Arizona Home Inspections and the BINSR, Explained

Updated November 12, 2026. By Daniel Barash, REAL Broker AZ, LLC.

In an Arizona home purchase, the buyer gets an inspection period, 10 days by default, to inspect the home and decide what to do. Before it ends, the buyer sends the seller a BINSR (Buyer's Inspection Notice and Seller's Response) that either accepts the home, cancels, or asks the seller to fix or address specific items. The seller then has 5 days to answer.

What is the inspection period in an Arizona purchase contract?

The inspection period is the window after contract acceptance when the buyer inspects and investigates the home at the buyer's own expense. Under Section 6a of the Arizona REALTORS Residential Resale Real Estate Purchase Contract (November 2025 version), it is 10 days unless the parties write in a different number. All days in the contract are calendar days, so weekends count.

During those days the buyer should also check square footage (6b), look for wood-destroying insects (6c) and confirm in writing that homeowners insurance is available and affordable (6e). Every inspection has to be done before the BINSR goes out. "All Inspection Period inspections and investigations must be conducted prior to delivering the BINSR to the seller," wrote K. Michelle Lind, of counsel to Arizona REALTORS, in April 2023.

Homes along one of Gilbert's neighborhood lakes. Photo by Carol M. Highsmith, Library of Congress, Prints and Photographs Division, Carol M. Highsmith Archive.

What is a BINSR?

The BINSR is the Arizona REALTORS form a buyer uses to respond to inspections. On the BINSR (October 2022 version), the buyer picks one of three options: accept the home as is, cancel the contract, or give the seller a chance to correct or address the items the buyer disapproves. Section 6i says all disapproved items go in a single notice.

Even a buyer who cancels has to list what they disapproved. "The buyer must ALWAYS list the items disapproved, regardless of whether the buyer elects to cancel," Lind wrote. A BINSR that cancels without listing items can put the earnest money at risk.

Table: BINSR timeline: inspection period 10 days after acceptance (Section 6a); buyer sends BINSR before the period ends (6i); seller responds within 5 days and silence equals refusal (6j(2)(a)); buyer may cancel within 5 days after the seller response (6j(2)(c)); repair receipts 3 days before closing (6j(2)(b)); final walkthrough before closing (6l)

The BINSR timeline. The default inspection period is 10 days; the seller then has 5 days to respond, the buyer has 5 days after that to cancel if the seller does not agree to everything, and paid repair receipts are due 3 days before closing (Arizona REALTORS purchase contract, November 2025, and BINSR, October 2022).

How long does the seller have to respond to a BINSR?

The seller has 5 days after receiving the BINSR to respond in writing, unless the contract says otherwise (Section 6j(2)(a)). The seller can agree to all items, agree to some, offer something different, or decline. If the seller says nothing, the contract treats that as a refusal.

What can the buyer do after the seller responds?

If the seller refuses, does not respond, or agrees to only some items, the buyer can cancel within 5 days after the seller's response or after the response deadline, whichever comes first, and get the earnest money back (Section 6j(2)(c)). If the buyer does not cancel in that window, the buyer moves forward and closes without the items the seller did not agree to. Once the buyer makes an election, it cannot be changed. Response times only change with a written agreement signed by both sides.

Who makes the repairs, and when?

When a seller agrees to repairs, the work has to be done in a workmanlike manner, and the seller delivers paid receipts at least 3 days before closing (Section 6j(2)(b)). The BINSR notes that Arizona law, A.R.S. 32-1121, requires a licensed contractor for repairs that cost $1,000 or more, are not minor, or need a building permit. If the seller offers a credit or price reduction instead, it goes in an addendum, and the buyer's lender has to approve it, because lenders can limit credits. The buyer then confirms the work at the final walkthrough (Section 6l).

What does a home inspection cost in the Phoenix area?

Most Arizona home inspections cost $300 to $600, according to a February 2026 price guide from Desert State Home Inspections. Add-ons like a termite inspection (WDIIR), sewer scope or pool inspection cost extra. These are one company's published prices, not a market average, so get quotes.

Table: Example Phoenix-area inspection prices: home inspection $300 to $600; 1,500 to 2,000 sq ft home $375 to $450; termite WDIIR $75 to $125 (Desert State, Feb 2026); sewer scope $199 with inspection; pool and spa $99 add-on (Patterson360, 2026)

Example inspection prices. One Valley inspector lists $300 to $600 for most home inspections and $75 to $125 for a termite report (Desert State, Feb. 2026); another lists a $199 sewer scope with an inspection and a $99 pool and spa add-on (Patterson360, 2026).

Arizona home inspectors are certified by the Arizona State Board of Technical Registration. Certification requires the National Home Inspector Exam, 84 hours of approved training and 30 supervised inspections. You can look up an inspector's certification on the board's site before you book.

Common BINSR mistakes

• Waiting until day 9 to schedule the inspection. Book it the day the contract is accepted, along with any sewer scope or roof inspection.
• Sending a second BINSR. All disapproved items belong in one notice.
• Asking for a long list of cosmetic fixes. Sellers tend to say yes faster to safety, roof, plumbing, electrical and HVAC items.
• Agreeing to repairs without asking who will do them. Anything over $1,000 needs a licensed contractor.
• Skipping the walkthrough. That is your last chance to confirm the repairs were made.

A low appraisal or a lending surprise can show up after inspections too. If you are planning a move, my post on moving without giving up your low mortgage rate and my guide to getting a lower mortgage rate in Phoenix cover the financing side.

Frequently asked questions

How many days is the inspection period in Arizona?

The Arizona REALTORS purchase contract sets it at 10 days after contract acceptance unless the buyer and seller write in a different number. All days are calendar days.

What happens if the seller does not respond to the BINSR?

Under Section 6j(2)(a), no response within 5 days counts as a refusal. The buyer then has 5 days to cancel and get the earnest money back, or the buyer closes without those repairs.

Can a buyer cancel after the inspection in Arizona?

Yes. During the inspection period the buyer can cancel by BINSR for any disapproved items. The buyer must list the disapproved items to protect the earnest money.

Does the seller have to use a licensed contractor for BINSR repairs?

The BINSR says Arizona law, A.R.S. 32-1121, requires a licensed contractor for repairs of $1,000 or more, work that is not minor, or work that needs a building permit.

Can I ask for a credit instead of repairs?

Yes. A credit or price reduction goes in an addendum, and your lender has to approve it because lenders can limit seller credits.

Buying or selling in the Valley and want help reading an inspection report or writing a BINSR? Call or text me at 480.906.3831.

This is general information, not legal or tax advice. Contract terms are from the Arizona REALTORS forms as of November 12, 2026, and are subject to change. Talk to a real estate attorney about your specific situation.

Daniel Barash | REAL Broker AZ, LLC | 480.906.3831

Daniel Barash has spent 10 years in Phoenix-area real estate, helping buyers and sellers in Tempe, Chandler, Scottsdale, Mesa, Gilbert and Phoenix. He is a real estate agent with REAL Broker AZ, LLC.