HOAs & Condos in Anthem, AZ

1 registered community in Anthem across Maricopa County. Median monthly HOA/condo fee in the county is $259.

Resale Certificate Compliance 16 disclosures required
AZ
A planned community in Anthem, AZ is governed by A.R.S. §33-1806 (Arizona Planned Community Act). Arizona law requires 16 specific disclosures when a unit is sold. The certificate must be delivered within 10 days of request. Maximum preparation fee: $400.00. · verified Oct 2026
Statute amended Effective Sep 12, 2026
HB 2397 (Laws 2026, Chapter 249) rewrote the resale disclosure for Arizona planned communities, A.R.S. §33-1806. In a community of fewer than fifty properties, the seller has ten days from "acceptance of the purchaser's offer to purchase". In one of fifty or more, the seller must give the association written notice of the acceptance with the purchaser's name, email address and mailing address, and the association has ten days from "receipt of the written notice of a pending purchase offer". The package is transmitted electronically or delivered to "the purchaser or the purchaser's designated agent". The bylaws, rules and declaration must be current. The package adds the final plat, "the board-approved minutes for the previous three open meetings of the board of directors", payment schedules for regular and special assessments, and "the association's most recent income and expenses financial statement for all operating and reserve accounts". It must state any special assessment approved but not yet assessed or submitted for member approval in the previous four months, any title transfer fee, any unresolved violation cited against the property, whether the community is under declarant control and the declarant's approximate share of the lots, and, if several associations govern the property, that it is subject to each one's disclosure report and fee. The amount due from the seller becomes the "current amount of any unpaid common regular assessment lien or judgment lien on the property" and any lis pendens the association recorded. A reserve study over ten pages may now be summarized, and the package must say that any summarized report can be seen in full on request. The insurance statement, the total reserves figure, the statements on alterations or improvements that violate the declaration, and the case names and numbers of litigation between the association and the seller are no longer required. The purchaser's acknowledgment is rewritten and signed at the close of escrow; the old one was returned within fourteen calendar days. A late disclosure no longer extinguishes the association's lien under this section; §33-1807(J) still does when the association fails to give a requesting escrow agent the lien statement within ten days. Disclosures rest on "good faith reliance on association records or information, without the need for independent investigation or validation". The remedy for a damaged purchaser or seller now requires "knowingly or recklessly" failing to disclose, or "knowingly or recklessly providing materially false or misleading statements in the disclosure"; it previously reached any failure to disclose. The fee caps stay at $400, $100 for rush service and $50 for an update. The rule that let a fee below $400 on January 1, 2010 rise no more than 20 percent a year is deleted. Effective September 12, 2026. View source
  • A copy of the current bylaws and the current rules of the association A.R.S. §33-1806(A)(1)
    1. A copy of the current bylaws and the current rules of the association. A.R.S. §33-1806(A)(1) · verified Oct 2026
  • A copy of the current declaration and final plat, or an electronic copy of the final plat if available A.R.S. §33-1806(A)(2)
    2. A copy of the current declaration and final plat or an electronic copy of the final plat, if available. A.R.S. §33-1806(A)(2) · verified Oct 2026
  • Board-approved minutes for the previous three open meetings of the board A.R.S. §33-1806(A)(3)
    3. A copy of the board-approved minutes for the previous three open meetings of the board of directors. A.R.S. §33-1806(A)(3) · verified Oct 2026
  • The telephone number and address of a principal contact for the association, which may be an association manager, an association management company, an officer of the association, or any other person designated by the board of directors A.R.S. §33-1806(A)(4)(a)
    (a) The telephone number and address of a principal contact for the association, which may be an association manager, an association management company, an officer of the association or any other person designated by the board of directors. A.R.S. §33-1806(A)(4)(a) · verified Oct 2026
  • The amount of and payment schedule for the annual common regular assessment, and the remaining installments and payment schedule on any approved and assessed special assessment A.R.S. §33-1806(A)(4)(b)
    (b) The amount of and payment schedule for the annual common regular assessment and the remaining installments and payment schedules on any approved and assessed special assessment, if any. A.R.S. §33-1806(A)(4)(b) · verified Oct 2026
  • The amount and purpose of any special assessment approved by the board but not yet assessed, or submitted for member approval within the previous four months A.R.S. §33-1806(A)(4)(c)
    (c) The amount and purpose of any special assessment approved by the board of directors but not yet assessed or any special assessment submitted by the board for member approval within the previous four months, if any. A.R.S. §33-1806(A)(4)(c) · verified Oct 2026
