The Arizona inspection period and BINSR.
Ten days to look
and decide.
In Arizona the buyer has 10 days after acceptance, unless the contract says otherwise, to inspect the home and either cancel or ask the seller for repairs on the BINSR form. The seller then has 5 days to respond, and the buyer has 5 days to reply.
Ten days, by default.
Under the Arizona REALTORS (AAR) purchase contract, the inspection period is 10 days after acceptance unless the parties write in a different number. Days are calendar days, the day of acceptance is not counted, and each day ends at 11:59 p.m.
During this period the buyer is expected to investigate anything that matters to them about the home's value and condition. The brokers are not inspectors, and the contract says so.
Inspections buyers order.
A general home inspection is the starting point. Arizona home inspectors are certified by the Arizona State Board of Technical Registration. Most home inspectors are not licensed contractors, so specialist follow ups are common when the general report flags something.
- General home inspection.Structure, roof, plumbing, electrical, heating and cooling, and visible condition.
- Wood destroying insects.If termites are a concern, the buyer arranges and pays for this inspection under the contract.
- Sewer or septic.The contract asks the seller to state the connection type. For a septic or alternative system, Arizona rules call for a transfer inspection within six months before closing.
- Pool barriers.If there is a pool, the buyer checks local barrier rules and pays for any changes needed.
- Flood zone and insurance.Check the flood map and get written insurance availability and cost before the period ends.
- Square footage.Listed square footage is approximate. Verify it if it matters to you.
- Lead paint.For homes built before 1978, federal rules give the buyer 10 days to test for lead, unless waived or changed in writing.
How the BINSR works.
The BINSR is the Buyer's Inspection Notice and Seller's Response. It is the AAR form the buyer uses to deliver the inspection notice before the period ends. All inspections should be done first, and every disapproved item goes on one notice.
The buyer makes one of two choices on the BINSR, and cannot switch later: cancel now, or give the seller a chance to correct the listed items. Either way, the buyer must list the disapproved items.
Cancel now
If the buyer cancels inside the period and lists the disapproved items, the earnest money goes back to the buyer.
Ask for corrections
The buyer lists the items. The seller then responds within five days, unless a different period was written in.
Forgetting to list items
A notice that does not list items is a noncompliance. The seller can send a cure notice, a written warning that gives the buyer three days to fix the problem, or the buyer risks the earnest money.
The response and the reply.
The seller has five days after receiving the buyer's notice to respond in writing. The seller may agree, refuse, or agree to part. If the seller does not respond in time, that counts as a refusal.
If the seller refuses some or all items, the buyer has five days after the response, or after the seller's deadline if earlier, to cancel and recover the earnest money. If the buyer does nothing, the buyer is treated as choosing to close without those corrections.
- Agreed repairs:Done in a workmanlike manner, by licensed contractors where required, with paid receipts delivered before closing.
- Credits or price changes:Lenders and escrow must be told about any change to the deal.
- Extensions:Only a written agreement signed by both parties extends a deadline. A phone call does not.
Cancelling the right way.
The contract requires good faith and fair dealing. Arizona REALTORS legal guidance warns that tying up several homes at once and cancelling all but one can breach that duty.
Other notices, such as objections to the title commitment or a late seller disclosure, belong on a separate signed writing, not the BINSR. If you are unsure whether a notice protects your earnest money, ask a real estate attorney before the deadline passes.
Common questions
How long is the inspection period in Arizona?
Under the AAR purchase contract it is 10 days after acceptance by default. The parties can agree to a different number.
What does BINSR stand for?
Buyer's Inspection Notice and Seller's Response. It is the Arizona REALTORS form used during the inspection period.
How long does the seller have to respond to the BINSR?
Five days after receiving it, unless the contract sets a different period. No response counts as a refusal.
What can I do if the seller refuses repairs?
You have five days after the response, or after the seller's deadline if earlier, to cancel and get your earnest money back. If you do nothing, you close without those corrections.
Do I get my earnest money back if I cancel during the inspection period?
Yes, if you deliver the notice in time and list the items you disapprove.
Can I change my mind after choosing to ask for repairs?
No. The election on the BINSR cannot be changed later.
Do weekends count?
Yes. The contract uses calendar days, and each day ends at 11:59 p.m.
Who pays for inspections?
The buyer arranges and pays for the investigations the buyer wants, including any wood destroying insect inspection.
Questions about the inspection period?
Buying soon? Before you write an offer, I will walk you through the inspection timeline and what to order first. If you already have an agent under contract, ask them first. Call or text 480-485-4261.
This page is general information, not legal or tax advice. Sources: the Arizona REALTORS Residential Resale Real Estate Purchase Contract (October 2022 form) from Arizona REALTORS; Arizona REALTORS contract series by K. Michelle Lind, Esq.: Part 7a, Due Diligence, Part 7b, Inspection Period and Buyer Disapproval and Part 8, Remedies; HUD, The Lead Disclosure Rule; and the Arizona State Board of Technical Registration for home inspector certification. All checked 28 October 2026.