As a seasoned real estate pro in Arizona, I’ve walked hundreds of buyers and sellers through the negotiation minefield that is the inspection period. One of the biggest sticking points? The Buyer’s Request for Repairs.
Let me share a recent experience that highlights how this process plays out—and how the Arizona Residential Purchase Contract (AAR) guides the way.
Lou and Gina were excited first-time buyers. We found them the perfect home in Mesa: great bones, ideal location, and priced right. As expected, they submitted their Buyer's Inspection Notice and Seller's Response (BINSR) within the ten-calendar-day inspection period spelled out in Section 6a of the AAR Purchase Contract.
They didn’t go overboard—just asked for three key repairs: a roof leak, a faulty water heater, and an AC unit that wasn't blowing cold air. All reasonable, all safety or function-related.
This is where many sellers (and some agents) hit the panic button.
But here’s the deal: according to the AAR contract, the seller is under no obligation to make any repairs. However, they do have to respond within five days of receiving the BINSR (Section 6f). The seller has three basic options:
Agree to all requested repairs.
Agree to some, and reject others.
Reject all repair requests.
In this case, the seller responded on day four, agreeing to fix the water heater and the AC but declining the roof repair. They cited that the leak was minor and the roof was “sold as-is.”
Lou and Gina had three days to decide how to proceed. They could:
Accept the seller’s partial offer.
Cancel the deal and get their earnest money back.
Or negotiate further, outside the contract’s structured timeline (but within reason and cooperation).
Ultimately, we worked out a solution. I got a roofing contractor to provide a quote, and we negotiated a $2,000 credit in lieu of repairs. Everyone walked away satisfied—and Lou and Gina are now proud homeowners.
Here’s what you need to remember:
The AAR contract empowers the buyer to inspect and request, but also protects the seller from being forced into endless demands. It’s a balance—and it’s one I’ve mastered over 25+ years of getting deals across the finish line with professionalism and peace of mind.
Have questions about what happens during the inspection period—or how to respond to a BINSR like a pro?
Call or text me. I’m Chris Dunham, The Real Estate Guy. I’ve got your back—whether you’re buying, selling, or somewhere in between.
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