What Is a BINSR? The Arizona Inspection Period, Explained
Quick answer: The BINSR (Buyer's Inspection Notice and Seller's Response) is the form Arizona buyers use to tell the seller what they want fixed, credited, or they can cancel over after inspections. You send it during the inspection period, which is 10 days by default. The seller then has five days to respond, and you have five days after that to accept or cancel.
What happens during the inspection period?
This is your window to learn everything about the house. Most buyers do:
A general home inspection
A sewer scope (especially on older homes)
A termite inspection
Pool and roof inspections if they apply
A review of the seller's disclosure (SPDS), insurance claims history, and HOA documents
Ten days goes fast. Book your inspector the day your offer is accepted.
How does the BINSR work?
You send the BINSR before the inspection period ends. It lists what you disapprove of and what you're asking for: repairs, a credit, or both. You can also use it to cancel.
The seller has five days to respond. They can agree, say no, or offer something else. If they don't respond at all, that counts as a no.
You have five days to decide. If the seller didn't agree to everything, you can accept their response or cancel. If you cancel within that window, your earnest money comes back to you.
One detail that matters: if you cancel, the notice needs to list the items you disapprove. Canceling without listing them can put your earnest money at risk.
What should you ask for?
Focus on the big things. Roof, HVAC, sewer line, electrical, plumbing, and anything that's a safety issue.
Consider a credit instead of repairs. A credit toward closing costs lets you choose your own contractor. (Your lender has to approve credits, so check with them first.)
Get real quotes. A contractor's number is more convincing than "this looks expensive."
Skip the small stuff. Loose cabinet doors and burnt-out bulbs usually aren't worth the negotiating capital.
What if the seller agrees to repairs?
The contract expects repairs to be done in a workmanlike way by licensed contractors when required. Ask for receipts, and check the work at your final walkthrough.
The bottom line
The inspection period is the most important stretch of your escrow. Use every day of it, get the right inspections, and ask for what matters.
Under contract soon? Reach out and I'll help you plan inspections before the clock starts.
Warmly, Molly
General information only, not legal advice. Deadlines above are the Arizona REALTORS® contract defaults; your contract may differ.
