"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.
Buyers can forgive outdated cabinets. They can overlook old carpet. They can even see past ugly paint colors. But a bad smell? That is one of the fastest ways to lose a buyer. The moment someone walks through your front door, they're already forming an opinion. Most people don't realize that smell often creates that first impression before they've even had a chance to notice your beautiful kitchen or spacious family room. Unfortunately, smell is also one of the hardest things for homeowners to recognize in their own homes. Why You Can't Smell Your Own House Our brains are incredibly good at filtering out smells we experience every day. It's called olfactory adaptation . If you've lived with pets for years, burn the same candle every evening, or cook certain foods regularly, your brain simply stops noticing those scents. A buyer doesn't have that advantage. To them, it's the very first thing they experience. The Biggest Smell Culprits In Arizona homes, we commonly see buyers react to: Pet odors Cigarette smoke Heavy plug-in air fresheners Strong candles Essential oil diffusers Last night's fish, curry, garlic, or fried foods Musty carpet Damp towels or laundry Litter boxes Trash cans Sometimes homeowners are shocked when we share this feedback. Please don't be offended. We're actually grateful when buyers mention an odor because that usually means there's something we can improve before the next showing. Unlike the home's location or floor plan, odors are often fixable—and every improvement gives the next buyer a better experience. Be Careful With Air Fresheners This surprises a lot of sellers. Adding more fragrance doesn't usually solve the problem. In fact, it can create a new one. Many buyers today are extremely sensitive to heavy fragrances. Strong scents can trigger headaches, allergies, or asthma. Even buyers who aren't sensitive often have the exact same thought: "What are they trying to cover up?" If buyers begin wondering what's hiding underneath the fragrance, they're no longer paying attention to your home. They're looking for problems. Pet Owners: Clean Carpets Early We love our pets. Most buyers do too. But pet odors can linger deep in carpet padding long after you've stopped noticing them. One recommendation we frequently make is to professionally clean the carpets several weeks before your home goes on the market. Why weeks ahead? Because once hot water soaks into the carpet, trapped odors often become much stronger before they disappear. If you're scheduling a professional cleaning, ask about adding a pet odor neutralizing treatment instead of simply using scented deodorizers. Neutralizing the source is far more effective than trying to mask it. Arizona Homeowners: Don't Forget the Artificial Turf This is one of the most overlooked odor sources we see in Arizona. Artificial turf is fantastic for conserving water and reducing maintenance, but if you have dogs, it requires regular cleaning. During our 110°+ summer days, pet urine can literally bake into the turf. Then, as soon as a buyer steps into the backyard, they're hit with a wall of odor before they've had a chance to admire the pool, mountain views, or outdoor living space. Ironically, many homeowners don't notice it anymore because they're around it every day. Then monsoon season arrives. The added humidity can make those odors even more noticeable. What seemed manageable during the dry summer can suddenly smell like a damp dog training pad after a rainstorm. The good news is that this is usually fixable. Professional turf cleaning companies can deep-clean, sanitize, and deodorize artificial grass, and many homeowners are amazed at the difference. If your turf has seen years of use by pets, having it professionally cleaned before listing can be one of the highest-return investments you make. We've had buyers walk out onto what should have been a beautiful backyard only to immediately turn around and head back inside because the odor was so overwhelming. Once that happens, it's incredibly difficult to get them focused on the features that actually add value to the home. Don't Forget the Backyard Cleanup This one seems obvious... But it's amazing how often it gets overlooked. Before every showing, take a quick walk around the backyard and clean up after your pets. I've navigated backyards that felt more like an obstacle course than a place to relax. Some of those "landmines" looked like they'd been there long enough to become part of the landscaping. Besides being unpleasant to step around, pet waste creates another odor source—especially during an Arizona summer. Between triple-digit temperatures and our monsoon humidity, those smells can become surprisingly strong. The last thing you want is for buyers to spend their showing watching where they step instead of imagining themselves enjoying the backyard. A clean, fresh yard tells buyers the home has been well cared for. A neglected yard can unintentionally send the opposite message. What About Cigarette Smoke? This is in a category all by itself. Cigarette smoke doesn't simply stay in the air. Over time it settles into: Drywall Insulation Carpet Window coverings Cabinets HVAC systems Upholstery Even after deep cleaning, many buyers can still smell it. In our experience, cigarette smoke is one of the biggest value killers when it comes to preparing a home for sale. We've seen homes require double-digit price reductions simply because buyers didn't want to take on the cost, time, and uncertainty of smoke remediation. Many buyers aren't interested—even when the home is priced well below market value. That's why, if smoking has occurred inside the home, it's worth talking with your REALTOR® early about your options before listing. There's a Reason Hotels Pay So Much Attention to Smell Ever notice how luxury hotels always seem to smell... clean? That's not an accident. Hotels spend enormous amounts of time and money creating subtle signature scents because they know smell has a powerful influence on how people feel. Even Disney uses carefully designed scents throughout portions of its parks to reinforce positive memories and emotions. The key word is subtle . Not overpowering. Our Goal Isn't to Criticize Our job isn't to hurt your feelings. It's to help your home sell for the highest price possible. If buyers consistently mention an odor, we're grateful they told us. That means we have an opportunity to fix it before more buyers walk through the door. Sometimes the smallest changes can completely transform a buyer's first impression. And first impressions are incredibly difficult to overcome once they're made. Buyers don't remember every feature they saw—but they almost always remember how a home made them feel. Fresh, clean, and inviting creates confidence. Unpleasant odors, no matter the source, create doubt. If you're getting your home ready to sell, don't underestimate the power of a home that simply smells... like home. Frequently Asked Questions Should I use candles or plug-in air fresheners before a showing? Usually not. Heavy fragrances often make buyers wonder if you're trying to cover up another odor. A clean, neutral-smelling home is almost always the better choice. Should I have my carpets professionally cleaned before listing? If you have pets or older carpeting, yes. Just try to have them cleaned several weeks before your home goes live so any odors released during the cleaning process have time to dissipate. Is artificial turf really a problem? It can be. In Arizona's summer heat, pet urine can build up in artificial grass and become very noticeable, especially during monsoon season when humidity amplifies odors. Professional turf cleaning can make a dramatic difference. Does cigarette smoke really affect a home's value? In our experience, absolutely. Smoke odor often reduces buyer interest, increases time on the market, and can lead to significant price reductions because many buyers don't want to deal with remediation. What if buyers mention an odor in my home? Don't take it personally. Feedback is one of the most valuable tools you have as a seller. If buyers consistently mention a smell, there's a good chance it can be addressed before the next showing—giving you a much better opportunity to attract a strong offer. --
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.
