Notes from four decades in the deal
Straight answers about buying and selling in Arizona: what the BINSR actually does, what happens during the week of closing, and how escrow really unfolds, in plain English.
Buyer Advisory · Sep 23, 2026
Phases of Escrow in Arizona: From Accepted Offer to Recording
Arizona is an escrow state, which means a title company, not lawyers, carries your transaction from earnest money to recording. Here is the 30 to 45 day shape of the deal, phase by phase.
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Inspection Period · Sep 23, 2026
The Arizona BINSR Explained: Inspection Notice and Seller Response
BINSR sounds like jargon but it is a simple, powerful form: it is how the buyer turns inspection findings into repairs, credits, or a clean walk away. The default flow is 10, 5, 5.
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Phases of Escrow · Sep 23, 2026
The Week of Closing: What Happens Before You Get the Keys
The last seven days of an Arizona escrow are a stack of small tasks with hard dates. Here is the week before closing, in order, so nothing catches you off guard.
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Walk Throughs · Sep 23, 2026
The Final Walk-Through: What to Check Before Closing
The walkthrough is your last chance to verify the condition you bargained for. Bring a checklist, test the big systems, and take photos of everything.
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Inspection Period · Sep 23, 2026
The Home Inspection Period: What Buyers Should Know
In Arizona, the inspection window is typically 7 to 15 days of the contract calendar. Here is how to use every one of them, including which experts are worth the money.
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(602) 329-9808 · tjs@toddjsmith.com · I answer my own phone.