Arizona Inspection Period & BINSR • Chris DeFreitas

Inspection Period & BINSR

What happens during the buyer’s inspection period.

After you accept an offer, the buyer typically has 10 days to inspect the home. They then deliver the BINSR (Buyer’s Inspection Notice and Seller’s Response) to accept the home, cancel, or ask you to correct items. Here’s what to expect, and how to respond.

The Buyer’s 10 Days

Days 1–2Inspections scheduledThe buyer books home, termite and any specialty inspections.

Days 2–6Inspectors visitYou provide access; inspections usually take a few hours.

Days 6–8Reports reviewedThe buyer may bring in specialists for anything flagged.

By day 10BINSR deliveredThe buyer accepts the home, cancels, or requests corrections.

During Inspections

Give reasonable access, and plan to be away during inspections
Keep all utilities on: water, power and gas
Make the attic, electrical panel, water heater and pool equipment easy to reach
Leave remotes, gate codes and garage openers available
Secure pets and valuables

Your 5 Days to Respond

AgreeAgree to correct some or all of the items the buyer listed.

DeclineDecline to make the corrections requested.

Offer an alternativeOffer a credit, price adjustment or different repair instead.

If you don’t agree to every item, the buyer has 5 days to cancel or proceed. If you don’t respond within 5 days, you’re treated as unwilling to make the corrections.

Repairs Done Right

Workmanlike manner

Agreed repairs must be done properly. A licensed contractor is required for jobs of $1,000 or more, work that needs a permit, or anything that isn’t minor.

Paid receipts

Provide paid receipts before closing; the buyer confirms the work at the final walkthrough.

Already expected

Major systems, the pool and spa, and built-in appliances must already work at closing.

Smart Strategies

Inspect before you listA pre-listing inspection lets you fix or disclose issues on your terms, before buyers find them.

Credits vs. repairsA credit can be simpler than coordinating repairs, and the buyer chooses their own contractor.

Focus on what mattersHealth, safety and major systems usually matter most to buyers and lenders.

Keep it in perspectiveMost inspection reports list many minor items. We’ll respond to the ones that matter.

How I Help

Calm negotiation

I negotiate repairs or credits professionally, with your net in mind.

Trusted pros

My contractor network can bid and complete agreed repairs quickly.

Deadline tracking

I track the response and repair deadlines so closing stays on schedule.

Sample Forms

Blank Arizona REALTORS® samples for reference. We’ll complete the current version together.

Buyer’s Inspection Notice & Seller’s Response (BINSR) sample

Buyer’s Inspection Notice & Seller’s Response (BINSR)Updated Oct 2022 · 3 pagesAccept, cancel or request repairs after inspections.View sample (PDF) →

Cure Period NoticeUpdated Feb 2019 · 1 pageFormal notice giving the other party 3 days to cure.View sample (PDF) →

Unfamiliar term? Browse the Real Estate Glossary →

Thinking about selling?

Call or text me anytime. I’ll walk you through every step and every document, from listing to closing.

Your Home’s Value Call 602-717-4838

General information only, not legal advice. Based on Section 6 of the Arizona REALTORS® purchase contract and the BINSR form; your signed contract controls.