BINSR repair estimate tools: apps, software and costs

Who does a fast repair estimate for an Arizona BINSR?

Several services will price your BINSR from the inspection report, but most of the free and cheap ones are tied to the repair work. BINSR PROS is a licensed Arizona contractor that can do the repairs, Binsr AI offers to complete repairs through its preferred partners, and the Valley repair companies that quote BINSRs for free also want the repair job. Kept prices every line of your report for $79, usually under 4 hours, doesn't sell repair work, and shows how each price is built.

Kept is our product, so weigh that when you read its row.

Key takeaways

• A free BINSR estimate usually comes from a company that wants the repair job. That's a sales quote, not a neutral number.
• Binsr Inspect is software your inspector buys. Its repair request tool has you type the dollar amounts yourself.
• Whatever you use, put a number on the form you can explain line by line when the seller's side pushes back.

What does BINSR mean in real estate?

BINSR stands for Buyer's Inspection Notice and Seller's Response. It's the Arizona form you use to list the inspection items you disapprove of, and the seller answers on the same form. The Arizona REALTORS describe it this way: "The BINSR is a notice document which the buyer may use to give the seller notice regarding those items the buyer disapproves of. The BINSR is not an addendum and should not be used to modify the terms of the Purchase Contract."

If the seller agrees to a credit or a lower price, a repair addendum is usually where it gets written down.

Is there a BINSR app or BINSR software that prices repairs?

Three tools will price a BINSR or a full inspection report from the file, and two of them are tied to the repair work.

What does BINSR PROS do?

BINSR PROS takes your BINSR or full report, matches common repairs to its Arizona pricebook, and sends unclear items "for human review instead of guessed." The FAQ says the preliminary estimate is free, needs no credit card, and comes "with no obligation." The same company is a licensed Arizona contractor that can complete the repairs, and work paid at close of escrow "includes a 15% premium because payment is deferred."

What does Binsr AI do?

Binsr AI reads your uploaded report and says it will "pull out every important line item from your report and organize it by priority with additional information like fix options and approximate price ranges." It adds: "We pull material costs from leading suppliers & calculate local labor costs based on the location of the home." It costs $29.99 per report and offers to help "collect formal quotes and complete repairs through our preferred partners."

Is Binsr Inspect a BINSR estimate tool?

Not by its own description. It's report-writing software sold to home inspectors, even though it shows up for "binsr app." Its pricing page charges per inspector, and its agents page offers a Repair Request Builder where you "add notes, amounts, and custom text" to items pulled from the report. You supply the dollar amounts, and you only get it if your inspector writes the report in Binsr Inspect. Binsr AI's footer names the same company, Home Solutions US Corp.

Which Arizona repair companies give free BINSR estimates?

Several contractors take your BINSR and report by upload and send back a priced estimate. Each one offers to do the work.

Each estimate is a bid for work that company wants to win. That makes it one price, not the price.

How do you put dollar figures on BINSR items?

Price each line the way a contractor builds a bid, then decide what to ask for.

1. Copy each item you disapprove of from the report, in the inspector's words, with the page number.
2. Put one dollar figure on each line: labor hours at a trade wage, plus materials, plus the adders a contractor charges (trip, permit, disposal, markup), then sales tax.
3. Flag the lines nobody can price without seeing them: foundation movement, sewer line damage, a whole-house repipe, regrading and drainage. Get 2 to 3 contractor quotes on those.
4. Decide on a repair, a credit or a price cut for each line. Repairs vs. credit vs. price reduction covers the tradeoffs.

If one contractor will handle several lines in a single visit, count the trip fee once. The home repair estimate template shows how to lay out the list, and the buyer repair request letter template gives you the wording.

Should you use a tool or a contractor estimate?

Usually both, in that order.

• Start with a tool to get every line priced before you decide what to ask for.
• Add contractor quotes for the big, hidden items in step 3. No tool can see inside a sewer line.

More options are in how to get repair estimates during the inspection period.

Is a free BINSR estimate really free?

The estimate is, because the company wants the repair job. The repairs can carry fees if payment waits until closing. At BINSR PROS, $2,000 of work paid at close becomes $2,300 with the 15% premium. At Integrity, paying the same $2,000 through escrow for work done before closing adds $200, and the fee stops at $300 however big the job gets. For the number you put on the BINSR itself, use a price from someone who isn't bidding for the work.

How long does the seller have to respond to a BINSR, and what happens next?

Your contract sets the deadlines for both your BINSR and the seller's response, so confirm the dates with your agent. The seller can usually agree to everything, some of it, or none of it, and then you decide your next step within the time your contract allows. If the answer is no, what to do when the seller refuses repairs lays out your options.

If your BINSR is due in days and you need a price on every line, upload your inspection report to Kept: $79 per memo, usually under 4 hours.

Sources

• Arizona REALTORS, Revised Purchase Contract and BINSR
• BINSR PROS FAQ (binsrpros.net/faq)
• Binsr AI pricing (binsr.ai/pricing)
• Binsr AI, how it works (binsr.ai/how-it-works)
• Binsr Inspect pricing (binsrinspect.com/pricing)
• Binsr Inspect for agents (binsrinspect.com/for-agents)
• Arizona BINSR Repair, get an estimate (azbinsr.com/estimate)
• Integrity BINSR Repair, get an estimate (integritybinsrrepair.com/get-an-estimate)
• Blanton Home Services, BINSR repairs (blantonhs.com/binsr-repairs)
• The Fixory, BINSR repairs in Gilbert (thefixory.com/locations/gilbert/binsr-repairs)