What Is a BINSR? Arizona's Buyer's Inspection Notice (2026)
The BINSR, Buyer's Inspection Notice and Seller's Response, is the Arizona form a buyer uses at the end of their inspection period to request repairs, accept the property, or cancel. ClozeEZ walks by-owner sellers through responding to one, and this guide covers each option in order. The buyer picks one of three: accept the property as-is, cancel the contract, or ask the seller to correct specific items. The seller then responds on the same form, agreeing to all, some, or none of the requests. It is the document where Arizona repair negotiations actually happen.
The buyer's three checkboxes
Option one: premises accepted: the buyer is satisfied and the deal proceeds with no repair conversation. Option two: immediate cancellation: a buyer disapproving of inspection items in good faith within the period cancels, and the earnest money is typically returned. Option three: the repair request: the buyer itemizes specific corrections they want, keeping the contract alive while the parties negotiate.
The BINSR must land within the inspection period (ten days under the standard contract unless changed). A buyer who lets the period lapse without delivering one is treated as accepting the property's condition.
The seller's response
A seller receiving a repair-request BINSR responds within the contract's response window, item by item: agree to correct, decline, or offer an alternative such as a credit at closing instead of a repair. Declining is allowed, on every item if you choose.
The buyer then holds the final move: proceed with whatever the seller agreed to, or cancel and recover the earnest money. That symmetry is the point of the form: neither side can be forced into repairs, and neither can trap the other.
BINSR strategy for FSBO sellers
Read the list in two buckets. Health, safety, and loan-blocking items (roof leaks, electrical hazards, a dead AC, termite activity) are usually worth fixing or crediting; the next buyer's inspector will find them too. Cosmetic and wear items are where you can reasonably hold the line.
Credits often beat repairs late in escrow: a closing credit avoids contractor scheduling risk and lets the buyer control the work. Whatever you agree to, complete it before the buyer's final walkthrough and keep receipts. ClozeEZ carries repair requests and your response through its transaction portal, so what each side agreed to stays written down in one place.
Frequently asked questions
What does BINSR stand for?
Buyer's Inspection Notice and Seller's Response: the standard Arizona form for delivering inspection results, cancellation, or repair requests, and the seller's answer to them.
Is the seller required to make BINSR repairs?
No. The seller may agree to all, some, or none of the requested items. The buyer then decides whether to proceed with the seller's response or cancel under the contract.
Can the buyer cancel with the BINSR and keep their earnest money?
Generally yes. A buyer who disapproves of inspection items in good faith and cancels within the inspection period is typically entitled to the earnest money back under the standard contract.
What happens if no BINSR is delivered?
Under the standard contract, the buyer's failure to deliver a notice within the inspection period operates as acceptance of the property's condition, and the transaction proceeds.