Are you staring at your inspection report wondering what to ask for and how to ask for it? You are not alone. Arizona’s BINSR process can feel intense, especially in Scottsdale where A/C and pool systems are make-or-break. In this guide, you will learn exactly how the Buyer’s Inspection Notice and Seller’s Response works, the timelines to watch, what to request, and how to choose repairs or credits with confidence. Let’s dive in.
BINSR basics
The Buyer’s Inspection Notice and Seller’s Response is the Arizona Association of REALTORS form you use after inspections to list what you want fixed, credited, or documented. The seller then responds on the same form to agree, refuse, or propose alternatives.
It lives inside the Arizona Residential Resale Real Estate Purchase Contract. The contract sets your inspection period and your right to object. The BINSR is how you deliver those objections and how the seller replies. Always confirm the exact wording and latest version of the contract and forms through the current AAR Purchase Contract and BINSR form.
On the BINSR, you can request repairs, a closing credit, a price reduction, or another remedy like an escrow holdback. You can also request documentation such as permits, receipts, or warranties. Attach photos, inspection excerpts, and contractor bids to keep the negotiation clear.
Where it fits in the process
- You complete inspections during the contract’s inspection period.
- You deliver the BINSR by the deadline stated in your contract.
- The seller replies with their response. If you agree, you move forward and track repair completion.
- If you cannot agree, the contract describes your options, which may include termination.
Key timelines in Scottsdale
Your contract controls all dates. Local practice often uses a 7–10 day inspection period in Maricopa County, but that is negotiable. Sellers commonly respond within 48–72 hours to keep momentum. Verify the exact dates on your contract rather than relying on norms.
If repairs are agreed to, set a clear completion deadline and standards. Some items must be done before closing. If timing is tight, consider an escrow holdback or a negotiated credit when your lender allows it.
If the seller does not respond by the contract’s instructions, follow the remedies in the contract. When in doubt, review the documents and coordinate immediately with your agent and lender.
Common requests in Scottsdale
Focus on health, safety, and function first. Cosmetic issues rarely get traction.
Safety and health items
- Electrical hazards like open junction boxes or overloaded panels
- Gas leaks or odors
- Water intrusion or visible mold indications
- Pool safety issues, including required barriers or alarms when applicable
- Structural concerns like sagging roof framing
Mechanical and systems
- A/C performance, refrigerant leaks, failing compressors. Cooling is critical here.
- Water heater leaks or improper venting
- Plumbing leaks, sewer issues, or slab leaks
- Pool equipment failures, including pumps, heaters, automation
- Evaporative coolers or other desert systems
Roofing and exterior
- Missing tiles, flashing failures, or ponding
- Stucco cracks and water intrusion at windows or grade transitions
- Grading and drainage corrections to keep water away from the foundation
Pests and wood-destroying organisms
- Termite evidence is common in Arizona. Buyers often request treatment and repair of damage.
Permits and documentation
- Proof of permits for additions or major electrical/plumbing work
- Warranties or service records for A/C and pool equipment
- HOA approvals for exterior changes, if applicable
Cosmetic vs. functional
- Cosmetic items like paint touch-ups usually do not get approved. Separate wants from true defects.
Repairs vs. credits vs. holdbacks
You have three main paths. Choose what best fits your timeline, loan, and risk.
Repairs before closing
- Pros: You confirm fixes before you own the home, which can satisfy appraisal or loan conditions.
- Cons: Scheduling can be tough. You rely on the seller’s contractors and timing.
Seller credit at closing
- Pros: Faster closing and you choose who does the work after closing.
- Cons: Your lender may limit credits or require certain safety items to be fixed before funding.
Escrow holdback
- Pros: You can close when work cannot be finished in time. Funds are held for repairs after closing.
- Cons: Requires clear scope and bids, plus lender approval. The agreement must be written carefully.
Tip: Define the scope precisely. “Repair to working condition” is not the same as “replace.” Attach bids and inspection excerpts so everyone sees the cost and severity.
Avoid these common mistakes
- Missing deadlines. You can waive your right to object by accident. Track the inspection clock and get confirmation of delivery.
- Vague requests. Itemize location, issue, and standard for completion. Attach supporting documents.
- Pushing cosmetic items. Focus on material defects, safety, and system functionality.
- Ignoring lender requirements. Some loans require certain issues to be fixed before closing. Coordinate early with your loan officer.
- Waiting on bids. Secure quotes and contractor availability during your inspection period to avoid delays.
- Skipping permit checks. Ask for proof of permits for major work or additions. If unknown, request documentation or a solution.
A simple step-by-step checklist
- Day 1: Book general, termite, roof, pool, and HVAC inspections.
- When reports arrive: Prioritize safety, health, and system failures. Separate cosmetic items.
- Gather evidence: Highlight report excerpts, add photos, and request licensed contractor bids.
- Draft your BINSR: Use clear, specific language. Note if you want repair, credit, price reduction, or holdback.
- Confirm lender needs: Ask if any items must be fixed before funding.
- Negotiate scope: Define standards like “replace with like kind and quality” or “repair to pass municipal inspection.”
- Lock timing: Set repair deadlines or arrange an escrow holdback if work cannot finish before closing.
- Verify completion: Collect receipts, permits, and warranties. Schedule re-inspections if needed.
Local resources
- For contract and form context, review the Arizona Association of REALTORS.
- For consumer guidance on disclosures and inspections, visit ADRE consumer resources.
- To verify permits, use Scottsdale building permits and permit search.
- For county-level planning information, see Maricopa County Planning and Development.
If you want a calm, strategic plan for your BINSR, we are here to help. Our team understands how Scottsdale climate, pools, and remodel history show up in inspections, and how to align the negotiation with your loan and timeline.
Ready to talk through your inspection and BINSR strategy? Connect with Ro & Co International for clear, investor-savvy guidance tailored to your home and contract.
FAQs
What is Arizona’s BINSR and how is it used?
- It is the Arizona REALTORS form you use to request repairs, credits, or other remedies after inspections, and it records the seller’s formal response as part of the inspection contingency.
How long is the inspection period in Scottsdale deals?
- It is negotiable in your contract. Local practice often ranges from 7–10 days, but you must verify the exact dates on your signed contract.
Can I ask for a credit instead of repairs on the BINSR?
- Yes. You can request a price reduction or closing credit, subject to lender limits and any items your loan requires to be fixed before funding.
What if the seller does not respond to my BINSR?
- Follow the remedies in your contract. Timing rules apply, and your options can include termination if a response is not received per the contract.
Are cosmetic issues appropriate for a BINSR request?
- Cosmetic items are often refused. Focus on material defects, health and safety concerns, and system functionality to keep negotiations productive.
When should I consider an escrow holdback in Scottsdale?
- Use a holdback when work cannot be completed before closing. You will need clear bids, a defined scope, and lender approval to fund the holdback after closing.
