Unlike Schedule A, which is negotiated between both parties, Schedule B arrives pre-written. In legal conflicts, Schedule B language can override standard APS protections — making it more important to read, not less.

② “Buyer acknowledges seller has not made any representations”
Verbal promises during the showing — “no issues,” “recently renovated,” “never flooded” — are now unenforceable. This clause kills any oral agreement.

③ “Deposit to be released to seller upon firm”
Your deposit leaves escrow the moment conditions are waived. If closing falls apart for any reason, recovering that money requires expensive litigation.

④ “Buyer to assume existing tenant”
You must honour the tenant’s existing lease — including the current rent, which may be far below market rate — and cannot require the tenant to leave before the lease ends.

⑤ “All chattels included as-is”
Every appliance, fixture, and included item comes with no warranty of function. Fridge stopped cooling? Dishwasher broken? That’s your problem now.

He signed without flagging it. The following winter, his forced-air heating system failed entirely. Replacement quote: over $12,000. His lawyer confirmed that the as-is clause gave the seller complete protection. The cost of litigation would have exceeded the repair bill.

He fixed it out of pocket. And he never skipped reading Schedule B again.

An experienced agent knows which clauses are standard boilerplate and which are red flags. They can spot early deposit release, blanket as-is language, or tenant assumption clauses within minutes and walk you through the implications before you sign.

Never assume that because a property looks good, the contract is safe.

• Request deletion of blanket as-is language and restore the seller’s standard disclosure obligations
• Change deposit release timing from “upon firm” to “upon completion of closing”
• Add a clause requiring tenant to sign a new lease at market rent or vacate before closing
• Request written warranty documentation for major systems including HVAC, plumbing, and roof

Sellers won’t always agree — especially in hot markets. But not asking means accepting. Knowing what you’re signing is the foundation of every smart purchase.