Before buying a home in an Arizona HOA, review the resale disclosure your seller provides under A.R.S. § 33-1806: CC&Rs, rules, budget, reserves, assessments, fees and any violations or litigation. In communities managed by Transcend Community Management, title companies order these documents through our portal. Check rental, parking, pet and architectural rules against your plans before closing.
Why HOA due diligence matters in Arizona
A large share of homes built in the Phoenix metro and Pinal County in recent decades sit inside an HOA, from master-planned communities with lakes, golf and resort-style pools to small infill neighborhoods with a single retention basin and a gate. The HOA will shape your monthly costs, what you can build, where you can park and whether you can rent the home later. Arizona law makes sure you get key information before closing; your job is to read it.
The buyer’s HOA checklist
Money
- Regular assessment amount and frequency, plus any sub-association or condo dues
- Special assessments approved or under discussion
- Transfer, capital contribution or working capital fees due at closing
- The current budget and the most recent reserve study; see HOA dues explained
Rules
- CC&Rs, bylaws, rules and design guidelines
- Rental restrictions, including short-term rentals; see short-term rentals in Arizona HOAs
- Parking, RV and trailer rules; see HOA parking rules
- Pet limits and breed or number restrictions
- Architectural rules for pools, solar, patio covers and landscaping
Condition and risk
- Known violations at the home you are buying
- Pending or threatened litigation involving the association
- Insurance carried by the association, especially for condos, and what you must insure yourself; see homeowner insurance and HO-6 policies
- Recent board meeting minutes for upcoming projects
What the Arizona resale disclosure includes
Under A.R.S. § 33-1806, after receiving notice of a pending sale, a planned community association provides the seller with information to deliver to you, generally including governing documents, a statement of assessments and amounts owed, known violations, litigation, insurance, budget and reserve information. Condominiums have a similar requirement in the Condominium Act. Your purchase contract and Arizona law may give you a limited window to review and respond after you receive the disclosure, so read it promptly and ask your agent about deadlines. Learn more about Arizona resale disclosure requirements. This is general information, not legal advice; your governing documents and an Arizona HOA attorney control.
Planned community, condo or townhome: what changes?
| Type | What the HOA usually covers | What you usually cover |
|---|---|---|
| Single-family planned community | Common areas such as parks, pools, walls along streets, retention basins and entry landscaping | Your home, roof, yard and lot, plus your own insurance |
| Townhome or patio home | Often common areas plus some exterior items such as front yard landscaping or roofs, depending on the documents | Interior and items the documents assign to owners |
| Condominium | Building exterior, structure and common elements under a master policy | Interior finishes, contents and liability, usually through an HO-6 policy |
The split varies widely by community, which is why the CC&Rs matter more than the label. A higher assessment in a townhome or condo community often reflects services that a single-family owner would pay for separately, such as exterior painting or roof reserves. Compare total cost of ownership, not just the dues number.
Arizona-specific things to check
- Water and landscaping rules. Arizona’s water conservation priorities shape what you can plant, and many communities encourage or require desert landscaping. If you dream of a grass backyard, read the design guidelines first; see our desert landscaping guide.
- Flood irrigation. Some older neighborhoods receive irrigation water on a schedule. Ask how it is managed and billed.
- Retention basins and drainage. Monsoon storms bring sudden heavy rain. Know where water goes and who maintains basins.
- Pool season. Community pools are a major budget item. Ask about hours, guest policies and planned renovations.
- Age restrictions. In 55-plus communities, confirm occupancy rules before you buy.
Red flags worth a closer look
- Reserves that look very low compared with the reserve study
- Repeated large special assessments
- Litigation against the developer or a contractor
- Many owners behind on dues, which can strain the budget
- Rental limits that conflict with your plans
- A recent developer turnover without a transition study
None of these automatically mean you should walk away. They are reasons to ask questions before your contingency period ends.
Questions to ask before closing
- Are any special assessments being considered?
- When was the reserve study last updated, and are big projects like pool resurfacing, street sealing or wall repairs coming up?
- Does the community have gated access, and how are remotes or credentials issued to new owners?
- Are there amenity fees or reservation rules for clubhouses and ramadas?
- Can I install solar, an EV charger or a pool, and how long does review take?
After you close: getting set up
Once you close, your new account is created and you will receive your account details. Register on the resident portal from our portal login page, set up payments, and review our new homeowner welcome guide. Before starting any exterior project, read how to submit an architectural request; approval can take up to 30 days.
Frequently asked questions
You should receive the resale disclosure, which generally includes the CC&Rs, bylaws, rules, budget, reserve information, assessment statement, known violations and litigation information.
Review recent board minutes and the budget in the disclosure, and ask through your agent whether any special assessments are under consideration.
Yes. CC&Rs can restrict leasing, including minimum lease terms and short-term rentals, so check them before you buy an investment property.
After your account is created, register on the Transcend resident portal using the account details you receive, then set up payments and update your contact information.
