Last updated: October 22, 2026
Short answer: Under the standard Arizona purchase contract, you get a 10-day inspection period to hire inspectors and investigate the home. Then you send the seller one written request, the BINSR, to cancel or ask for repairs, a credit, or a lower price. The seller has 5 days to answer, and you have 5 days to decide. Browse my Avondale home search.
Key takeaways
- The Arizona REALTORS® resale contract gives the buyer a 10-day inspection period unless you agree to a different number of days.
- All your disapproved items go in one notice, the Buyer's Inspection Notice and Seller's Response (BINSR). The seller has 5 days to respond, and silence counts as a "no."
- You can ask for repairs, a credit, or a price reduction. Lenders cap credits: VA at 4% of value for concessions; Fannie Mae at 3% to 9% depending on your down payment.
- Arizona home inspectors must be certified and carry errors-and-omissions insurance or a bond (A.R.S. § 32-122.02).
¡Qué tal! I'm Rosie Armenta. The inspection is the part of buying a home where a lot of buyers get nervous. You're in love with the house, and then a long report shows up with red notes all over it. Breathe. Mariela and I walk our buyers through this step, and many of those notes turn out to be normal maintenance items. Here's how the inspection works in Arizona, what you can ask the seller for, and how to ask without losing the house.
How long is the inspection period in Arizona?
On the standard Arizona REALTORS® Residential Resale Real Estate Purchase Contract, the buyer's inspection period is 10 days after contract acceptance, unless you write in a different number. During that time, at your own expense, you're expected to:
- do all the physical, environmental, and other inspections you want,
- ask government agencies, lenders, insurance agents and other experts about the home and the area,
- check building, zoning, fire, health and safety codes, and
- verify any important MLS information, like square footage.
The contract also puts certain things squarely on the buyer: square footage is approximate, so measure if it matters to you; termite and wood-destroying insect inspections are ordered and paid for by the buyer; and flood zone questions need to be answered during the inspection period.
What happens during the home inspection?
A certified home inspector typically spends a few hours going through the roof, attic, electrical panel, plumbing, water heater, A/C and heating, windows, doors, and the structure they can see. In Arizona, inspectors follow standards of practice set in state rules. In our West Valley heat, I always ask buyers to pay close attention to the A/C, the roof, signs of termites, and, if there is one, the pool equipment. You'll get a written report, usually with photos.
Arizona law (A.R.S. § 32-122.02) requires home inspectors to be certified by the state Board of Technical Registration, pass an approved exam and course, hold a fingerprint clearance card, and carry errors-and-omissions insurance ($200,000 aggregate / $100,000 per occurrence) or a $25,000 bond. Ask for their certification number before you book.
Using a VA loan? VA's appraisal checks minimum property requirements, but it isn't an inspection, and VA strongly recommends a separate one. My step-by-step guide to buying a home in Arizona shows where the inspection fits in the whole process.
What is a BINSR in Arizona?
BINSR stands for Buyer's Inspection Notice and Seller's Response. It's the Arizona REALTORS® form you use to tell the seller what you disapprove of after your inspections. Here's how the contract says it works:
| Step | Who | Deadline | What happens |
|---|---|---|---|
| 1. Contract accepted | Both | Day 0 | The inspection period clock starts |
| 2. Seller's disclosure (SPDS) | Seller | By day 3 | Seller delivers the Seller's Property Disclosure Statement |
| 3. Inspections and BINSR | Buyer | By day 10 | Buyer finishes all inspections and sends one BINSR: accept, cancel, or ask the seller to correct or address items |
| 4. Seller's response | Seller | 5 days after the BINSR | Seller agrees, declines, or offers something else. No answer counts as a refusal |
| 5. Buyer's decision | Buyer | 5 days after the response (or the deadline) | Buyer cancels and gets the earnest money back, or accepts and moves forward |
| 6. Agreed repairs done | Seller | 3 days before closing | Repairs done in a workmanlike manner, with paid receipts to the buyer |
Based on the Arizona REALTORS® Residential Resale Real Estate Purchase Contract and its published guidance. Your contract's numbers control.
Two important rules: you must list your disapproved items even if you cancel, and once you choose "ask the seller to correct," you can't switch to "cancel immediately" on that same notice. Only a written agreement signed by both sides extends these deadlines. Talking it over on the phone doesn't.
What can buyers ask for after a home inspection?
You can ask the seller to:
- Repair specific items. If the work costs $1,000 or more, isn't minor, or needs a permit, it must be done by a licensed contractor (A.R.S. § 32-1121).
- Give a credit toward your closing costs.
- Lower the price.
- Or some mix of these, written in an addendum.
