"How do I know the seller actually completed the repairs they agreed to?" It's one of the most common questions buyers ask after the inspection period, and it's a good one. Many buyers assume their REALTOR® will inspect the repairs or that a stack of receipts guarantees everything was done correctly. In reality, the Arizona purchase contract lays out a clear process that explains what the seller is responsible for, what the buyer is responsible for, and how everyone can move toward closing with confidence. Here's how the process typically works in Arizona. Step 1: The Seller Completes the Repairs Unless the purchase contract or the BINSR (Buyer's Inspection Notice and Seller's Response) states otherwise, the seller must complete all agreed-upon repairs at least three (3) days before the Close of Escrow. This gives the buyer time to verify the repairs before becoming the new owner. Step 2: The Seller Provides Paid Receipts If the seller hired contractors or vendors to complete the repairs, they are required under the standard Arizona REALTORS® Residential Resale Purchase Contract to provide paid receipts for that work, unless the parties have agreed otherwise. Notice the important word: paid . A paid receipt helps document that the contractor or vendor has been compensated and provides valuable records of who performed the work, when it was completed, and what was repaired. It can also help reduce the likelihood of payment disputes after closing. Ideally, the receipts should include: The company that performed the work. The date the repairs were completed. A description of the work performed. Any warranty information, if applicable. Step 3: Can the Seller Do the Repairs Themselves? Yes. Many buyers are surprised to learn that Arizona's standard purchase contract allows sellers to complete repairs themselves unless the repair agreement specifically requires a licensed contractor or another qualified professional. However, there is an important requirement. The repairs must be completed in a workmanlike manner and to industry standards. That means the repair should be properly completed—not simply covered up or temporarily patched. What About Arizona's Handyman Law? Arizona also has a handyman exemption that generally allows certain work valued at up to $3,000 to be performed without a contractor's license, subject to Arizona law and the requirements of the Arizona Registrar of Contractors. Regardless of who performs the work, the seller is still responsible for ensuring the repairs meet the standards required under the purchase contract. Step 4: The Buyer Verifies the Repairs Once the seller notifies the buyer that repairs have been completed and provides any required documentation, the responsibility shifts to the buyer. The buyer has two options: Personally inspect the repairs. Hire their home inspector or another qualified professional to perform a re-insspection. For significant repairs involving roofing, electrical, plumbing, HVAC systems, foundation concerns, or other major components, many buyers choose to have their inspector return before closing to verify the repairs were completed. That extra inspection can provide tremendous peace of mind. Don't Skip the Final Walk-Through Before closing, buyers typically complete a final walk-through of the property. This isn't another full home inspection. Instead, it's an opportunity to confirm: The agreed-upon repairs appear complete. No new damage has occurred. The home is in substantially the same condition as when the purchase contract was accepted. Any agreed-upon personal property remains with the home. If something doesn't seem right, it's almost always easier to address it before closing than afterward. What Is My REALTOR®'s Role? Another common misconception is that your REALTOR® is responsible for verifying that repairs were completed correctly. While your REALTOR® plays an important role in coordinating the repair process, they are not licensed home inspectors, contractors, electricians, plumbers, or engineers. They cannot certify that repairs were completed properly or that the workmanship meets industry standards. Your REALTOR® can: Help negotiate repair requests. Track contractual deadlines. Obtain receipts and documentation from the seller. Coordinate access for inspectors and contractors. Recommend that you schedule a re-inspection when appropriate. Help address concerns before closing. However, the buyer is ultimately responsible for deciding whether to inspect the repairs personally or hire qualified professionals to verify the work before closing. Think of your REALTOR® as your guide and advocate throughout the transaction—not the person performing or certifying the repairs. The Bottom Line Arizona's repair process is designed to clearly define each party's responsibilities. The seller completes the agreed-upon repairs and provides the required documentation. The buyer then has the opportunity—and responsibility—to verify those repairs before becoming the new owner. Taking the time to review receipts, ask questions, schedule a re-inspection when appropriate, and complete a careful final walk-through can help prevent costly surprises after closing. Buying a home is one of the biggest investments you'll ever make. A little extra due diligence before closing can provide peace of mind for years to come. Frequently Asked Questions Can I require the seller to use a licensed contractor? Yes. If that's important to you, it should be specifically negotiated and written into the BINSR repair agreement. Otherwise, the seller may complete the repairs themselves as long as they are performed in a workmanlike manner and meet industry standards. Do I have to hire another inspection? No. Buyers are not required to hire a re-inspection, but it is often recommended for major repairs or when specialized work was performed. Can I delay closing if the repairs aren't completed? Possibly. If agreed-upon repairs have not been completed as required under the purchase contract, the parties may negotiate an extension, a credit, an escrow holdback (if permitted and agreed upon), or another solution. Every situation is unique, so