The Inspection Came Back. Now What?
A Conversation With Kris Forbes of The Fixory About BINSRs, Home Repairs and Keeping Your Closing on Track
By Doug Caldwell
Featuring Kris Forbes, Relationship Manager with The Fixory
You found a buyer.
You negotiated the offer.
You went under contract.
Then the inspection report arrived.
Plumbing. Electrical. Drywall. Grading. A leaking faucet. A door that doesn’t close correctly. Maybe an HVAC concern or something on the roof.
Individually, some of these repairs may not seem like a big deal. Put them all together on an inspection report with a closing date approaching, and suddenly everyone is asking the same question:
Who is going to take care of all of this?
That is one reason I wanted to invite Kris Forbes from The Fixory to join me for this month’s Professional Perspectives.
I met Kris through our local real estate community, and The Fixory recently sponsored our Ahwatukee Home Tour. As I learned more about what they do, I realized their business solves a problem I see regularly from the mortgage side of a real estate transaction.
One repair list can require five different contractors.
The Fixory was built to help coordinate that process.
So, I asked Kris the questions I think buyers, sellers, homeowners, Realtors and even lenders should be asking.
Doug: For Someone Who Has Never Heard of The Fixory, What Do You Do?
Kris:
The Fixory is a home repair and remodeling company built around real estate transactions.
We help agents, buyers and sellers handle inspection, BINSR, pre-listing and appraisal-related repairs without having to coordinate multiple contractors.
One repair list may involve plumbing, electrical, drywall, roofing, HVAC and handyman work.
Our goal is simple: one point of contact, clear communication and fewer repair headaches so the transaction can keep moving.
Doug’s Perspective
That last part is what immediately caught my attention.
Anyone who has been involved in enough real estate transactions knows how quickly a seemingly simple repair list can become complicated.
You need a plumber for one item.
An electrician for another.
Someone for drywall.
Someone else for the roof.
And then there are three little handyman items nobody seems interested in taking.
Meanwhile, the closing date isn’t moving just because you’re having trouble finding contractors.
Having one place to start that conversation can make a complicated repair list much easier to manage.
Doug: The Inspection Came Back. What Happens Next?
Kris:
We can step in as soon as the repair list is identified.
Send us the inspection report, BINSR, photos or requested items, and we help turn that into a clear scope and estimate.
From there, we coordinate the appropriate trades, scheduling and approved repairs.
That gives sellers one place to go, buyers confidence that items are being addressed, and agents more time to focus on the transaction instead of chasing vendors.
What Is a BINSR?
If you’re buying or selling a home in Arizona, you may hear the term BINSR, which stands for Buyer’s Inspection Notice and Seller’s Response.
In simple terms, it’s part of the process where the buyer communicates their election following the inspection period, which may include requesting that certain property items be corrected.
And this is where an important distinction needs to be made:
An inspection report isn’t automatically a repair list.
Your real estate agent can help you understand the inspection process, contractual timelines and negotiations between buyer and seller.
Once everyone knows which repairs actually need to be addressed, a company like The Fixory can step in and help coordinate the work.
Doug: What Kinds of Repairs Can The Fixory Handle?
Kris:
We regularly handle plumbing, electrical, drywall, paint, carpentry, doors, trim, flooring, roofing, garage doors and general handyman items.
What surprises people is how broad the list can be, but also the fact that we can and will do the smaller handyman items.
A lot of licensed companies won’t take on smaller projects, leaving agents to find additional vendors.
The Fixory eliminates this problem. From minor repairs to full remodels, we handle it all.
Kris also explained that The Fixory handles or coordinates interior and exterior work, including HVAC, pools, electrical, plumbing, drywall, paint, wood repairs, grading and drainage. The company uses full-time repair technicians along with a network of specialty contractors.
A Real Example From One of My Transactions
This question wasn’t hypothetical for me.
I recently had a transaction where a termite report identified water staining and faulty grading around the property.
So, I asked Kris:
Is that something you can help with too?
Her answer was yes.
In a situation involving water staining and faulty grading, The Fixory can help address the source of the moisture, coordinate grading or drainage corrections, and then complete necessary finish repairs.
That is exactly the type of situation where having one point of contact can become valuable.
My House Fell Out of Contract After the Inspection. Should I Fix Everything?
I wanted Kris’s perspective on this because I’ve personally experienced it.
My house was under contract.
The inspection happened.
The transaction ultimately fell apart.
Now imagine I’m preparing to put that same house back on the market.
Should I go down the old inspection report and repair everything?
Should I fix nothing?
Or somewhere in between?
Kris:
You usually do not need to fix everything.
A long inspection report can overwhelm buyers even when many items are minor, so we help the seller and agent identify what matters most.
Safety issues, active leaks, electrical or plumbing concerns, visible damage and items that may affect financing or insurance often deserve priority.
