So, What Exactly Is the 10-Day Inspection Period?

In the standard Arizona Residential Resale Real Estate Purchase Contract, the 10-day inspection period is your official due-diligence window. It typically begins the day after your contract is accepted and gives you the time to investigate the property thoroughly before you're fully committed.

During this period, you have three options:

• Accept the property as-is and move forward
• Request repairs, credits, or a price reduction from the seller
• Cancel the contract and recover your earnest money (as allowed by the contract)

If the deadline passes and you haven't delivered a written notice, you're generally considered to have accepted the property in its current condition. That's why acting quickly and decisively during this window is so important.

What Should You Actually Be Doing During These 10 Days?

Ten days sounds like plenty of time — but trust me, it goes by fast. Here's what I guide my buyers through:

1. Read Your Contract First Confirm the exact start and end dates of your inspection period from your fully signed contract. Review the Due Diligence and Inspection section so you know your rights and what must be done in writing.

2. Schedule Inspections Immediately Don't wait. Get a general home inspection on the calendar the same day you go under contract. Depending on the property, you may also want to order:

• Termite/pest inspection
• Roof inspection
• HVAC evaluation
• Pool/spa inspection
• Sewer or septic inspection
• Structural assessment
• Solar system review

I always recommend attending the main inspection in person so the inspector can walk you through their findings. There's a big difference between reading "moisture near the water heater" in a report and actually seeing it.

3. Do Your Homework Beyond the Physical Inspection The inspection period isn't just about the house — it's your window to investigate everything. That means reviewing the Seller's Property Disclosure Statement (SPDS), researching the HOA rules and CC&Rs, checking flood zone status, looking into school districts, and even scoping out nearby developments or zoning changes that could affect your quality of life.

4. Review Reports and Get Cost Estimates Once your inspection reports come in, go through them with me. We'll prioritize the big-ticket items — roof, structural, plumbing, electrical, HVAC — over cosmetic concerns. If something significant comes up, we'll get contractor bids so you know exactly what you're dealing with.

5. Deliver Your BINSR The Buyer's Inspection Notice and Seller's Response (BINSR) is your formal written notice to the seller. It lists everything you want addressed — repairs, credits, or a price reduction — and must be delivered before the inspection period expires.

This is a one-shot deal. The contract is designed around a single inspection-period notice, so everything you want addressed needs to be in that one document. That's why doing all your inspections early and reviewing everything carefully before submitting is so important.

6. Make Your Decision After the seller responds to your BINSR, you'll decide whether to proceed, negotiate further, or walk away. If the issues are too serious or the seller won't cooperate, you can cancel within the inspection contingency and generally get your earnest money back.

A Few More Things to Keep in Mind

• You're responsible for any damage you or your inspectors cause to the property during this period.
• You're required to provide the seller and brokers copies of all inspection reports you receive — at no cost to them.
• The inspection period number of days can be different from 10 days if a different number is written into your contract, so always check your specific agreement.

Bottom Line

The 10-day inspection period is one of your most powerful protections as a buyer in Arizona — but only if you use it wisely. The key is to move fast, be thorough, and lean on your Realtor and qualified inspectors to help you make a fully informed decision.

Have questions about navigating the inspection process? I'm here to help. Reach out anytime and let's talk through your situation.

David Thomas | Realtor Your trusted guide through every step of the home-buying journey.