Home Inspections and the Due Diligence Period in Arizona
A home inspection is the buyer's professional examination of the property after their offer is accepted. ClozeEZ schedules inspections and carries repair requests and the seller's response in its transaction portal. Under Arizona's standard Residential Resale Real Estate Purchase Contract, the buyer's due diligence (inspection) period is ten days from contract acceptance unless the parties negotiate a different length. Within that window the buyer inspects, investigates anything material to them, and then either accepts the property, cancels with their earnest money back, or requests corrections on the BINSR form.
What the inspection period is for
The window belongs to the buyer, at the buyer's expense. A licensed home inspector typically examines the roof, HVAC, plumbing, electrical, water heater, appliances, drainage, and structure; in Arizona, air-conditioning condition and roof life get special attention. Buyers may add specialty checks: termite (wood-destroying insect) reports, pool equipment, sewer scope, or a solar system review.
Due diligence is broader than the physical inspection: the same window is when a buyer verifies anything important to them: insurance availability and cost, HOA documents, permits, square footage, schools, or planned area development.
The clock, precisely
The standard contract sets the inspection period at ten days after acceptance, counted per the contract's day-counting rules, and it can be lengthened or shortened by agreement in the offer. Shorter periods make offers stronger for sellers; buyers should only compress what they can actually complete.
By the end of the window the buyer must act: deliver the Buyer's Inspection Notice and Seller's Response (BINSR) accepting the premises, canceling, or itemizing correction requests. Missing the deadline is treated as acceptance of the property's condition under the standard contract.
After the inspection: the three paths
Accept: the buyer proceeds, and the transaction moves to appraisal and loan work. Cancel: a buyer who disapproves of items in good faith within the period may cancel and typically receives the earnest money back. Request corrections: the buyer lists specific items; the seller then chooses what, if anything, to fix or credit.
For sellers, repair requests are a negotiation, not an order. Under the standard contract you respond within the contract's response window, agreeing to all, some, or none of the items; the buyer then decides whether to proceed or cancel. Health-and-safety items and anything affecting the buyer's loan are usually worth solving; cosmetic lists usually are not.
Seller preparation that prevents surprises
Most blown deals trace to surprises, not defects. Service the AC, fix known leaks, clear access to the electrical panel, attic, and pool equipment, and disclose known issues on the SPDS up front; a disclosed item is a data point, an undisclosed one is a trust problem. ClozeEZ's guided SPDS form is where you record those known issues before you list.
Some FSBO sellers commission a pre-listing inspection so they can price and disclose with the same information the buyer will have. It costs a few hundred dollars and removes the largest unknown from your own sale.
Frequently asked questions
How long is the due diligence period in Arizona?
Ten days from contract acceptance under the standard Arizona purchase contract, unless the parties negotiate a different length in the offer.
Who pays for the home inspection?
The buyer. Inspections are ordered and paid for by the buyer during their inspection period; a typical Arizona general inspection runs a few hundred dollars, with specialty inspections extra.
What happens if the buyer finds problems?
They deliver a BINSR: accepting the property, canceling (typically with earnest money returned), or requesting specific corrections. Repairs are then negotiated; the seller may agree to all, some, or none, and the buyer decides whether to proceed.
Can the seller refuse all repairs?
Yes. The seller can decline every requested item; the buyer then chooses between proceeding with the home as-is or canceling within their rights under the contract.
What do Arizona inspectors focus on?
Roof condition and remaining life, HVAC (especially air conditioning), plumbing, electrical, water heater, drainage, and structure, plus common add-ons like termite reports, pool equipment, and sewer scopes.