When you purchase a home, you typically have 10 days from the date of contract acceptance to do a comprehensive inspection. This is one of the most crucial times when your Realtor helps you.

You, the buyer, chooses the home inspector. There are many wonderful inspectors out there. You can check out Yelp and Google to find an inspector, and we encourage you to read through their reviews.

Here is a list of inspectors I have used before:

  • Ability Home Inspections: Kevin Howard
    (602) 751- 3703 (cell)
  • Arizona Superior Home Inspections: Larry Swanson
    (480) 206 – 2034 (office)
  • AJF Engineering Home Inspections (one of the largest inspection companies in the Valley)
    (480) 661 – 8888 (office)

Before midnight on the last day of the inspection period you have 3 options to take via the Buyer Inspection Notice Seller Response (BINSR). This is a formal document submitted to the seller that your Realtor helps you put together. Your 3 choices are

  1. Submit a detailed list of disapproved items for the seller to repair.
  2. Reject the premises and cancel the contract to buy the home.
  3. Accept the home as-is and request zero repairs from the seller.

The seller has 3 choices, and five days to respond to your BINSR:

  1. They can refuse to do any repairs. At this point, you the buyer can either decide to move forward with the home without any repairs, OR you can cancel the contract to buy the home.
  2. They can agree to do some of the repairs. This is relatively common. You can decide to move forward and buy the home with only some of the repairs completed, OR you can cancel the contract to buy the home.
  3. The sellers can agree to accept all of your repair items as requested, your inspection period is completed, and you are moving forward with the contract to buy the home.

Three days or sooner before close of escrow (which is the day where you pay your down payment, your loan is funded and you receive the keys) we will walk the home and confirm that the seller has completed all of the repairs as agreed between the parties. We also ensure the home is in similar condition to when we went under contract and sign a pre-closing buyer walk-through form…. Now onto close of escrow & key day!

For expert guidance through the home buying process please contact me at (480) 382 – 8514 or send me an e-mail on my contact page here!