work closely with your REALTOR® before closing. What if I discover after closing that a repair wasn't completed correctly? That depends on the circumstances. If a repair was agreed upon but was not completed or was performed improperly, there may be contractual or legal remedies available. Document your concerns, notify your REALTOR® promptly, and seek legal advice when appropriate. What if the seller says they fixed the problem, but I still think there's an issue? Don't guess. Before closing, you have the opportunity to inspect the repairs yourself or hire your home inspector or another qualified professional to verify the work. If concerns remain, it's best to resolve them before closing whenever possible. Can the seller give me a credit instead of making the repairs? Yes, if both the buyer and seller agree. In some situations, the parties may negotiate a seller credit instead of requiring repairs to be completed before closing. This allows the buyer to hire their own contractor after taking ownership. What if the repair is something I can't easily verify during the final walk-through? Some repairs—such as roofing, plumbing inside walls, electrical work, HVAC components, or foundation repairs—may require specialized knowledge. In those cases, hiring your home inspector or another qualified professional to perform a re-inspection before closing is often a wise investment. Important Disclaimer This article is intended to explain how the current Arizona REALTORS® Residential Resale Purchase Contract generally handles repair requests. Real estate contracts can be negotiated, and buyers and sellers may agree to terms that differ from the standard contract. This article is provided for educational purposes only and should not be considered legal advice. Always refer to the specific language in your signed purchase contract and consult your REALTOR® or attorney if you have questions about your contractual rights or obligations.
If you're buying or selling a home in Arizona, one of the biggest surprises is how inspections work. Many people move here from states where the seller has the home inspected before it ever hits the market. That's common in some parts of the country. Arizona is different. Here, buyers decide whether they want inspections, they choose who performs them, and they pay for them. Here's how the process normally works. Step 1: The Seller Accepts an Offer Once the purchase contract is signed by both parties, the inspection period begins. Under the standard Arizona Residential Resale Purchase Contract, the default inspection period is 10 days , although buyers and sellers can agree to a different timeframe. During those 10 days, buyers have the opportunity to learn as much as possible about the property before deciding whether to move forward. Step 2: Buyers Schedule Their Inspections Buyers can hire any qualified inspectors they choose. Common inspections include: General home inspection Roof inspection HVAC inspection Pool inspection Sewer scope Pest/termite inspection Mold inspection Structural inspection Chimney inspection Electrical inspection Plumbing inspection As long as the inspections are non-invasive and do not damage the property, buyers can perform virtually any inspection they feel is appropriate. With one notable exception, buyers pay for these inspections themselves. The Septic Exception If the property has a septic system, Arizona law generally requires the seller to have the septic system pumped and inspected within six months before the transfer of ownership. This is one inspection that is typically the seller's responsibility under state requirements. Step 3: Buyers Review the Results Not every issue found during an inspection is a defect. Even newer homes often have pages of inspection notes. Most inspection reports contain maintenance recommendations, minor concerns, and suggestions for future upkeep. The goal is to understand the condition of the home—not necessarily to create a repair list for every item mentioned. Step 4: Buyers Must Share Their Inspection Reports One part of the Arizona purchase contract that often surprises buyers is that inspection reports must be provided to the seller. As buyers receive their inspection reports, they are required under the contract to promptly provide copies to the seller. This allows the seller to fully understand the concerns that were identified and helps them evaluate any repair requests that may follow. Even if the buyer ultimately decides to cancel the contract during the inspection period, the inspection reports generally still must be provided to the seller. Many buyers ask, "I paid for these inspections. Why do I have to give them to the seller?" The reason is simple. The seller needs to understand the issues being raised before responding to repair requests. Additionally, if the transaction falls through, the seller may now have knowledge of certain material defects that could require disclosure to future buyers. Step 5: Buyers Get One Opportunity to Request Repairs This is where many people become confused. In Arizona, buyers generally submit one formal repair request using the Buyer Inspection Notice and Seller Response (BINSR). The BINSR must identify the specific issues the buyer wants addressed. For example: Repair leaking kitchen sink drain. Replace broken GFCI outlet in the garage. Repair cracked roof tile above the patio. What buyers cannot do is submit vague requests like: "Inspect the air conditioner and repair anything you find." The requested repairs must be specific. Step 6: Sellers Have Five Days to Respond The seller then has five days to respond. This gives the seller time to: Obtain repair estimates Have their own contractors inspect the issues Decide how they want to respond A seller is not limited to one type of response. For example: Agree to repair Item #1 Offer a credit for Item #2 Decline Item #3 Every item can receive a different response. Step 7: Buyers Make Their Final Decision If the seller agrees to every repair request made in the BINSR, the inspection contingency is generally considered resolved and the transaction moves forward. If the seller does