How Do Seller Repairs and Receipts Work Before Closing in Arizona?
In Arizona, once a seller agrees to repairs on the BINSR, the standard purchase contract expects that work to be done in a workmanlike manner, by a licensed contractor when the job calls for one, with paid receipts delivered to the buyer at least 3 days before close of escrow. For Chandler and Tempe sellers, the simplest way to stay on track is to book contractors the day repairs are agreed and ask for a paid receipt the moment each job is finished.
What happens after the seller agrees to repairs?
During the inspection period, the buyer sends a list of requests on the BINSR. The seller then agrees to some, all, or none of them. Whatever the seller agrees to becomes part of the contract. I walk through that back-and-forth in how the Arizona inspection period and BINSR work.
Once both sides sign off, the repairs are a promise with a deadline. The fix needs to match what was agreed, and the buyer gets proof it was done.
Who has to do the repairs?
The contract asks for repairs done in a workmanlike manner, which is a fancy way of saying "done right, the way a pro would do it." Arizona also generally requires a licensed contractor for jobs that aren't small and simple, or that need a permit. The Arizona Association of REALTORS explains that the contract follows that rule.
So a loose cabinet hinge may be a handyman job. A roof leak, an electrical issue, or AC work usually is not. If you're not sure, ask before you hire. Fixing the same problem twice costs more than hiring the right person once.
Keep in mind the fix should match what you agreed to. If the BINSR says "repair the roof leak," patching the ceiling stain doesn't count.
When are the receipts due, and what counts as a receipt?
Under the standard contract, the seller delivers paid receipts for agreed repairs at least 3 days before close of escrow, unless the BINSR set a different date. That's the deadline people miss most.
A good receipt shows:
The contractor's business name and license number, if they're licensed
The property address
What work was done, in plain words that match the BINSR item
The amount and that it was paid
Any warranty on the work
A text that says "all done" is not a receipt. Neither is an unpaid estimate. Here's the easy habit: when you pay the contractor, ask for the paid invoice right then, before they drive away. It's much harder to get one two weeks later, when they're on three other jobs.
What if a contractor can't finish in time?
Say so early. If you know a repair will run late, your agent can work with the buyer's agent on an addendum to adjust the timing, or offer a credit instead. Buyers are usually reasonable when they hear about a delay a week ahead. They're less reasonable when they hear about it at the walkthrough.
If a deadline is missed, the other side can send a notice to cure, which starts a short 3-day window to fix it. Nobody wants to get there. Booking the contractor on day one is how you don't.
Sometimes a credit is simply the better path. If a repair is complicated, or the buyer would rather choose their own contractor, a closing cost credit may save everyone a headache. The buyer's lender has to allow it, so check before you agree.
How does the buyer confirm the repairs were done?
At the final walkthrough, in the last few days before closing. The buyer walks the home to make sure it's in the condition the contract promised and that the agreed repairs were done. They'll often bring the BINSR and the receipts and check each item.
That's why the 3-day receipt deadline exists. It gives the buyer time to review the receipts before the walkthrough, and gives you time to fix anything that's missing. After that comes signing and recording, which I cover in what happens on closing day in Arizona.
Every timing detail above comes from the standard Arizona purchase contract. Forms get updated, and your signed contract and BINSR control, so check your own dates. To see where repairs fit in the whole sale, here's the full home selling roadmap.
Quick answers
When does a seller have to provide repair receipts in Arizona?
Under the standard Arizona purchase contract, the seller delivers paid receipts for agreed repairs at least 3 days before close of escrow, unless the BINSR set a different date.
Can a seller do the repairs themselves in Arizona?
Sometimes, for small and simple items, but Arizona generally requires a licensed contractor for larger jobs or anything that needs a permit. The work also has to be done in a workmanlike manner and match what was agreed.
What if the seller doesn't finish repairs before closing?
The buyer can send a notice to cure, which gives the seller 3 days to fix it. Many delays are solved earlier with an addendum that changes the timing or swaps the repair for a credit.
If you're in escrow now and want help keeping repairs on schedule, I'm glad to help. Call or text me at 480-448-2020, or book a time to talk.
