Arizona BINSR: the buyer's inspection-credit playbook
Arizona is one of the most form-driven states for inspection negotiation. The BINSR (Buyer's Inspection Notice and Seller's Response) is a single dual-purpose form that handles both sides of the conversation. Knowing how it works changes the timing of everything.
How the timeline runs
Day 0 is contract acceptance. The inspection period defaults to 10 days under the AAR Residential Resale Real Estate Purchase Contract.
Inspections happen in the first 3 to 5 days. Wood-destroying insect inspection (WDI) is required for VA loans and recommended for older homes. Schedule both at the same time.
The BINSR (buyer's section) goes to the seller by day 9 at the latest. The seller has 5 days to respond on the same form, marking each item as repair, decline, or counter.
Day 14 is the seller's response deadline (10-day inspection period plus 5-day seller response). If the seller does not respond, the buyer can elect to proceed, terminate, or treat the silence as a refusal. Most cases resolve with a signed BINSR section 2 before day 14.
The form and what it does
The BINSR is the only form needed for the inspection negotiation in Arizona. Section 1 is the buyer's notice and request. Section 2 is the seller's response. Section 3 is the buyer's election after seeing the response. Both parties sign.
Arizona allows certified Legal Document Preparers and licensed REALTORS to complete standard real-estate forms. Drafting or providing legal advice still requires an attorney.
The BINSR is dual-purpose, so do not draft a separate amendment for credits. The form has space for credit language; use it. Sellers and listing agents expect the BINSR and respond to it faster than they respond to custom amendments.
Where the buyer has leverage
The BINSR structure gives the buyer a clear procedural path: notice, response, election. Sellers who do not respond within 5 days lose negotiating leverage because the buyer can treat silence as refusal and act accordingly.
Phoenix and Tucson HVAC systems run year-round. Findings on AC age, capacity, and refrigerant type (R-22 vs R-410A) carry above-average dollar weight because the next buyer will find the same issue and the cost is high.
Polybutylene plumbing is common in Phoenix-area homes built in the 1980s and early 1990s. Finding it on inspection in Arizona is one of the cleanest credit negotiations because both sides know what it means.
If you need to walk
Inside the inspection period the buyer can disapprove of the property on the BINSR section 1 and the earnest money returns. After the seller responds, the buyer has section 3 to elect: proceed, cancel, or negotiate further. Cancellation under the inspection contingency before any contingency removal recovers the earnest money.
Questions Arizona ask
How long is the Arizona inspection period?
10 days from contract acceptance is the default under the AAR contract. Negotiable but rarely changed.
What is the BINSR?
Buyer's Inspection Notice and Seller's Response. Single AAR form covering both sides of the inspection negotiation. Section 1 buyer, section 2 seller, section 3 buyer's election.
How long does the seller have to respond to a BINSR?
5 days. After that, the buyer can elect to proceed, terminate, or treat the silence as a refusal of all requests.
Can I terminate during the inspection period?
Yes. The buyer can disapprove the property by checking the disapprove box on section 1 of the BINSR. Earnest money returns. This is the cleanest termination path in Arizona.