Last updated Nov 2026
What should a seller do when the BINSR arrives?
By Trameze Jones, REALTOR® | OMNI Homes International | ADRE SA720337000 · Last updated Nov 2026
You have 5 days to respond, and you have more choices than "fix it or refuse." Since AAR's 2022 contract revision, a seller can correct or address each item on the BINSR (Buyer's Inspection Notice and Seller's Response). That can be a repair, a credit, a price change, or another concession. The buyer then has 5 days to accept your response or cancel.
Data as of AAR Residential Resale Purchase Contract Rev. 02/2026, AAR notes from 2022 and 2023, and October 2026 MLS figures.
Sources: AAR, Revised Purchase Contract and BINSR, Sep 20, 2022; AAR Residential Resale Purchase Contract, February 2026 sample.
The three clocks
| Clock | Length | What starts it |
|---|---|---|
| Inspection period | 10 calendar days (contract default) | Contract acceptance. Holidays don't add days. |
| Seller response | 5 days | Delivery of the buyer's BINSR |
| Buyer decision | 5 days | Your response, or your response deadline if you don't respond |
Sources: AAR, Holidays Do Not Extend the Inspection Period, Jan 2, 2023; Doug Palmer, Arizona BINSR and Inspection Period, Oct 28, 2026.
Not responding doesn't end the deal or make the BINSR go away. The buyer still gets 5 days after your deadline to accept or cancel. Silence is usually the weakest move you can make.
Your options on each item
AAR's 2022 revision lets a seller correct or address any disapproved item. In practice, you can respond item by item in these ways:
- Agree to correct it. You make the repair before close of escrow.
- Address it another way. Offer a credit, a price reduction, a longer close of escrow, months of HOA dues, or a rate buydown for the buyer.
- Decline it. You aren't required to fix anything. The buyer can then accept as is or cancel within their 5 days.
You can mix these: fix some items, credit others, and decline the rest. If a credit or concession needs its own paperwork, that's a separate signed agreement, not the BINSR itself.
Source: AAR, Sep 20, 2022.
Rules for repairs you agree to
- Licensed contractor. Repairs of $1,000 or more, repairs that aren't minor, and repairs that need a permit must be done by a licensed contractor. Check a contractor's license at the Arizona Registrar of Contractors.
- Receipts. Deliver paid receipts for agreed repairs to the buyer 3 days before COE, unless the contract sets another number (AAR Residential Resale Purchase Contract, Rev. 02/2026, Section 6j, "Buyer Disapproval"). The buyer's walkthrough confirms the work (Section 6l, "Walkthrough(s)").
- Lender limits on credits. The buyer's lender has to approve any credit and may cap total seller credits. A credit the lender won't allow can cost you time you don't have.
Source: AAR, Sep 20, 2022; AAR Residential Resale Purchase Contract, Rev. 02/2026 sample (Sections 6j and 6l).
Why the BINSR matters more in this market
Buyers have more leverage than they did a year ago. In October 2026, Oro Valley had 4.3 months of supply, and homes closed at a median 95.24% of their original list price. In ZIP codes 85718 and 85750 (Catalina Foothills), supply was 4.9 months. A buyer who cancels during the inspection period has other homes to choose from.
Source: the MLS (Flexmls, MLSSAZ), single-family, October 2026.
What I would personally do
What I would personally do is get ahead of the BINSR before you list. Order a pre-listing inspection, fix the items that are safety issues or need a permit, and keep the receipts. When the BINSR arrives, I'd sort it into three groups:
- Fix: safety and permit items, done by a licensed contractor.
- Credit: big-ticket items the buyer wants to choose themselves, kept within the lender's cap.
- Decline: cosmetic items, with a one-line reason.
Then I'd respond in 2 or 3 days, not 5. A fast, clear response keeps the buyer from looking at other homes.
Frequently asked questions
How long does a seller have to respond to a BINSR in Arizona?
5 days after the buyer delivers it, under the AAR Residential Resale Purchase Contract. The buyer then has 5 days to accept your response or cancel.
Does a seller have to make the repairs on a BINSR?
No. You can agree to correct an item, address it with a credit or other concession, or decline it. If you decline, the buyer can accept the home as is or cancel within 5 days.
Can I give a credit instead of doing repairs?
Yes. Since AAR's 2022 revision, a seller can address an item with a credit. The buyer's lender must allow it and may cap total credits. A credit that needs its own paperwork is a separate signed agreement.
What happens if I don't respond to the BINSR?
The buyer still gets 5 days after your response deadline to accept or cancel. Not responding doesn't stop the buyer from walking away.
Do repairs have to be done by a licensed contractor?
Yes, if the job is $1,000 or more, isn't minor, or needs a permit, per the AAR contract materials.
Do holidays extend the 10-day inspection period?
No. AAR's Jan 2, 2023 note says they're calendar days, and holidays don't extend them.
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Oro Valley · Catalina Foothills · Tucson · The 10-day inspection period · Home value · Market insights · Sources on this site
This page is general information, not legal advice. Your contract controls. Last updated Nov 2026. Figures stay next to the date they were published.