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BINSR

Buyer Resources/Inspections

Inspection Period & BINSR

Accept, cancel or request corrections.

Learn everything about the home before you’re committed, then use the BINSR (Buyer’s Inspection Notice and Seller’s Response) to accept, cancel or request corrections.

How the Process Works

01InspectDefault 10 days. Complete every inspection and review during the Inspection Period.
02Deliver the BINSRBefore the period ends. List all disapproved items in one notice and choose your election.
03Seller respondsWithin 5 days. The seller agrees, declines, or offers something different, such as a credit.
04You electWithin 5 days. If not everything is agreed to, cancel with earnest money back, or proceed.

Your Three Options

AcceptPremises accepted, no corrections requested.
CancelDisapprove the items listed and cancel immediately; earnest money is returned.
Request correctionsGive the seller an opportunity to correct or address the items you list, through repairs or a credit.

Know the Defaults

No BINSR in time?It’s treated as electing to proceed without corrections.
No seller response?After 5 days, it’s treated as unwilling to correct.
No buyer election?You close without the items the seller didn’t agree to in writing.
Final once sentYour election can’t be changed after delivery.

Repairs Done Right

Workmanlike manner

Agreed repairs must be completed properly, and a licensed contractor is required when the job is $1,000 or more, needs a permit, or isn’t minor (A.R.S. § 32-1121).

Receipts and warranties

The seller provides paid receipts before closing; you confirm the work at the walkthrough.

Already covered

Major systems, pool/spa and built-in appliances must already work at closing under the seller’s warranties.

Inspections to Consider

Plan these within your Inspection Period

How I Help

Scheduling

I line up trusted inspectors early so nothing runs up against the deadline.

Strategy

We review the reports together and focus your requests on health, safety and big-ticket items.

Follow-through

I track every deadline, collect receipts and confirm repairs before closing.

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) →

Unfamiliar term? Browse the Real Estate Glossary →

← PreviousYour 10-Day Inspection Period

Have questions about your purchase?

Call or text me anytime. I’ll walk you through every step and every document.

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