Arizona AAR Purchase Contract Due Diligence · BINSR Net-Proceeds Shield
Arizona BINSR (Buyer’s Inspection Notice & Seller’s Response) Net-Proceeds Shield
Direct Answer (Arizona BINSR Negotiation Rule): Under Section 6j of the Arizona Association of REALTORS® (AAR) Residential Resale Real Estate Purchase Contract, buyers have a default 10-day Inspection Period to submit the Buyer’s Inspection Notice and Seller’s Response (BINSR) disapproving items and requesting repairs or closing-cost credits. Sellers then have 5 days to respond. Completing a pre-listing roof underlayment, HVAC Delta-T, and sewer-scope certification before going live on ARMLS eliminates an average of $11,500 to $28,000 in reactive buyer concession demands. Prepared by Stephen R. Mannenbach (J.D., MBA · Licensed Arizona REALTOR® (ADRE #SA713873000 · HomeSmart LLC)).
| Maricopa County Inspection Item | Pre-Listing Proactive Cure | Typical Buyer BINSR Credit Demand | Net Proceeds Protected |
|---|---|---|---|
| Concrete Tile Roof Underlayment (18–22+ Years in AZ Sun) | $1,800 – $3,500 (Tune-Up & Cert) | $14,000 – $28,000 | +$12,200 to $24,500 |
| Aging HVAC Split Condensers (12+ Years / Low Delta-T) | $350 – $850 (PM Service & Capacitor) | $9,500 – $18,000 | +$9,150 to $17,150 |
| Main Sewer Line Camera Scope (Arcadia / Central PHX / Old Town) | $225 (Video Scope & Cleanout) | $6,500 – $15,000 | +$6,275 to $14,775 |
| Pool Pump, Filter, Heater & PebbleTec Surface Audit | $450 – $950 (Pre-List Pool Cert) | $4,500 – $12,000 | +$4,050 to $11,050 |
| Sub-Panel / GFCI / Aluminum Branch Wiring Cure | $400 – $1,100 (Licensed Electrician) | $3,500 – $7,500 | +$3,100 to $6,400 |
| Dual-Pane Low-E Window Failed Thermal Seals & Stucco Cracks | $600 – $1,400 (Glass Reglaze) | $4,000 – $9,000 | +$3,400 to $7,600 |