What is the due diligence period in Arizona? It is the window after a buyer’s offer is accepted when the buyer inspects the home and investigates the property before moving forward. The standard Arizona Association of REALTORS® purchase contract starts with a 10-day inspection period that can be negotiated, and the exact number of days is stated in each buyer’s contract. During this time buyers typically hire professional inspectors, review seller and HOA documents, and verify the details that matter to them. Questions about contract rights belong with your agent and, when needed, an attorney.
What Does Due Diligence Mean in Arizona?
“Due diligence” is the term Arizona buyers hear most often after an offer is accepted. It is the buyer’s chance to look closely at the property before moving forward, from the home’s physical condition to the documents behind it.
If you are relocating from another state, the vocabulary can feel unfamiliar. In many places this stage is called the “inspection period” or “attorney review.” In Arizona, it is built into the purchase contract, and buyers are responsible for doing their own investigation.
How Long Is the Due Diligence Period?
The standard Arizona Association of REALTORS® Residential Resale Real Estate Purchase Contract includes an inspection period that starts at 10 days after the contract is accepted, unless the parties agree to something different. The number of days is written into your contract, so the contract is always the source of truth for your dates.
Pro Tip: The day your offer is accepted, ask your agent to confirm your exact dates and put them on your calendar.
What Do Buyers Typically Do During Due Diligence?
The Arizona Department of Real Estate’s Buyer Advisory, provided with the Arizona Association of REALTORS®, is a good roadmap. It describes professional property inspections as absolutely essential, with no practical substitute.
Buyers commonly:
hire a professional home inspector
add specialty inspections such as roof, pool or spa, sewer, or pests when the situation calls for it
review the Seller’s Property Disclosure Statement
read HOA documents and the CC&Rs if the home is in an association
review the title commitment
verify details like square footage rather than relying on the listing alone
The Advisory also notes that MLS information can be inaccurate or incomplete, so anything important to you should be verified.
What Is a BINSR?
You will probably hear this acronym. BINSR stands for Buyer’s Inspection Notice and Seller’s Response. It is the Arizona Association of REALTORS® form agents commonly use to document the items a buyer is asking about after inspections are complete.
Your agent can walk you through how it works in your transaction. For legal questions about your rights or obligations under the contract, an attorney is the right person to ask.
Tucson Details Worth Looking Into
Every property is different, but a few items from the state’s Buyer Advisory come up often for Tucson homes:
Roof and cooling systems. The Advisory recommends a roof inspection by a licensed roofing contractor if the roof is 10 years old or older, and encourages buyers to confirm the heating and cooling systems are adequate.
Pools and spas. Home inspectors may exclude pools and spas from the general inspection, so a separate pool company inspection may be needed.
Pests. Scorpions are common in parts of Arizona and can be difficult to eliminate, so the Advisory suggests asking a pest control company about any concerns.
Permits and records. For additions or remodels, the Advisory suggests requesting permits and invoices. Pima County Assessor records and City of Tucson permit records are places to start, and the Advisory reminds buyers to verify assessor information for accuracy.
Questions to Ask Your Agent Before You Write an Offer
What are my inspection period dates, and where are they written in my contract?
Which inspections make sense for this specific home?
Who should I call for each inspection, and how soon can they schedule?
Which documents should I review first?
Is there anything I should ask an attorney about before I sign?
Buying Tucson From Out of State?
If you are researching a move from somewhere else, it helps to know how this process works before you fall in love with a home. A little preparation, including knowing your inspectors, your documents, and your timeline, makes the due diligence period far less stressful.
Frequently Asked Questions
What is the due diligence period in Arizona?
It is the period after a buyer’s offer is accepted when the buyer inspects the property and investigates anything important to them. The dates are set in the purchase contract.
How long is the due diligence period?
The standard Arizona Association of REALTORS® purchase contract starts at 10 days after acceptance, and the parties can agree to a different length. Your contract states your exact timeline.
Do I need a home inspection?
The Arizona Department of Real Estate’s Buyer Advisory describes professional inspections as absolutely essential. Your agent can help you find qualified inspectors.
Can my agent inspect the home for me?
No. The Buyer Advisory notes that real estate agents are generally not qualified to discover defects or evaluate a property’s physical condition, though they can help you find qualified inspectors and resources.
Can I change my dates?
Any change to contract dates is something to raise with your agent right away and document properly. Questions about legal rights and options are best directed to an attorney.
Disclaimer
Glasheen Real Estate is not an attorney, home inspector, or contractor. This content is general information about the home buying process and is not legal advice. Please review your purchase contract carefully and consult an attorney for questions about your legal rights and obligations.
Presented by Kristen Glasheen, REALTOR®, Glasheen Real Estate, Long Realty Company.
Contact Kristen:
☎️ Call: 520.345.9360
📱 Text: 520.345.9360
📧 Email: Kristen@GlasheenRealEstate.com
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