not agree to all requested repairs, the buyer has one final decision to make during the contract's response period. The buyer can: Accept the seller's response and move forward, or Cancel the contract and receive their earnest money back, provided they remain within their contractual rights. One important thing to remember: The cost of inspections is not refunded if the buyer decides to cancel. Step 8: Repairs Are Completed If repairs are agreed upon, the Arizona contract generally requires them to be completed at least three days before the close of escrow , unless the parties agree otherwise. Receipts or paid invoices are typically provided to the buyer before closing. Step 9: Buyers Can Reinspect If buyers want to verify the repairs were completed properly, they can hire their inspectors to return for a reinspection. Like the original inspections, these reinspections are typically paid for by the buyer. This gives buyers peace of mind that the agreed-upon work was completed to their satisfaction before closing. Don't Forget the SPDS Separate from inspections, Arizona sellers typically provide a Seller's Property Disclosure Statement (SPDS) within three days after contract acceptance. The SPDS is the seller's opportunity to disclose known information about the property, including: Roof Plumbing Electrical HVAC Appliances Past repairs Insurance claims Water intrusion Termites And much more The SPDS is not a substitute for inspections. Instead, it gives buyers a better understanding of the home's history and any known issues before they begin their inspections. The Bottom Line Arizona's inspection process is designed to protect both buyers and sellers. Buyers have the opportunity to thoroughly inspect the property and decide whether they're comfortable moving forward. Sellers have the opportunity to review specific repair requests and decide how they'd like to respond. Unlike some states, sellers generally do not obtain a home inspection before listing their property. Instead, buyers choose the inspections they want, pay for those inspections, and then decide how they wish to proceed based on what they learn. Knowing how the inspection process works before you're under contract can help reduce stress, avoid misunderstandings, and keep your transaction moving as smoothly as possible. Frequently Asked Questions Do sellers have to get a home inspection before listing their home in Arizona? No. Unlike some states, Arizona does not require sellers to obtain a pre-listing home inspection. Buyers decide whether to conduct inspections after the contract is accepted. Who pays for home inspections in Arizona? In most cases, buyers pay for any inspections they choose to perform. One common exception is properties with septic systems, where Arizona law generally requires the seller to have the septic system pumped and inspected before ownership transfers. What is a BINSR? BINSR stands for Buyer Inspection Notice and Seller Response. It is the form buyers use to submit their repair requests after completing inspections. Buyers generally have one opportunity to submit this request during the inspection period. Can buyers ask the seller to inspect something and fix whatever is wrong? No. Buyers must identify the specific issues they want addressed. They cannot submit open-ended requests asking the seller to inspect a system and repair whatever is found. What happens if the seller says no to some repairs? The buyer can decide whether to accept the seller's response and move forward or cancel the contract if they are still within their contractual rights during the inspection period. Do buyers have to give their inspection reports to the seller? Yes. Under the Arizona purchase contract, buyers are generally required to provide copies of their inspection reports to the seller as they receive them. This allows the seller to evaluate any repair requests and understand the findings that were discovered. Can buyers inspect the repairs before closing? Yes. Buyers may hire their inspectors to perform a reinspection before closing if they wish to verify that agreed-upon repairs were completed satisfactorily. Reinspection costs are typically the buyer's responsibility.
Closing day is one of the most exciting parts of selling your home—but it's also one of the most misunderstood. In fact, just this week I had two different sellers who were surprised by how closing works, even after we had discussed it ahead of time. One seller asked to move the closing date up to accommodate their schedule. A few days later, they sent me a list of belongings they planned to pick up over the next three days after closing. They also planned to return the house keys a day or two later. Unfortunately, that's not how closing works in Arizona. If you're selling your home, here's what you can expect on closing day. You'll Probably Sign Before Closing Day Many sellers are surprised to learn they usually don't sign on the actual closing date. In Arizona: Sellers often sign their closing documents several days before closing. Buyers obtaining a mortgage usually sign the day before closing. Cash buyers often have a little more flexibility and may sign closer to the closing date. Signing early gives the title company and lender time to review all documents so everything is ready for closing day. Signing your paperwork does not mean you've given up possession of your home. You continue to own and possess the property until the deed officially records on the scheduled closing day. The Title Company Holds Everything Until Closing Arizona uses a neutral third party called the title company to handle the closing process. Their job is to make sure every requirement has been met before ownership transfers. On closing day, a lot is happening behind the scenes: The buyer completes their final walk-through. The lender confirms everything is in order. Buyer funds are received. Loan documents are reviewed. The lender sends loan funds (for financed purchases). The title company verifies all funds have been received. Only after every requirement has been satisfied can the title company send the deed to the county recorder. The County