BINSR Roof Inspections
When a home inspection flags the roof, the clock is already running. We inspect, document, and price roof items quickly, so buyers, sellers, and agents can fill out the BINSR with real numbers instead of guesses — and get the work done before close of escrow.
BINSR Roof Inspections Services
Built For The Clock
The standard inspection period is 10 days. We schedule around that deadline, not ours.
Numbers Agents Can Use
A written scope with line-item pricing, so the BINSR asks for something specific.
Inspect And Repair
One licensed contractor handles the inspection and the repair, with no second vendor to coordinate.
BINSR Roof Inspections Across Maricopa County
The Arizona 10 / 5 / 5 Timeline
Arizona resale deals written on the standard AAR contract follow the same rhythm. Knowing where the roof fits keeps a deal from stalling.
- 1Days 1–10
Inspection Period
The contract's default inspection period is 10 days (it can be negotiated). Everything, including the roof inspection, has to happen inside it. We aim to be on the roof within a couple of days of the call.
- 2Day 10
Buyer Delivers the BINSR
The buyer lists the items they want addressed. Our photo report and line-item pricing give the agent something concrete to attach instead of "roof needs work."
- 3+5 Days
Seller Responds
The seller has 5 days to agree to all, some, or none of the items. Sellers often call us for a second opinion or a competing scope at this point.
- 4+5 Days
Buyer Decides
The buyer then has 5 days to accept, negotiate, or cancel. Once repairs are agreed to, we schedule the work to finish before close of escrow and send photos and an invoice for the file.
Timelines describe the standard AAR Residential Resale Real Estate Purchase Contract and can be changed by negotiation. This is general information, not legal or real estate advice — rely on the current AAR forms and your agent for a specific transaction.
BINSR Roof Inspections FAQs
What is a BINSR?
The Buyer's Inspection Notice and Seller's Response is the Arizona Association of REALTORS form a buyer uses to tell a seller which inspection items they want addressed, and the seller uses to respond. Roof items are one of the most common things listed on it.
How fast can you inspect a roof during the inspection period?
Call us as soon as the general inspection flags the roof. The inspection period is short, so we prioritize transaction inspections and get you a written report with photos quickly.
Do you provide a written scope and pricing for the BINSR?
Yes. You get a photo report and itemized pricing for each item, so the BINSR can request specific repairs rather than a general allowance. That usually leads to a cleaner negotiation.
Can repairs be completed before close of escrow?
In most cases, yes. Once the repairs are agreed to, we schedule the work around the closing date and send photos and a paid invoice for the file.
Do you work with realtors and property managers?
Yes. We regularly work with agents, brokerages and community managers who need a roof looked at quickly during a transaction. Call (623) 267-5839 and we'll tell you honestly whether the roof needs a repair or a replacement.
Does an older tile roof mean the sale needs a whole new roof?
Often not. On Arizona tile roofs the tile frequently outlasts the underlayment beneath it, so replacing underlayment in the affected areas can resolve the issue at a fraction of a full replacement. We tell you which one your roof actually needs.