01. What BINSR stands for
BINSR is the Buyer's Inspection Notice and Seller's Response, the Arizona Association of REALTORS form used with the standard residential resale purchase contract. It is the formal notice a buyer delivers after the home inspection, and it gives the transaction one clean place to negotiate what the inspection found.
03. What it can do
On the BINSR, a buyer can request repairs, ask for a credit or allowance at closing, accept the property as-is, or cancel the contract. The seller responds on the same form, agreeing, countering, or declining. It is a notice, not an addendum, and it should never be used to rewrite contract terms. One note worth repeating: the buyer may deliver only one BINSR per transaction.
05. The default 10/5/5 timeline
Under the standard Arizona contract, the numbers are negotiable, but the defaults are a 10/5/5 flow. The buyer has 10 days from contract acceptance to finish inspections and deliver the BINSR. The seller then has 5 days to respond on the form. The buyer then has 5 more days to accept the seller's response, cancel, or keep negotiating.
07. What happens when you can't agree
If the parties cannot agree, the buyer can typically terminate the contract, and the seller may decline requested repairs, after which the buyer either moves forward or cancels. Repairs that are agreed to are completed before closing. Exact deadlines live in the contract text, and they can be extended by mutual agreement, so the calendar should be managed deliberately, not assumed.
Written by the broker
Todd J. Smith, Associate Broker at My Home Group
Forty years in Arizona real estate, nearly 3,000 escrows guided, and 100 homes sold. I sell representation, not houses.
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