Focus your repair requests on safety, structural and major system issues, not every minor note in the report, and back them with real contractor estimates. In Arizona, requests go to the seller on the BINSR, the Buyer's Inspection Notice and Seller's Response, within the inspection period, usually 10 days on the standard contract. The seller has five days to answer. You can ask for repairs, a credit or a price change, and if the seller won't address a serious issue, your contract may let you cancel within the inspection period.
Negotiating repairs after a Chandler home inspection works best when you focus on genuine safety, structural, and major system issues, not every minor item on a lengthy report, and back your requests with real cost estimates.
I'm a Master Certified Negotiation Expert, and this is one of the places that training matters most. Here's how I approach it.
How it works in Arizona
On the standard Arizona purchase contract, you have 10 days to inspect unless a different number was negotiated. Your requests go to the seller on the BINSR, the Buyer's Inspection Notice and Seller's Response. The seller then has five days to agree, refuse or offer something different, and you get a short window to accept their answer or cancel. Those deadlines are strict, so we schedule inspections the day the contract is accepted. More in What to expect during an Arizona home inspection.
What the seller already promised
Before we ask for anything, it helps to know what's already in the contract. On the standard Arizona purchase contract, the seller warrants that the heating, cooling, mechanical, plumbing and electrical systems, and built in appliances, will be in working condition at closing. That isn't the same as new, and it doesn't cover age, but it does matter. If the AC isn't working, that's a different conversation than an AC that works but is old.
The seller isn't required to agree to repairs you ask for on the BINSR. That's why how you ask matters as much as what you ask for.
Separate the real issues from the noise
Inspection reports list everything, including minor cosmetic notes that don't represent real cost or risk. I help you identify what actually matters, active leaks, electrical safety issues, HVAC or roof problems, versus what's simply documented for thoroughness.
In Arizona, the items that tend to matter most are the roof underlayment under tile, the age and condition of the AC, pool equipment, termite activity, plumbing leaks and anything electrical that's a safety issue.
Get real repair estimates, not guesses
A repair request grounded in an actual contractor estimate is far more persuasive than a vague dollar figure. When something significant surfaces, I help you get real numbers before we approach the seller. With only 10 days, that means calling roofers, HVAC companies and plumbers right away.
Decide: repair, credit, or price reduction
Sellers can address issues in different ways, completing the repair themselves, offering a credit at closing, or adjusting the price. Each has tradeoffs, a credit gives you control over who does the work, while a seller repair means you're trusting their choice of contractor.
| Option | Good when | Watch out for |
|---|---|---|
| Seller repairs | The fix is straightforward and licensed work is required | Ask for licensed contractors and receipts |
| Credit at closing | You want control of the work | Your lender must allow the credit |
| Price reduction | The issue is large and you'll handle it later | It changes your loan amount and appraisal math |
Write requests a seller can say yes to
Vague requests get vague answers. "Fix the roof" invites a seller to hire the cheapest handyman they can find. A clear request names the problem, the kind of professional who should fix it and what you want back. For example, have a licensed roofing contractor repair the underlayment in the area noted in the report and provide a written invoice and any warranty. Clear requests are easier to agree to and easier to check at the walkthrough.
Remember that your lender may have a say too. On FHA and VA loans, the appraiser can require certain repairs before the loan funds, and those have to be done whether or not you asked for them. And any credit has to fit within the limits your loan allows for seller contributions, so I confirm that with your lender before we put a number in writing.
Understand the seller's perspective too
An overly aggressive request list can sour a deal or invite a seller to simply say no to everything. I help you build a request that's assertive on what matters and reasonable on what doesn't, which tends to get better results overall.
Know when to walk away
If a serious issue surfaces that the seller won't address and you don't feel comfortable proceeding, your contract may allow you to exit the agreement during the inspection period. I'll walk you through your real options if it comes to that, and the deadlines that protect your earnest money.
When the report is long and the clock is short
Some reports run fifty pages or more, and that can feel overwhelming in a 10 day window. Here's the order I use. First, anything that's a safety issue. Second, anything that lets water in, like roof, plumbing or drainage problems. Third, major systems near the end of their life. Everything else gets noted for your own list after closing. That order keeps your request focused on what really protects you.
Verify before closing
If the seller agreed to repairs, ask for the receipts and check the work at the final walkthrough. A repair you never verified is a repair you're taking on faith.
The bottom line
I negotiate repair requests with real data and a clear read on what's worth fighting for, protecting your interests without derailing your deal unnecessarily.
Send me a message and we'll go through your report together.
Questions, answered.
Can I ask for every item on the inspection report to be fixed?
You can ask, but requesting every minor item can damage negotiation goodwill. Focusing on genuinely significant issues tends to produce better outcomes.
What if the seller refuses all repair requests?
You'll need to decide whether to accept the home as-is, continue negotiating, or, if your contract allows, cancel during the inspection period. The deadlines matter, so act quickly.
Should I request a credit or an actual repair?
A credit often gives you more control over quality and timing, since you choose the contractor, but this depends on the specific issue, your lender's rules and your comfort managing it yourself.
What is a BINSR?
The Buyer's Inspection Notice and Seller's Response is the Arizona form buyers use to list the items they want addressed after inspecting. The seller answers on the same form.
How long does the seller have to respond in Arizona?
On the standard Arizona purchase contract, five days after receiving your BINSR.
Want to talk it through?
Bring me the specifics of your situation and I will tell you straight what I would do. No pitch, nothing to sign, and no obligation to work with me afterward.
Get help with your BINSR