BINSR Roof Inspections
A roof item does not kill a deal. Not knowing what it costs kills the deal. When an inspector writes "roof at end of serviceable life" with no number beside it, a buyer imagines forty thousand dollars and walks — when the real scope is often a fraction of that. We put a number on it fast, in writing, so the negotiation runs on facts instead of fear.
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 contractor handles the inspection and the repair, with no second vendor to coordinate.
Built Around The Agent, Not The Roof
Most of our transaction work comes from agents who have been burned by a contractor that showed up late, quoted a replacement on a roof that needed a repair, or went quiet three days before closing. Here is how we try not to be that.
24-Hour Estimate
Email us the inspection report and we return a written, itemized estimate within one business day. No site visit needed to start.
BINSR-Ready Format
Photos, line items and prices laid out so they can be attached to the form directly rather than retyped.
Billed Through Escrow
Where the parties agree to it, we invoice escrow at close. Neither of your clients has to write a check mid-transaction.
Second Opinions Welcome
If a listing agent thinks a buyer's roof bid is inflated, we will scope it independently and say so either way.
We will tell you it's fine
If the roof does not need the work the inspector implied, that is what the report says. An honest 'no repair needed' saves more deals than a discount.
Repair before replace
On Valley tile the felt usually fails before the tile. Scoping underlayment on the affected slopes instead of a full tear-off is often the difference between a deal that closes and one that does not.
One point of contact
The person who inspects the roof is the person who prices it and the person who schedules the repair. No handoffs to lose a day to.
Scheduled around close
Once repairs are agreed, the work is booked against the closing date, and you get photos and a paid invoice for the file.
Monsoon-season reality
July through September the phone does not stop. Transaction work is still scheduled first, because your deadline is contractual and a homeowner's is not.
No pressure on your client
We do not upsell at the closing table. The scope on the estimate is the scope on the invoice.
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 (602) 834-4707 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.
Can you quote from the inspection report without going out first?
Usually, yes, and it is the fastest way to start. Email us the roof pages of the inspection report and we will send a written estimate within one business day, with anything we cannot determine from photos clearly marked as needing a look. If the numbers matter to the negotiation we will get on the roof to confirm before anyone signs anything.
Who pays, and when?
Whoever the parties agree should pay. Where both sides agree to it, we can invoice escrow and get paid at close, so neither your buyer nor your seller is writing a check in the middle of a transaction. If escrow billing is not workable for the deal, we invoice on completion as normal.
Will you give a second opinion on another roofer's bid?
Yes, and we will tell you plainly if the other bid is reasonable. A listing agent looking at a $28,000 replacement quote on a roof that needs $6,000 of underlayment work deserves to know that — and so does an agent whose client got a number that is too good to be true.
What if the roof genuinely does need replacing before close?
Then we say so, with photos showing why. A full replacement inside an inspection period is tight but not impossible depending on material availability and the closing date. We will tell you honestly at the estimate stage whether the timeline is realistic, rather than taking the job and discovering it is not.
Are you licensed, bonded and insured?
Yes. Ask for the ROC number, the bond and the certificate of insurance and we will send all three before you put us in front of a client. Any contractor who hesitates at that request is telling you something.