Guide · Breathe Easy Home Inspections

The Home Seller's Inspection Guide

Your buyer is going to inspect the house. Here's how to get ready, and how to avoid surprises when their report comes back.

Call to arrange your inspection Call (480) 254-5708
Plain-language guide From our in-house team Arizona BTR #72416
Lead inspector Konnor Kirkwood on site with his inspection tablet

Get ready for the buyer's inspector

01 / Start here

The buyer's inspection is coming. Make it easy to do and hard to be surprised by.

Most buyers in Arizona inspect the home during their inspection period, then send a BINSR listing what they want repaired or credited. A little preparation makes the inspection go smoothly. A pre-listing inspection means you see the findings before they do.

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02 / The guide

Getting the house ready

Simple things that make the buyer's inspection go smoothly.

01

Leave the utilities on

Water, power and gas, if the home has it. The inspector needs to run the systems.

02

Clear the access points

Attic hatch, electrical panel, water heater, and heating and cooling equipment. Move what's in front of them.

03

Open the locked spots

Gates, sheds, garage and any locked rooms. Anything the inspector can't reach goes in the report as not inspected.

04

Handle the easy stuff

Burned-out bulbs, missing filters, a dripping faucet. Small items add up on a report.

05

Gather your paperwork

Repair invoices, permits and warranties. Buyers and agents ask for them.

06

Consider a pre-listing inspection

See the house the way the buyer's inspector will, before you list, so nothing in their report is news to you.

03 / What comes next

After the buyer's inspection

The standard Arizona purchase contract gives buyers 10 days after acceptance to inspect, unless the contract says otherwise. Here's what usually follows.

  • A

    The BINSR. Buyers list what they want repaired or credited on the BINSR form, and you respond. Your agent walks you through it.

  • B

    Repair, credit or price. Buyers can ask for repairs, a credit at closing or a price change. Each one plays out differently for you.

  • C

    Disclosure. Arizona sellers typically fill out a Seller's Property Disclosure Statement (SPDS). What you learn about the house can matter there, so talk to your agent. We don't give legal advice.

  • D

    Repairs with receipts. If you agree to repairs, use licensed contractors where required and keep the invoices.

  • E

    Older homes and lead. If the home was built before 1978, federal rules require lead-based paint disclosures for most sales. Your agent will have the forms.

04 / The process

Want to know first? Call to arrange a pre-listing inspection.

A pre-listing inspection is a full home inspection you order before you list. The report arrives the same day.

01

Book a few weeks out

Time to get bids and make repairs if you choose to.

02

We inspect

Roof to foundation, the same scope the buyer will order.

03

You decide

Fix it, price it in, or talk it through with your agent.

06 / Questions

Before you book

Quick answers. Anything else, just call (480) 254-5708.

Do I need to be home for the buyer's inspection?

Usually not. Ask your agent. What matters most is access: utilities on and nothing locked that the inspector needs to reach.

Should I fix things before listing?

That's your call, with your agent. A pre-listing inspection tells you what's there so you can decide.

What is the BINSR?

It's the Buyer's Inspection Notice and Seller's Response form used in Arizona sales. Buyers list what they want repaired or credited, and the seller responds.

Do I have to share a pre-listing report?

That's a question for your agent and, if needed, an attorney. What you learn about the house can affect what you disclose. We don't give legal advice.

How long is the buyer's inspection period?

The standard Arizona purchase contract gives buyers 10 days after acceptance, unless the contract says otherwise.

Sell it without surprises.

Call to arrange a pre-listing inspection and see the findings first.

Call to arrange your inspection Call (480) 254-5708

Lead inspector Konnor Kirkwood · Arizona BTR #72416

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