Recorder Decides When the Sale Is Official This is one of the biggest misconceptions about closing. Neither the buyer... Nor the seller... Nor the REALTORS®... Nor the lender... Nor even the title company... ...has any control over when the county records the deed. Once the county recorder records the deed, ownership officially transfers to the buyer. At that exact moment, the home legally belongs to them. What Does "Possession" Mean? Possession simply means who has the legal right to occupy and control the property. In a standard Arizona real estate contract, possession transfers to the buyer when the deed records unless the contract specifically says otherwise. That's why sellers should plan to have the home completely vacated before recording occurs. If you need additional time after closing, it should be negotiated before closing through a written post-possession agreement. When Do Sellers Have to Be Out? Unless you've negotiated a written post-possession agreement, the expectation is simple: The home should be completely vacant by the time the deed records. That means: Furniture removed Personal belongings packed Garage emptied Trash removed Keys, garage remotes, mailbox keys, gate clickers, and other access devices left inside the home The buyers should be able to walk into their new home immediately after recording without waiting for the seller to finish moving. When Do I Get My Money? This depends largely on when the deed records. If the transaction records before the federal bank wire cutoff (typically around 2:00 p.m.), sellers often see their proceeds pending in their bank account that same day. If recording happens after the cutoff, the title company still has your funds safely in escrow, but the wire usually won't be sent until the next business day. This is one of the reasons I generally recommend avoiding Friday closings whenever possible. If an unexpected issue delays recording late Friday afternoon, the transaction often can't close until Monday. Likewise, if recording occurs after the wire cutoff on Friday, sellers may not receive their proceeds until the following business day. How Do the Buyers Get the Keys? Another common question is how buyers receive possession of the home. In most Arizona transactions: Sellers leave all house keys, mailbox keys, garage remotes, gate clickers, and other access devices inside the home. The listing agent leaves one key inside the lockbox. Once the deed records, the buyer's agent opens the lockbox, unlocks the home, and gives possession to the buyers. The remaining keys and remotes are already waiting for them inside. The lockbox, yard sign, and sign post are typically removed the following business day. Closing Day Is Mostly a Waiting Game Closing day can feel like nothing is happening, but in reality dozens of important steps are taking place behind the scenes. Everyone may have signed days earlier, yet nothing officially changes until the county records the deed. Once recording is complete: The buyer officially owns the home. The seller no longer has possession. The title company begins releasing the seller's proceeds. The buyer receives the keys and moves into their new home. Knowing what to expect ahead of time makes closing day much less stressful and helps everyone avoid unnecessary surprises. Frequently Asked Questions Do I have to be out of my house before closing? Yes. Unless you've negotiated a written post-possession agreement, the home should be completely vacant by the time the deed records and ownership transfers to the buyer. Can I stay in my home for a few hours after closing? No. Once the deed records, the buyer legally owns the property. If you need additional time, it should be negotiated before closing through a written post-possession agreement. Why do sellers sign before the closing date? Signing early allows the title company and lender time to review and prepare all of the paperwork. Signing does not mean you've given up possession of your home. You continue to own and possess the property until the deed officially records. What actually happens on closing day? Behind the scenes, the buyer completes a final walk-through, the title company verifies all documents and funds have been received, the lender (if applicable) sends loan funds, and the deed is submitted to the county recorder. Once the county records the deed, ownership officially transfers to the buyer. Who decides what time my home closes? The county recorder does. No one—not the buyer, seller, REALTORS®, lender, or title company—can control the exact recording time. When will I receive my proceeds? If the deed records before the federal wire cutoff (typically around 2:00 p.m.), sellers often see their proceeds pending that same day. If recording happens after the cutoff, the wire is generally sent the next business day. Can I leave furniture or other belongings for the buyer? Only if both parties have agreed to it in writing before closing. Otherwise, the home should be completely empty, clean, and free of personal belongings. Where do I leave the keys and garage remotes? Leave all house keys, mailbox keys, garage remotes, gate clickers, and other access devices inside the home before closing. Your listing agent will typically leave one key in the lockbox so the buyer's agent can access the property after recording. Do I need to be present on closing day? Usually not. Most Arizona sellers sign their documents a few days before closing and do not need to attend on the actual closing day. If you're selling from out of town, the title company can often arrange a mobile notary or remote signing. Why do you recommend avoiding Friday closings? If an unexpected issue delays recording on Friday, the transaction often can't close until Monday. In addition, if recording occurs after the bank's wire cutoff on Friday, sellers typically won't receive their proceeds until the next business day. What if my moving truck is delayed? Contact your REALTOR® immediately. If you know you'll need extra time, it's much easier to negotiate a post-possession agreement before closing than to try to resolve the issue after the buyer legally owns the home.