It can also be very helpful to knock out several inexpensive, simple repairs because reducing the sheer number of findings can make the next inspection feel much more manageable.
Doug’s Perspective
I really like that approach.
The goal isn’t necessarily to make an older house perfect.
The better question may be:
Which repairs could become obstacles to the next transaction?
Your Realtor should be part of that conversation because they understand the market, buyer expectations and how the property compares with competing homes.
And sometimes fixing ten inexpensive items may make more sense than allowing those same ten items to appear on the next inspection report and create the impression that the property has been neglected.
Repair It or Replace It?
This was probably my favorite question for Kris because it came from another personal experience.
I once had a window company come to my house because I had an issue with a window.
I was told the windows needed to be replaced.
It turned out the problem was a roughly $10 part that I was able to replace myself.
Experiences like that can understandably make homeowners skeptical when someone tells them they need an expensive repair.
So, I asked Kris:
How does a homeowner know when something really needs replacement instead of a relatively simple repair?
Her answer is one of my favorite quotes from our conversation:
“We start with the problem, not with the assumption that something needs to be replaced.”
Kris explained that if something can reasonably and safely be repaired, adjusted or serviced, The Fixory wants the homeowner to understand that option.
If replacement makes more sense because of safety, condition, unavailable parts or long-term cost, they explain why.
As Kris put it:
Trust comes from helping the customer understand the choices instead of automatically recommending the most expensive one.
I love that philosophy.
It’s also remarkably similar to how I believe mortgage advice should work.
The most expensive option isn’t automatically the best option.
The cheapest option isn’t automatically the best option either.
Understand the choices, understand the tradeoffs, and then make an informed decision.
What If the Seller Doesn’t Have the Cash for Repairs?
This was one of the things about The Fixory that originally caught my attention.
Repairs can get expensive.
And sometimes a seller has significant equity in the house but doesn’t necessarily have thousands of dollars sitting in their checking account to complete repairs before closing.
So, I asked Kris about the possibility of paying for repairs through closing.
Kris:
We know repairs can get expensive for homeowners, but taking care of needed items can often save money in the long run by helping the home sell more quickly and supporting a stronger asking price.
In eligible transactions, we are happy to offer partial payment through escrow at closing.
We work case by case with the homeowner and agent to create a plan that gets the work completed and helps keep the sale moving toward closing.
Escrow arrangements depend on the specific transaction and approval of the appropriate parties.
Doug’s Perspective
That last sentence is important.
This isn’t simply, “Do the repairs now and somebody will figure out how to pay for them later.”
The arrangement needs to work for the specific transaction and be approved by the appropriate parties.
But when available, having an option that allows a seller to complete needed repairs while using proceeds from the eventual sale for part of the cost can potentially solve a very real problem.
What If the Appraiser or Lender Requires the Repair?
Not every repair issue originates with the buyer’s home inspection.
Sometimes an appraisal identifies a property condition that must be addressed as part of the lending process.
Those situations can become particularly stressful because now there may be a financing deadline involved.
Kris:
Appraisal and lender-required repairs can be especially time-sensitive because the transaction may not move forward until the issue is corrected.
We first determine exactly what is required, then coordinate the appropriate repair as quickly as possible.
Just as important, we communicate early if a specialty trade, permit, material or reinspection could affect the timeline so the agent is not surprised at the last minute.
Doug’s Perspective
From the mortgage side, this is huge.
A repair itself may be relatively straightforward.
The problem is discovering five days before closing that it requires a specialty contractor, permit, additional documentation or another inspection.
That’s why communication matters so much.
If an appraisal or underwriting condition requires a repair, send the actual requirement to the people doing the work as quickly as possible.
Don’t rely on somebody’s interpretation of what they think the lender wants.
Let’s understand the actual requirement and work backward from there.
Documentation Matters
Completing the repair is one part of the job.
Proving it was completed can be another.
Kris told me that their service with real estate agents includes a completion packet with the scope of work, before-and-after photos, required documentation and receipts.
She also gave me some examples that surprised me.
Recent projects required documentation including a plumbing scope video, structural engineer certification for a truss repair and city permits.
According to Kris, one of those projects had a deadline of less than two weeks, and The Fixory was able to coordinate it.
Doug’s Perspective
This is another place where the repair world and mortgage world intersect.
If a repair is connected to a financing requirement, an invoice saying “work completed” may not always be the only thing needed.
Depending on the issue, there may be additional documentation or reinspection requirements.
The earlier everyone understands what needs to be provided, the easier it is to avoid last-minute surprises.
Should You Call The Fixory Before You List Your House?
Absolutely, according to Kris.
In fact, she believes pre-listing can be one of the best times to call because the seller has more control over the schedule and decisions.
