Buying
What Is a BINSR?
The Buyer's Inspection Notice and Seller's Response is one of the most consequential documents in an Arizona transaction. Here is how it works.
6 min read · Updated 2026
BINSR stands for Buyer's Inspection Notice and Seller's Response. It is the form commonly used in Arizona residential transactions to communicate what a buyer found during the inspection period and what, if anything, they are asking the seller to address.
The buyer's three options
- Accept the property as-is and move forward.
- Provide a list of items the buyer asks the seller to correct.
- Disapprove items and cancel the contract within the inspection period, if the contract allows.
The seller's response
After receiving the notice, the seller responds — agreeing to correct some or all items, or declining. A seller is generally not obligated to repair anything unless the contract says otherwise.
If the seller declines, the buyer typically has a defined window to decide whether to proceed or cancel. Those windows are short, and they are written into the contract.
Why timing is everything
The BINSR is tied to the inspection period. Delivering it late, or letting the response window lapse without acting, can change a buyer's rights. Coordinating inspections early in the period leaves room for a specialty inspection — roof, septic, well, structural — if the general inspection raises a question.
A Flagstaff note
In Northern Arizona, roof condition, heating systems, crawlspaces, well and septic components, and drainage around the foundation are worth particular attention. Snow load and freeze cycles are real factors here in a way they are not in the Valley.
Common questions
- Does the seller have to make repairs listed on the BINSR?
- Generally no. The BINSR opens a negotiation; unless the contract requires a specific repair, the seller can decline, and the buyer then decides whether to proceed under the terms available.
Information on this site is general in nature and is not legal, tax, financial or lending advice. Melissa Smets is a licensed REALTOR® and is not an attorney. Consult an appropriate professional regarding your specific situation.
Keep reading
- What Is Earnest Money in Arizona?
What earnest money actually is, who holds it, when it becomes at risk, and how it is credited at closing.
- Understanding the Arizona Home Inspection Period
What the inspection period is for, how to use it well, and the specialty inspections worth considering in Northern Arizona.
- What Happens at a Final Walkthrough?
What the walkthrough is for, what to check, and what to do if something is wrong.