HOA Resale Disclosures for Central Scottsdale Condos

You finally found the right Central Scottsdale condo. Now the HOA resale disclosure package is on the way, and the clock is ticking. These documents can influence your financing, insurance, and closing timeline, so a clear plan matters. In this guide, you will learn exactly what Arizona requires, who provides the package, how fees work, and the local checks that protect your budget and goals. Let’s dive in.

What the HOA resale package is

The resale disclosure package gives you a snapshot of the association’s rules, finances, and any issues tied to the unit. For Central Scottsdale condos, the legal requirements come from Arizona’s Condominium Act, specifically A.R.S. §33‑1260. Planned communities with townhomes or single‑family homes follow a parallel rule set in A.R.S. §33‑1806.

Who provides it and when

Arizona sets a 10‑day delivery window after the association or seller receives written notice of a pending sale. In communities with fewer than 50 units, the seller must deliver the package. In communities with 50 or more units, the association must deliver it once the seller provides the buyer’s name and address. You can receive the package electronically or in paper form.

What must be included

The statutes list specific items that must be provided. Expect to receive:

• CC&Rs, bylaws, and association rules.
• A dated statement with association contact info, current assessments and any unpaid or special assessments, whether the unit is covered by the master insurance, total reserves on hand, records of violations affecting the unit, pending litigation case names and numbers, and a purchaser acknowledgment to sign.
• The current operating budget, the most recent annual financial report, and the most recent reserve study if one exists. You can find the full list in A.R.S. §33‑1260.

Fees you should expect

Arizona caps the aggregate amount an association may charge for resale disclosure, lien estoppel, and transfer‑related services at 400 dollars. The law also allows a rush fee up to 100 dollars for delivery required within 72 hours and an update fee up to 50 dollars if more than 30 days have passed since the original delivery. These fees may be collected at close of escrow and can be charged only once per transaction under A.R.S. §33‑1260. Associations that violate these rules can face civil penalties.

Other one‑time HOA costs

Many Scottsdale associations charge additional one‑time items such as transfer fees, capital contribution fees, and move‑in or move‑out deposits. In Arizona, who pays these is negotiated in the purchase contract using the common HOA Addendum. Review your signed form carefully and align expectations early using the ARMLS/AAR HOA Addendum guidance.

Buyer review periods and timing

Arizona’s statutes do not set a universal buyer “five‑day” review right. Instead, the review and cancellation window is usually created by the purchase contract and HOA Addendum. Many local forms give buyers a three to five day period after receipt of the HOA package, but you should confirm the exact timing in your executed documents. You can learn how the addendum works from ARMLS/AAR’s overview.

Typical timeline in Central Scottsdale

• Before or at acceptance: the seller should request the resale package immediately. This reduces delay and limits rush fees.
• After buyer receipt: review the package promptly with your lender and insurance provider. Master policy limits and litigation can affect loan approval.
• Pre‑closing: escrow coordinates fee collection at close. If more than 30 days pass and an update is needed, the association may charge the statutory update fee.

Local checks that can save you money

Short‑term rentals and licensing

If you plan to rent for less than 30 days, confirm both HOA rules and the City of Scottsdale licensing requirements. Scottsdale requires an annual license, neighbor notification, and liability insurance for short‑term or vacation rentals. See the city’s rules on vacation and short‑term rentals.

Maricopa County rental registration

Arizona requires certain residential rentals to register with the county assessor. If the condo is or will be a rental, confirm registration status and compliance through the Maricopa County Assessor’s rental registration page.

Community Facilities Districts and special assessments

Some Scottsdale areas sit inside Community Facilities Districts that levy secondary property taxes or special assessments. Review your property tax bill and title report for any district charges. Scottsdale lists active districts, including Waterfront Commercial, on its Community Facilities Districts page.

Common pitfalls and how to avoid them

• Over‑the‑cap invoices: ask for a written fee schedule upfront and compare it to the 400 dollar cap in A.R.S. §33‑1260. Confirm who pays each item in the HOA Addendum.
• Late delivery: order the package early. Build the statutory 10‑day delivery window into your escrow timeline to preserve the buyer’s contractual review period.
• Surprises in the package: look closely at reserves, special assessments, litigation, and master insurance coverage. Ask for recent board minutes and financial statements for context.
• Rental plan misalignment: HOA rental restrictions can be stricter than the city’s. Confirm HOA rules and, if applicable, complete Scottsdale licensing and county registration.

Quick condo due diligence checklist

• Statutory documents: CC&Rs, bylaws, rules, budget, annual report, reserve study, and the full dated statement required by A.R.S. §33‑1260.
• Financial health: total reserves, age of reserve study, delinquency rates, recent or planned special assessments, and any pending litigation.
• Insurance and lending: what the master policy covers, any gaps that could affect your loan or your HO‑6 policy.
• Rules and rentals: rental restrictions, occupancy limits, and any rental caps. Cross‑check with Scottsdale’s short‑term rental rules and county registration if you plan to rent.
• Fees and allocations: disclosure and estoppel fees within the statutory cap, plus any transfer, capital contribution, or move‑in fees. Align responsibility in the HOA Addendum.
• Logistics: manager and escrow contacts, delivery method, and whether an update might be needed if your closing date shifts.
• Remedies: if the HOA refuses or unreasonably delays required documents, you can explore the ADRE’s Homeowners Association Dispute Process.

Move forward with confidence

A clear plan around the HOA package keeps your Scottsdale condo purchase or sale on track. Order early, review fast, confirm fees, and verify rental and district obligations so you avoid last‑minute surprises. If you want a disciplined, white‑glove process from contract to close, connect with Miki Nakajima to map out your next steps.

FAQs

What is included in an Arizona condo HOA resale disclosure?

• The package includes CC&Rs, bylaws, rules, a dated financial and compliance statement, the current budget and annual report, and the most recent reserve study per A.R.S. §33‑1260.

Who pays HOA transfer and capital contribution fees in Scottsdale?

• Responsibility is negotiated in the purchase contract using the HOA Addendum; review the signed form and the association’s fee schedule, and see the ARMLS/AAR HOA Addendum overview.

How long do I have to review HOA documents after I receive them?

• The review and cancellation window is a contract term in Arizona, often three to five days in common forms; confirm the exact number in your executed HOA Addendum.

Are short‑term rentals allowed in Central Scottsdale condos?

• It depends on the HOA’s rules and Scottsdale’s licensing requirements; check both, starting with the city’s vacation and short‑term rental guidance.

What if the HOA charges more than the 400 dollar statutory cap?

• Ask for an itemized invoice and cite A.R.S. §33‑1260; you can also explore the ADRE’s HOA Dispute Process if the issue is not resolved.