Addressing active problems, safety concerns and obvious deferred maintenance can improve presentation, reduce distractions on a future inspection report and potentially prevent small issues from becoming negotiation points.
And I particularly liked how Kris described the goal:
“The goal is not to make an older home perfect. It is to address the repairs most likely to matter.”
That’s a much healthier way to look at preparing a home for sale.
The Biggest Enemy May Be Time
I asked Kris for one thing buyers, sellers and agents can do immediately when repair items are identified.
Her answer was simple:
Send the actual information early.
Inspection pages.
Photos.
BINSR language.
The actual repair request.
The sooner the repair professional sees the scope, the sooner they can identify specialty trades, parts, materials and possible lead times.
Kris put it well:
“Many repair emergencies are not caused by the repair itself. They are caused by waiting until just a few days before closing to start the process.”
I can tell you from the lending side that the exact same principle applies to mortgages.
Time creates options.
Waiting removes them.
So, What Is the Perfect Referral for The Fixory?
I saved this question for last.
I asked Kris:
When should a Realtor, lender, buyer or seller think:
“I need to call Kris”?
Her answer couldn’t have been much clearer:
“The perfect referral is any situation where someone looks at a repair list and thinks, ‘I do not want to coordinate all of this myself.’”
That could mean an inspection or BINSR involving multiple trades.
A seller preparing a property before listing.
A last-minute appraisal repair.
Or simply a homeowner who needs a reliable resource for repairs.
As Kris put it:
“If the repair side of the transaction is getting complicated, that is when I want people to think, ‘I need to call The Fixory.’”
Final Thoughts
Real estate transactions involve a lot of moving pieces.
The inspection is one of them.
Repairs are another.
Financing is another.
And when one of those pieces starts moving slowly, it can affect everything behind it.
That’s why I believe having the right professionals involved early matters.
Your Realtor should help you navigate the transaction and negotiations.
Your lender should help you understand the financing requirements.
Your repair professionals should help you understand what needs to be fixed, what can be repaired instead of replaced, what it will take to complete the work and what documentation will be available afterward.
Nobody needs to do everybody else’s job.
We just need to communicate with each other.
That’s really the purpose behind Professional Perspectives.
Homeownership is too complicated for any one professional to know everything.
So, instead of pretending otherwise, I want to bring trusted professionals into the conversation and let them share what they know.
Thank you to Kris for joining me for this month’s article and to The Fixory for supporting our local real estate community.
And thank you again for sponsoring the Ahwatukee Home Tour. I look forward to seeing Kris and The Fixory at future tours and hopefully working together to help future homeowners, sellers and real estate partners.
About Our Guest
Kris Forbes
Relationship Manager
The Fixory
Phone: 480-747-8954
Email: kris@thefixory.com
The Fixory helps agents, buyers, sellers and homeowners coordinate repairs ranging from smaller handyman items to multi-trade inspection, BINSR, pre-listing, appraisal-related and remodeling projects.
“When the BINSR comes through, we fix it for you.”
Have a Repair List You Don’t Want to Coordinate Yourself?
Contact Kris Forbes at The Fixory at 480-747-8954 or kris@thefixory.com.
Whether it’s a BINSR, inspection repair list, pre-listing work, an appraisal-related repair or several different projects requiring multiple trades, Kris can help you determine the next step.
About Doug Caldwell
Doug Caldwell
Executive Loan Officer
Rocket Mortgage
NMLS #1697500
925-421-7280
Mortgage Guidance. Not Mortgage Pressure.
Have a Property You’re Thinking About Buying?
Send me the property and I’ll run the numbers.
I’ll help you understand what the estimated payment could look like, including the financing, taxes, insurance, HOA dues and other applicable costs, so you can make a more informed decision before writing an offer.
Professional Perspectives
Professional Perspectives is a recurring feature within The Smarter Mortgage Series, where I invite trusted professionals to share practical knowledge that can help homebuyers, homeowners and real estate professionals make better informed decisions.
If you’re a trusted professional with expertise that could help homeowners understand an important part of buying, selling, financing or owning a home, I’d love to hear from you.
The goal isn’t to advertise what we do.
It’s to teach people something useful.
And if that education helps someone make a better decision when the time comes, we’ve done our job.
Important Disclosure
This article is provided for general educational purposes only. Repair needs, costs, timelines, contractor requirements, escrow arrangements, appraisal requirements and lending requirements vary by property and transaction. Buyers and sellers should consult the appropriate real estate, lending, inspection, repair, insurance, tax and legal professionals regarding their individual circumstances.
Any repair arrangement involving payment through escrow is subject to the specific transaction and approval of the appropriate parties. Mortgage financing is subject to credit approval, underwriting, property approval and applicable loan program requirements. Not all applicants, properties or transactions will qualify.
