The inspection objection and repair request, step by step

An inspection objection is the buyer's written response to the inspection, delivered before the inspection deadline. It accepts the property as it is, asks the seller to repair or credit specific items, or cancels the contract. The seller then has a set time to agree, counter or refuse, and the contract says what happens next.

More on this topic: Contract to close: process and checklists, every guide in one place.

The forms have different names: an inspection objection, a repair request, a request for repairs, an inspection notice, or in Arizona the BINSR (Buyer's Inspection Notice and Seller's Response). The process behind them is very similar. This guide walks through it step by step, with the deadlines that matter at each stage. Closingbird's deadline tracking adds each of those dates from the contract.

The process, step by step

1. Inspections happen inside the inspection period. The period usually starts from acceptance. Book inspectors in the first days, because specialist follow-ups (roof, sewer, structural) take time.
2. The buyer decides. Using the reports, the buyer chooses to accept the property, ask for repairs or credits, or cancel.
3. The buyer's agent delivers the notice in writing, on the state form where there is one, before the inspection deadline and its cut-off time.
4. The seller responds within the response period. They can agree, agree to some items, offer a credit or price change instead, or refuse.
5. The buyer replies to the seller's response, often within a short period of its own: accept it, cancel, or keep negotiating if the form allows.
6. Everything agreed goes into a signed resolution or amendment, with who does what, by when, and how it will be shown (receipts, invoices, a re-inspection).

Each of steps 3 to 5 usually has its own deadline. Miss one and, depending on the form, the buyer may be treated as accepting the property or the seller's response. That's covered in what happens if you miss a contingency deadline.

The deadlines in an inspection negotiation

As an example from one state, the Arizona Association of REALTORS' BINSR form gives the seller a set number of days to respond unless the parties specify otherwise. Other states use different numbers, and some contracts have no seller response period at all. Check your state's contract for the actual periods and whether they count calendar or business days.

How to write a repair request that gets a quick answer

• Be specific. "Repair the leak at the kitchen sink drain (report page 14)" is easier to agree to than "fix plumbing issues".
• Say who does the work. A licensed contractor, a specific trade, or the seller's choice.
• Ask for proof. Paid invoices or receipts, delivered a set number of days before closing.
• Consider a credit instead. A closing cost credit or price reduction avoids the question of repair quality, though the lender has to allow it and some loan programs cap seller credits.
• Prioritise. Safety, structural, and systems issues, and anything a lender or insurer will require. Cosmetic items rarely get agreed and slow everything down.
• Attach the relevant report pages, not necessarily the whole report, where your state's practice allows.

A checklist for the coordinator

• Put the inspection, seller response and buyer reply deadlines on the file on day one, with how each is counted.
• Confirm inspection appointments and that the seller has arranged access and utilities.
• Remind the buyer's agent two or three days before the inspection deadline.
• Get the signed notice, and record when it was delivered and how.
• Start the seller response clock from the delivery time, not the day you heard about it.
• Once agreed, send the resolution or amendment for signature and add the repair deadlines to the file.
• Request receipts before closing, and add a final walkthrough check for each repaired item.

The negotiation is between the buyer and seller. The dates belong to whoever is running the file, and they should never be a surprise.

Closingbird's deadline tracking adds the inspection and response deadlines from the contract with their source paragraph. E-signatures get the repair request and resolution signed from the file, and document requests collect the repair receipts with automatic reminders. When repairs are done, the final walkthrough checklist closes the loop.

This guide is general information, not legal advice. Forms, periods and what silence means vary by state and contract; check your state's contract.

Frequently asked questions

What is a BINSR?

BINSR stands for Buyer's Inspection Notice and Seller's Response, the Arizona Association of REALTORS form used to respond to inspections. The buyer accepts the property, cancels, or asks for corrections, and the seller responds on the same form.

Does the seller have to make the repairs the buyer asks for?

Usually not. Outside anything required by law or the contract, the seller can agree, offer something else or refuse. If they refuse, the buyer's choice is normally to accept the property as it is or cancel within the time the contract allows.

Can the buyer ask for a credit instead of repairs?

Often, yes. A closing cost credit or price reduction is common. The lender must approve it, and some loan programs limit how much the seller can contribute.

What happens if the seller doesn't respond in time?

It depends on the form. On some, silence counts as a refusal and starts the buyer's window to accept or cancel. On others it's treated differently. Read the clause and record exactly when the response period ended.