Last updated: 2025-12-06

As a homeowner looking to sell my house in Maricopa, AZ, what should I know about the Inspection Period?

During the inspection period of an Arizona Association of REALTORS® (AAR) contract, buyers inspect the property while sellers must meet specific obligations. Understanding this 10-day window helps Maricopa sellers navigate repairs, disclosures, and deadlines effectively while protecting their equity.

Most Maricopa contracts give buyers just 10 days to inspect — act fast or lose leverage.

What Are My Duties as a Seller During the Inspection Period?

During the inspection period, you have several important responsibilities under most Arizona contracts:

• Honestly disclose known material facts about the property
• Deliver the SPDS (Seller's Property Disclosure Statement) on time
• Keep all utilities on at your expense through close of escrow
• Make the property available for inspections and walkthroughs
• Decide how to respond if the buyer sends a BINSR requesting repairs

What is the Seller's Property Disclosure Statement (SPDS)?

The SPDS is a form where you disclose known material facts about the property's condition, systems, and history. Arizona law requires sellers to complete this honestly.

Late SPDS delivery extends the buyer's disapproval window — deliver it Day 1.

In many transactions, you typically have three (3) business days after contract acceptance to deliver the SPDS to the buyer. Honest SPDS disclosure protects your equity and prevents lawsuits after closing.

What Are My Options When I Receive a BINSR?

You are NOT required to make ANY repairs — even if the buyer asks for them.

When the BINSR arrives, your Maricopa real estate agent can help you evaluate which approach makes sense for your situation, market conditions, and the specific requirements if you're selling an HOA property in communities like Glenwilde, Homestead, or Province.

How Long Do I Have to Respond to the BINSR?

You usually have only 5 days to respond to a BINSR — miss it and it's treated as a refusal.

Under the standard AAR contract, you generally have five (5) days after the buyer delivers their BINSR to respond in writing. Because every transaction is unique, Maricopa sellers should review their specific contract with their licensed Arizona real estate agent to confirm exact deadlines.

Takeaway: Respond in writing within 5 days (or your contract timeframe) to keep all options open.

What Happens If I Refuse to Make Repairs?

Refuse everything? The buyer can walk and get their earnest money back — or proceed as-is.

If you refuse repairs (or are deemed to have refused by not responding), the buyer gets a defined window under the contract terms to either cancel or proceed with the purchase in its current condition. The earnest money disposition depends on the contract terms and whether the buyer cancels during a contingency period. Also, both parties can seek mediation and arbitration too. 

Takeaway: In Maricopa's balanced market, many buyers will still proceed as-is rather than restart their search, especially if they've already invested in inspections and appraisal.

Can I Offer a Credit Instead of Making Repairs?

Offering a credit instead of repairs is often the fastest way to save a deal in Maricopa's market.

Often yes, if the buyer and their lender agree. Instead of performing repairs, you can offer a closing cost credit or price reduction in lieu of specific repairs. However, lender limits on seller concessions still apply, and you should verify with the buyer's lender before promising a credit that exceeds program limits.

For help evaluating whether repairs or credits make more financial sense in your specific situation, consult with your Maricopa agent who understands local contractor costs and buyer expectations.

When Can the Seller Cancel the Contract?

Sellers have fewer cancellation rights than buyers. Generally, you may cancel only after the buyer fails to perform a clear contract duty, you deliver a proper Cure Period Notice, and the buyer does not cure within the specified cure period. Common situations include failure to deliver earnest money or loan documentation on time.

Frequently Asked Questions

Must I keep utilities on during the inspection period?

Yes. The AAR contract requires sellers to keep all utilities on at their expense through close of escrow so buyers can complete inspections, appraisals, and pre-closing walkthroughs. This includes electricity, water, gas, and propane where applicable.

What happens if I don't respond to the BINSR on time?

If you don't respond within the specified BINSR response period, the contract may treat it as if you refused to make any repairs. The buyer then typically has a window to either cancel or proceed with the purchase as-is.

When can a seller keep the earnest money in Arizona?

Sellers may be entitled to earnest money if the buyer breaches the contract after contingencies are satisfied or waived and fails to cure the issue within the required timeframe. However, actually receiving those funds usually requires either mutual written agreement or resolution through the contract's dispute resolution process.

Am I liable if I fail to disclose a defect?

Arizona law requires sellers to disclose known material facts that would affect a buyer's decision or the price. Failure to disclose can lead to claims for misrepresentation or fraud even after closing. This includes past or present issues like foundation movement, roof leaks, or plumbing failures, even if repaired. That's why completing your SPDS thoroughly and honestly — with guidance from an experienced Maricopa agent who knows our local homes — is the very best protection for your sale and your peace of mind.

What's the difference between inspection period and loan contingency?

The inspection period (typically 10 days) is for physical property inspections. The loan contingency (often 30-45 days) is for the buyer's financing approval. These run concurrently, so a buyer could cancel during either period for different reasons. Understanding the full timeline of selling a home in Maricopa AZ helps you anticipate each phase.

Your Maricopa agent handles the back-and-forth so you don't have to stress.

Bottom line: preparation + quick written responses = you stay in control.