Credits and price changes must go to your lender and escrow. And lenders limit how much the seller can contribute:
| Loan type | Seller contribution limit | Source |
|---|---|---|
| VA | Normal closing-cost credits aren't capped; seller concessions are capped at 4% of the home's reasonable value | VA.gov |
| Conventional (Fannie Mae), primary home, less than 10% down (loan-to-value over 90%) | 3% of the lower of price or appraised value | Fannie Mae Selling Guide B3-4.1-02 |
| Conventional (Fannie Mae), primary home, 10% to 25% down (loan-to-value 75.01% to 90%) | 6% | Fannie Mae Selling Guide B3-4.1-02 |
| Conventional (Fannie Mae), primary home, 25% or more down (loan-to-value 75% or less) | 9% | Fannie Mae Selling Guide B3-4.1-02 |
Ask your loan officer before you send the BINSR. Credits can't exceed your actual closing costs.
How do I ask for repairs without losing the house?
Be reasonable and specific. Focus on safety, systems, and big-ticket items (A/C, roof leaks, electrical hazards, active plumbing leaks, termites) instead of cosmetic things you saw at the showing. Get a bid or two on bigger items, so your credit request is grounded in real numbers. And think about the market: in north Avondale right now, Redfin market data shows homes taking a median of 52 days to go under contract and about 38.5% taking price drops, so many sellers are open to fair requests. In a hot neighborhood, a long list can cost you the home.
Selling instead? Fixing the obvious items before you list makes this step much smoother. See how to sell your house fast in the West Valley and what it costs to sell a house in Avondale.
What if the seller says no?
If the seller won't correct or address everything, you have 5 days from their response (or from their deadline, if they don't respond) to cancel and get your earnest money back or accept the home with only the items they agreed to. If you do nothing in that window, the contract treats it as your choice to close without those repairs. That's why we keep a close calendar on every deal.
Ready to find your next home?
Browse the Avondale home search, use the advanced search to filter by pool, beds and price, and read what closing costs to expect when buying in Arizona and 5 hidden costs of buying a home in Avondale. Already own a home you'll sell first? Get a free home value report. Call or text me at 623-295-5770, and Mariela and I will be with you from the first showing to the final walkthrough.
Frequently Asked Questions
How many days is the inspection period in Arizona?
Under the standard Arizona REALTORS® Residential Resale Real Estate Purchase Contract, the buyer's inspection period is 10 days after contract acceptance, unless the buyer and seller agree to a different number of days in the contract.
What does BINSR stand for in Arizona real estate?
BINSR stands for Buyer's Inspection Notice and Seller's Response. It's the Arizona REALTORS® form a buyer uses during the inspection period to accept the home, cancel, or ask the seller to correct or address specific disapproved items. The seller responds on the same form or an addendum.
How long does the seller have to respond to a BINSR in Arizona?
Five days after the buyer delivers the BINSR, unless the contract says otherwise. If the seller doesn't respond, it's treated as a refusal. The buyer then has five days to cancel and get the earnest money back or proceed without those repairs.
Who pays for the home inspection in Arizona?
The buyer. The Arizona REALTORS® contract says the buyer conducts inspections at the buyer's expense, including any termite or wood-destroying insect inspection.
Can I ask for a credit instead of repairs in Arizona?
Yes. The BINSR lets the buyer ask the seller to correct or address items, which can include a closing-cost credit or a lower price, written in an addendum. Your lender must approve it, and loan programs cap seller contributions, such as 4% of value for VA concessions or 3% to 9% for Fannie Mae conventional loans on a primary home.
Does the seller have to fix everything on the inspection report in Arizona?
No. The seller can agree, decline, or offer something different. If the seller won't correct everything you asked for, you can cancel within five days and get your earnest money back, or accept the home with only the agreed repairs.
Do Arizona home inspectors need a license?
Yes. Arizona requires home inspectors to be certified by the state Board of Technical Registration. Under A.R.S. § 32-122.02, they must pass an approved exam and course, hold a fingerprint clearance card, and carry errors-and-omissions insurance or a bond.
Who has to do the repairs a seller agrees to in Arizona?
Repairs must be done in a workmanlike manner and finished, with paid receipts, at least three days before closing under the standard contract. Work that costs $1,000 or more, isn't casual or minor, or needs a building permit generally must be done by a licensed contractor under A.R.S. § 32-1121.
This article is general information, not legal, tax, or financial advice. Please talk with a licensed attorney, CPA, or lender about your situation.
About the authors
Rosie Armenta is a REALTOR® with West USA Realty. She and her daughter, Mariela Armenta, work together as a mother-daughter team. North Avondale (85392) is their home base, and they help buyers and sellers across the West Valley in English and Spanish. Call or text 623-295-5770, or get a free home value report.
Rosie Armenta, REALTOR® | West USA Realty | Equal Housing Opportunity
Contract terms were checked on October 22, 2026, against the Arizona REALTORS® Residential Resale Real Estate Purchase Contract and its published guidance, Arizona Revised Statutes §§ 32-122.02 and 32-1121, VA.gov, the Fannie Mae Selling Guide (B3-4.1-02), and Redfin market data for 85392 (three months ending September 2026). Your signed contract controls. This article is general information, not legal advice.