In Arizona, the seller has 5 days to respond to the BINSR once the buyer delivers it. That clock is short, it's binding, and it's where a lot of deals get stuck — especially when nobody knows what the repairs actually cost yet.
The 5-day seller response window
Under the standard AAR Residential Resale Real Estate Purchase Contract, the seller's response period is five days, generally counted in calendar days from when the buyer delivers the Buyer's Inspection Notice and Seller's Response (BINSR). The seller must respond in writing on the form. There's no automatic extension — if the seller needs more time to gather quotes, they have to ask the buyer for it, and the buyer doesn't have to agree. For a fuller breakdown of the whole inspection timeline, see our guide on what a BINSR is.
The seller's three options
When responding, the seller chooses among three paths on the BINSR:
- Correct all items. The seller agrees to fix everything the buyer requested before close.
- Correct some items. The seller agrees to a subset and declines the rest — common when a few items are minor or disputed.
- Correct none. The seller declines all requested repairs, often when the market is strong or the items are seen as routine.
A seller may also offer a cash credit instead of doing the work, subject to lender approval.
What happens after the seller responds
Once the seller delivers their response, the ball returns to the buyer, who has their own 5-day decision window. The buyer can accept the response and move forward, or — if the seller didn't agree to enough — cancel the contract and recover their earnest money. If the seller misses the 5-day deadline entirely, they're generally treated as having elected to correct none of the items, which can needlessly cost a deal that simple repairs would have saved.
Why fast, complete quotes protect the response
The biggest mistake sellers make is responding without real numbers. They either over-commit to expensive repairs to "save the deal," or refuse items that would have cost very little — both of which can backfire. With only five days, there's no time to chase a roofer, a plumber, an electrician, and a painter for separate bids.
That's the whole reason BINSR Builders exists. As a licensed Arizona general contractor, we quote the entire BINSR — every trade, paint and drywall included — and return one complete, itemized number within 24 hours, well inside the seller's window. See how it works, or get a quote on a deal in Mesa or anywhere across the Gilbert area.
Frequently asked questions
How many days does a seller have to respond to a BINSR in Arizona?
Under the standard AAR contract, the seller has 5 days from delivery of the BINSR to respond in writing — agreeing to correct all, some, or none of the requested items.
What are the seller's options on the BINSR?
Correct all items, correct some, or correct none. A seller may also offer a cash credit in lieu of repairs, subject to lender approval.
What happens if the seller does not respond in time?
Missing the 5-day window generally means the seller is deemed to have elected not to correct any items, and the buyer's decision period begins. Confirm the exact consequences against the executed contract.
Responding to a BINSR this week?
Get a complete, itemized quote in 24 hours — so the seller's response is built on real numbers.
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