Here's a moment I see all the time: a buyer gets the "your offer was accepted!" call, celebrates, and then asks, "So what happens now?" In Arizona, the answer is a short, important stretch of time where you get to look under the hood. Handle it well and you buy with confidence. Rush it and you can end up with surprises after closing. Let me walk you through it, step by step.

Day One: The Clock Is Already Running

Your inspection period starts when the contract is accepted. The length is set in your purchase contract (and you can negotiate it in your offer), so the first thing I do with my buyers is put the deadline on the calendar. The second thing is calling inspectors. Good inspectors book up, and every day you wait is a day you lose.

The First Few Days: Inspect Everything You Care About

A general home inspection is a must. From there, it depends on the home:

  • A termite inspection, which is standard practice for Arizona buyers.
  • A pool specialist, if there's a pool or spa.
  • A roofer, especially for tile roofs or older homes.
  • An HVAC tech to check the A/C you'll be relying on all summer.
  • A sewer camera scope on older properties.

This is also the time to review HOA documents, get insurance quotes and check anything about the area that matters to your family. Buying a brand-new home? Read why you should bring your own agent when touring model homes; independent inspections are smart on new builds too.

Before the Deadline: Decide and Send the BINSR

Once the reports are in, we sit down together and sort the findings into three piles: must-fix, nice-to-fix and ignore. Then you choose your path on the Buyer's Inspection Notice and Seller's Response, which everyone calls the BINSR:

  • Move forward as-is if you're comfortable with what you found.
  • Request repairs or a credit for the items that matter.
  • Cancel if the home isn't right for you.

The key is getting that BINSR delivered before your inspection period ends. Missing the deadline can cost you leverage, the right to cancel for inspection reasons, and possibly your earnest money.

After You Send It: The Seller's Turn

When you ask for repairs or a credit, the Arizona contract gives the seller five days to respond. They might say yes to everything, say no, or meet you partway. If they don't agree to it all, you get a short window under the contract to accept their answer or walk away. This back-and-forth is where negotiating skill pays off. I cover more of that in Negotiating a Home Purchase in Arizona: More Than Just the Price.

My Tips for a Stronger Repair Request

  • Lead with safety, water, roof and major systems, not paint and cabinet knobs.
  • Back up big requests with a licensed contractor's estimate.
  • Think about asking for a credit so you control who does the work (if your lender allows it).
  • If the seller agrees to repairs, ask for paid receipts and check the work at the final walkthrough.

Ready to Start Looking?

Browse my featured homes, or search by city, like Scottsdale, Phoenix and Gilbert. Moving here from out of state? Start with your first steps to buying a home in the Valley, and see how I help buyers on my buying page.

Want someone watching every deadline for you?
I'll line up inspectors, go over the reports with you and write a BINSR that protects you without souring the deal. Call or text Terry Day at 602-483-4665.

Terry Day, REALTOR®, DeLex Realty, 10115 E Bell Rd, Scottsdale, AZ 85260.