What Is a BINSR in Arizona? The Buyer's Inspection Notice and Seller's Response Explained
Short answer: The BINSR is the Buyer's Inspection Notice and Seller's Response, the Arizona REALTORS form a buyer delivers before the inspection period ends to either accept the home as-is, cancel, or ask the seller to fix specific items. The seller then has 5 days to agree, refuse, or counter. If the seller refuses or counters, the buyer has 5 more days to accept, cancel with a full earnest money refund, or let the deadline pass, which counts as accepting.
The BINSR is where most Arizona negotiations after the offer actually happen. Used well it gets real problems fixed; used poorly it kills deals over trivia. Here is how it works and how I coach buyers to use it.
How the BINSR works, step by step
| Step | Who acts | Deadline | What happens |
|---|---|---|---|
| 1. Inspections | Buyer | Inside the inspection period, 10 days by default | Home, termite, pool, roof and any specialty inspections are completed |
| 2. Buyer delivers the BINSR | Buyer | Before the inspection period ends | Buyer chooses one: accept as-is, cancel, or request repairs or credits listed on the form |
| 3. Seller responds | Seller | 5 days after receiving the notice | Seller agrees to all, some or none of the items, or proposes an alternative such as a credit |
| 4. Buyer elects | Buyer | 5 days after the seller's response | Buyer accepts the seller's response, or cancels with full earnest money refund |
| 5. Silence | Buyer | If the buyer does not respond in step 4 | Buyer is deemed to have accepted the seller's response and the contract continues |
| 6. Repairs completed | Seller | Before closing, usually 3 days prior | Buyer verifies at the final walk-through; receipts are commonly requested |
The three choices on the form
- Premises accepted. You take the home as inspected. Common when the inspection is clean or you negotiated a credit up front.
- Premises rejected. You cancel. Earnest money is refunded in full as long as you cancel before the inspection period ends. No reason required.
- Repairs or corrections requested. You list specific items. The seller can agree, decline or offer something else. Everything is negotiable, including a credit at closing instead of repairs.
What to put on a BINSR, and what to leave off
- Put on it: safety items, roof and HVAC problems, plumbing leaks, electrical defects, termite findings, pool equipment failures, anything expensive the seller did not disclose.
- Leave off: cosmetic wear, items visible when you made the offer, and long lists of small things. A twenty-item BINSR signals a buyer looking for an exit, and sellers respond accordingly.
- Consider a credit instead of repairs. A credit at closing lets you choose the contractor and avoids rushed seller repairs. Lenders cap credits by loan type, so check with your lender first.
Common BINSR mistakes
- Missing the deadline. If no BINSR is delivered by the end of the inspection period, the buyer has accepted the home as-is and lost the right to cancel for inspection reasons.
- Not responding to the seller's counter. Silence equals acceptance.
- Asking for things the seller already disclosed. Cross-check the SPDS before you write the notice.
- Treating the BINSR as a price renegotiation. It is for conditions found in inspection, and sellers know the difference.
For where the BINSR fits in the full purchase, see the Arizona closing timeline and Arizona home inspections.
Frequently asked questions
What does BINSR stand for?
Buyer's Inspection Notice and Seller's Response. It is a standard form from the Arizona Association of REALTORS used with the residential resale purchase contract.
How many days does a seller have to respond to a BINSR in Arizona?
Five days after receiving it, unless the contract specifies a different period.
What happens if the seller refuses to make repairs?
The buyer has 5 days to either accept the home anyway, or cancel and receive the earnest money back in full. The buyer can also try to negotiate a credit in that window.
Can I get my earnest money back if I cancel on the BINSR?
Yes, if you cancel within the inspection period or within 5 days after the seller declines your repair requests. The cancellation must be in writing.
Can a seller withdraw their BINSR response after the buyer accepts it?
No. Once the buyer accepts the seller's response in writing, it becomes part of the contract and the seller is bound to complete the agreed items.
Does the seller have to fix everything on the BINSR?
No. Arizona contracts do not require a seller to make any repairs. The seller can agree to all, some or none, and the buyer's remedy is to cancel or accept.
Negotiate the inspection with someone who does it every week
A good BINSR gets the roof fixed and keeps the deal together. If you are buying in the West Valley, reach out and I will walk you through the inspection and the notice before the clock starts.
This is general information, not legal, tax or financial advice. Rules, forms and market figures change, so confirm details with the official source or a licensed professional for your situation.