The Inspection Strategy: Surviving the BINSR

Accepting an offer is only the first step. The "Second Negotiation" happens during the inspection period. In Arizona, this is governed by the BINSR (Buyer’s Inspection Notice and Seller’s Response). Below, we answer how we protect your profit when the buyer asks for repairs.

What is the BINSR?

The BINSR is the official Arizona document used to negotiate repairs. After the buyer inspects your home (usually within 10 days of contract acceptance), they will send you this document with a list of "Disapproved Items"—things they want you to fix. This is a critical pivot point in the transaction where inexperienced agents often give away thousands of dollars.

Do I have to fix everything the inspector finds?

Absolutely not. Inspectors are paid to find every flaw, from a cracked roof tile to a loose doorknob. Just because it is on the report does not mean you have to fix it. We help you distinguish between "Health and Safety" issues (which usually must be addressed) and "Cosmetic/Maintenance" items (which we often refuse to fix).

Can I refuse to fix anything?

Yes. You have three options when responding to a BINSR:
1. Agree to fix everything (Rarely recommended).
2. Refuse to fix anything.
3. Offer to fix some items or offer a credit in lieu of repairs.
If we refuse repairs, the buyer has the option to cancel the contract and get their earnest money back, but they cannot force you to do the work.

Do I have to bring the home "Up to Code"?

Generally, no. Building codes change every few years. If your home was built in 1995, it needs to meet the code for 1995, not today. Unless you have done unpermitted work or there is a serious safety hazard, "Grandfathered" status usually applies. We ensure buyers don't bully you into upgrading your home to 2025 standards on your dime.

Is it better to repair or offer a credit?

We almost always recommend offering a Financial Credit (Concession) rather than doing the repairs yourself.
Why?
• Risk: If you fix it and the buyer doesn't like the workmanship, they can delay closing.
• Hassle: You don't have to manage contractors while trying to move.
• Certainty: A credit is a clean, fixed number that ends the negotiation instantly.

What if the buyer makes unreasonable demands?

This is where our negotiation strategy shines. If a buyer nitpicks minor items, we stand firm. We remind the buyer's agent of the overall value of the home and the current market conditions. We are not afraid to say "No" to protect your equity.

Get a Strong Negotiator on Your Side