that buyer.