If you're buying or selling a home in Arizona, the BINSR is the single most important document in the inspection process. It sets the repair conversation in motion and runs on a tight clock. Here's exactly what it is and how the timeline works.
What does BINSR stand for?
BINSR stands for Buyer's Inspection Notice and Seller's Response. It's the standard form published by the Arizona Association of Realtors (AAR) that a buyer uses, after a home inspection, to notify the seller of items they want repaired or corrected — and the same form the seller uses to respond. One document carries both halves of the conversation, which is why it's at the center of nearly every Arizona resale deal.
The BINSR is not the inspection report itself. The inspector produces a detailed report (often 40+ pages with photos). The buyer and their agent then translate the items they care about into the BINSR. The seller never has to fix everything in the report — only what they agree to on the BINSR.
The BINSR and the inspection period
The AAR Residential Resale Real Estate Purchase Contract gives the buyer a 10-day inspection period, measured in calendar days from contract acceptance, unless the parties negotiate a different length. During this window the buyer can inspect the property, order specialty inspections (roof, sewer, pool, termite), and decide what to ask for.
By the end of that 10-day period, the buyer must deliver the completed BINSR. On it, the buyer can disapprove of items and request repairs, or they can choose to cancel the contract entirely and receive their earnest money back. If the buyer does nothing by the deadline, they are generally deemed to have accepted the property's condition.
The 10 / 5 / 5 timeline
Arizona's inspection process runs on three back-to-back deadlines. Knowing them keeps everyone out of breach:
- 10 days — Buyer inspection period. The buyer inspects and delivers the BINSR.
- 5 days — Seller response. The seller responds in writing: correct all, some, or none.
- 5 days — Buyer decision. The buyer accepts the seller's response or cancels and gets earnest money back.
All periods are typically counted in calendar days. Always confirm exact dates against the executed contract.
What the seller can do on the BINSR
When the seller receives the BINSR, they have a 5-day window to respond. They have three core options: agree to correct everything the buyer requested, agree to correct some items, or decline to correct any. A seller can also propose a cash credit in lieu of doing the work. Whatever they choose, the response is binding once delivered — so an accurate repair number matters before they commit. We break the seller side down further in our guide on how long a seller has to respond to a BINSR.
Why repair quotes matter on the BINSR
Both sides are negotiating against a clock, often with no idea what the requested repairs actually cost. Sellers can over-promise on items that are expensive, or refuse cheap fixes that would have saved the deal. That's where a complete, itemized quote from a licensed general contractor changes the math — covering every trade, including paint and drywall, so the seller's response is grounded in real numbers. See exactly how it works, or get a quote on a deal in Mesa or Scottsdale.
Frequently asked questions
What does BINSR stand for?
BINSR stands for Buyer's Inspection Notice and Seller's Response — the standard AAR form a buyer uses to request repairs after an inspection and the seller uses to respond.
How long is the inspection period in Arizona?
The standard AAR contract gives the buyer a 10-day inspection period (calendar days) to inspect and deliver the BINSR, unless the parties negotiate a different number of days.
What happens after the buyer delivers the BINSR?
The seller has 5 days to respond in writing — correct all, some, or none. The buyer then has 5 days to accept the response or cancel the contract and recover their earnest money.
Have a BINSR in hand?
Send it over and get a complete, itemized quote in 24 hours — in time for the seller response.
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