Arizona HOA disclosures.
What you get,
and when.
Arizona law requires an HOA disclosure packet on most condominium and planned community resales, under A.R.S. 33-1260 and 33-1806, delivered within 10 days. The association can charge the seller up to $400 for it, plus up to $100 for a 72-hour rush.
Two laws, nearly identical.
A homeowners association (HOA) is the organization that runs a community's shared areas and enforces its rules. Arizona has one disclosure statute for condominiums, A.R.S. 33-1260, and one for planned communities, A.R.S. 33-1806. A planned community is a development where owners belong to an association that manages common areas. The two statutes set out the same basic process.
Both sections were amended in 2026 (Laws 2026, Chapter 249). The fee caps below appear in the statute text as published by the Arizona Legislature.
Who delivers the packet.
Under the Arizona REALTORS purchase contract, escrow also notifies the HOA of the pending sale.
Fewer than 50 units
The selling owner sends the information to the buyer or the buyer's agent within 10 days after the buyer's offer is accepted.
50 or more units
The seller gives the association written notice of the accepted offer, with the buyer's name, email and mailing address. The association then delivers within 10 days.
Long reports
Audit, review, compilation and reserve study reports over 10 pages may be summarized. The buyer can ask in writing for the full report, due within 10 days.
What the buyer receives.
- Governing documents.Bylaws, rules, the recorded declaration and the plat. The declaration is the CC&Rs: covenants, conditions and restrictions.
- Recent minutes.Board approved minutes from the last three open board meetings.
- A dated statement.Contact information, regular and special assessments, unpaid assessments or liens, transfer fees, and any unresolved violations cited against the property.
- Finances.The operating budget, the latest income and expense statement, the most recent audit, review or compilation, and any reserve study.
- Lawsuits.A summary of pending lawsuits involving the association, with amounts claimed.
- Developer control.Whether the developer still controls the association, and roughly how much of the community it owns.
- Condominium extras.Insurance information, and whether a corporation or LLC owns and leases 35 percent or more of the units.
- Buyer acknowledgment.A form the buyer signs at closing, agreeing to be bound by the recorded covenants and to pay assessments.
What it can cost.
The association may charge the selling owner up to $400 in total to prepare and deliver the disclosures and related services. It may add up to $100 for a rush job within 72 hours, and up to $50 for an update requested 30 or more days after the original.
These fees may be collected no earlier than close of escrow and only once per transaction. An association that charges an unauthorized fee faces a civil penalty of up to $1,200. Any transfer fees the association charges appear on its dated statement.
How to read the CC&Rs.
The disclosure statutes do not create a separate right to cancel. Your protection comes from the purchase contract. Recorded CC&Rs appear in the title commitment, and the Arizona REALTORS contract gives the buyer five days after receiving it to object in writing. Anything material you learn during the inspection period can also be disapproved within that period.
If the HOA packet has not arrived before your inspection period ends, ask in writing for an extension signed by both parties before the deadline passes.
When reading, focus on rules that affect how you plan to use the home. If a provision is unclear, ask a real estate attorney.
- Use and leasing.Limits on rentals, lease terms or home businesses.
- Changes to the property.Architectural approval for paint, solar, pools, fences or additions.
- Parking and vehicles.Where RVs, trailers and work vehicles can be kept.
- Money.Current assessments, special assessments, reserves and pending lawsuits.
Common questions
Which Arizona laws require HOA disclosures?
A.R.S. 33-1260 for condominiums and A.R.S. 33-1806 for planned communities.
How long does the HOA have to provide documents?
For fewer than 50 units, the seller delivers within 10 days after acceptance. For 50 or more, the association delivers within 10 days after receiving the seller's notice.
How much can an Arizona HOA charge for resale disclosures?
Up to $400 in total, plus up to $100 for a 72 hour rush and up to $50 for an update requested 30 or more days later.
Who pays the disclosure fee?
The statutes let the association charge the selling owner. The fee is collected no earlier than close of escrow.
Can I cancel after I read the HOA documents?
The statutes do not give a separate cancellation right. The purchase contract gives five days to object to title items, including recorded CC&Rs, and the inspection period covers other concerns.
What are CC&Rs?
Covenants, conditions and restrictions. They are the recorded rules for the community, found in the declaration.
Will I see unpaid fines or violations?
Yes. The dated statement lists unresolved violations cited against the property and any unpaid assessments or liens.
Questions about HOA documents?
Buying in an HOA community soon? Before you write an offer, I will show you what the disclosure packet covers and which items deserve a closer look. If you already have an agent under contract, ask them first. Call or text 480-485-4261.
This page is general information, not legal or tax advice. Sources: A.R.S. 33-1260; A.R.S. 33-1806; Laws 2026, Chapter 249; the Arizona REALTORS Residential Resale Real Estate Purchase Contract (October 2022 form) from Arizona REALTORS; and Arizona REALTORS contract series by K. Michelle Lind, Esq., Part 1, Buyer Attachment. All checked 28 October 2026.