The Arizona home inspection period.
In Arizona, buyers get 10 calendar days after acceptance, weekends included, to inspect the home and do their due diligence. Most inspections take two to four hours. Your agent then sends the seller a repair request called the BINSR, and both sides negotiate before the deal moves on to the appraisal.
How does the inspection period work in Arizona?
Once you are under contract and your earnest money is deposited, the 10-day inspection period runs, and Saturday and Sunday count. You hire a professional inspector, review the report, and check anything else that matters to you, such as the HOA documents. If something is wrong, you can ask for repairs or a credit, or cancel within the period.
Inspections are the buyer’s right and the buyer’s cost. Chris says most run two to four hours and typically cost about $350 to $450 depending on the home.
During your 10 days
- Schedule the inspector right away
- Review the report with your agent
- Review the HOA documents and fees
- Decide on repairs or a credit
- Send the BINSR before day 10
The inspection is your right.
Chris explains why the home inspection belongs to the buyer, what the inspector looks at, and how the findings feed into your repair request inside the 10-day window.
What is a BINSR in Arizona?
BINSR stands for Buyer’s Inspection Notice and Seller’s Response. It is the form your agent uses to list the items you want repaired, or to ask for a credit instead. In Chris’s experience the seller then has about five days to respond, and the buyer gets about five days to reply to the seller’s answer.
Agreed repairs should be done in a workmanlike manner. Chris asks for the invoices a few days before closing so you can confirm the work before your final walkthrough.
What if the inspection finds termites?
Termites come up in Arizona. In Chris’s experience, a spot treatment is often the fix, and it can be handled in the repair negotiation like any other item on your BINSR.
What happens after the inspection period?
Once repairs or credits are agreed, Chris orders the appraisal and the lender works toward final approval. If the appraisal comes in low, the buyer and seller have options to discuss. The repairs get checked again at the final walkthrough.
See the closing guide for the appraisal, title, and signing day.
More on inspections & repairs.
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Your questions, answered.
How many days is the inspection period in Arizona?
The standard Arizona contract gives buyers 10 calendar days after acceptance, including weekends.
How much does a home inspection cost in Arizona?
Chris says typically about $350 to $450, depending on the size and location of the home. The buyer pays for it.
How long does a home inspection take?
Usually two to four hours, depending on the size of the home.
What does BINSR stand for?
Buyer’s Inspection Notice and Seller’s Response, the Arizona form used to request repairs or credits after the inspection.
Can I cancel during the inspection period?
The inspection period exists for due diligence. Ask your agent about the exact notice and timing in your contract before you decide.
Keep learning.
Making an Offer on a Home in Arizona
How an offer comes together in Arizona: the pre-offer documents, earnest money, concessions, and multiple offers.
Read the guideHOA homesArizona HOA Fees Explained
HOA transfer fees, disclosure fees, and the HOA addendum explained before you buy in a planned community.
Read the guideStep 4 · ClosingClosing on a Home in Arizona
Appraisal, title and escrow, closing costs, wire-fraud safety, the final walkthrough, and signing day.
Read the guideStart hereThe Arizona Home Buying Process
The Arizona home-buying process step by step, from pre-approval to keys, with Chris’s video for each step.
Read the guideAsk The Real Estate Guy.
Tell Chris where you are in the process and what you are trying to accomplish. He will reply with a practical next step for your Arizona purchase or sale.
- Chris Dunham, The Real Estate Guy™ · Brokers HUB Realty
- Buyers, sellers & investors across the Phoenix metro and Pinal County
- Email: [email protected]
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