  • The current amount of any unpaid common regular assessment lien or judgment lien on the property, and any lis pendens recorded by the association against the property A.R.S. §33-1806(A)(4)(d)
    (d) The current amount of any unpaid common regular assessment lien or judgment lien on the property due to the association pursuant to section 33-1807 and any lis pendens recorded by the association against the property. A.R.S. §33-1806(A)(4)(d) · verified Oct 2026
  • The amount and purpose of any title transfer fee authorized in the declaration A.R.S. §33-1806(A)(4)(e)
    (e) The amount and purpose of any title transfer fee or other similar fee, however denominated, that is authorized in the declaration. A.R.S. §33-1806(A)(4)(e) · verified Oct 2026
  • The association's most recent income and expenses financial statement for all operating and reserve accounts A.R.S. §33-1806(A)(4)(f)
    (f) A copy of the association's most recent income and expenses financial statement for all operating and reserve accounts, as applicable. A.R.S. §33-1806(A)(4)(f) · verified Oct 2026
  • Any outstanding and unresolved violation of the association's community documents cited against the property A.R.S. §33-1806(A)(4)(g)
    (g) Any outstanding and unresolved violation of the association's community documents that was cited against the property, if any. A.R.S. §33-1806(A)(4)(g) · verified Oct 2026
  • A copy of the current operating budget of the association A.R.S. §33-1806(A)(5)
    5. A copy of the current operating budget of the association. A.R.S. §33-1806(A)(5) · verified Oct 2026
  • A copy of the association's most recent annual audit, review, or compilation report under section 33-1810; where the report runs more than ten pages the association may provide a summary instead A.R.S. §33-1806(A)(6)
    6. A copy of the most recent annual audit, review or compilation report of the association pursuant to section 33-1810. If the report is more than ten pages, a summary of the report may be provided in place of the entire report. A.R.S. §33-1806(A)(6) · verified Oct 2026
  • A copy of the most recent reserve study of the association, if any A.R.S. §33-1806(A)(7)
    7. A copy of the most recent reserve study of the association, if any. If the report is more than ten pages, the association may provide a summary of the report in place of the entire report. A.R.S. §33-1806(A)(7) · verified Oct 2026
  • A statement summarizing any pending lawsuits in which the association is a named party, excluding assessment-collection suits against members other than the selling member, including the amount of any money claimed A.R.S. §33-1806(A)(8)
    8. A statement summarizing any pending lawsuits, except those relating to the collection of assessments owed by members other than the selling member, in which the association is a named party, including the amount of any money claimed. A.R.S. §33-1806(A)(8) · verified Oct 2026
  • Whether the planned community is under declarant control, and the approximate percentage of recorded-plat lots currently owned by the declarant A.R.S. §33-1806(A)(9)
    9. A statement as to whether the planned community is under declarant control and the approximate percentage of lots identified on the recorded plat that are currently owned by the declarant. A.R.S. §33-1806(A)(9) · verified Oct 2026
  • Where the property is governed by more than one association, a statement identifying each association's disclosure report and fee A.R.S. §33-1806(A)(12)
    12. If the property is governed by multiple associations, a statement identifying that the property is subject to each association's disclosure report and corresponding resale disclosure fee authorized under subsection D of this section. A.R.S. §33-1806(A)(12) · verified Oct 2026
Under A.R.S. §33-1806, Arizona caps the preparation fee at $400 by statute. In CommunityPay, an association's manager, accounting firm, or staff generates the certificate from its books, with no per-certificate charge from CommunityPay.
Maricopa County Snapshot
4,418,836
County Population
Very High
FEMA Risk Rating
$259
Median Monthly HOA Fee
$201 – $335
25th – 75th Percentile
FEMA National Risk Index v1.20. Fee data: U.S. Census ACS 2023 5-Year PUMS, weighted from 81,622 units.
Natural Hazard Exposure — Maricopa County
Heat Wave
Very High
$957,986,784/yr expected loss
Inland Flooding
Very High
$1,119,501,534/yr expected loss
Wildfire
Relatively High
$42,188,453/yr expected loss
Hail
Very High
$24,173,608/yr expected loss
Strong Wind
Very High
$8,806,660/yr expected loss
Source: FEMA National Risk Index. Expected Annual Loss represents the modeled annualized cost of building damage and direct losses across the county, not a per-property figure.
Registered Communities
Name Type Formed
North Valley Jewish Community Association Unclassified Entity 2009
Institutional Reference

Reserve study standards in Arizona

Statutory requirements, board preparation checklist, the components a professional study covers, and the useful-life ranges that drive thirty-year funding plans. Generic reference. Not a substitute for a study calibrated to a specific association.

Arizona does not currently encode a fixed reserve-study cadence in statute. The discipline still applies. Industry standard across the United States is below.

  • Update the component register annually as assets are added, replaced, or retired.
  • Commission a professional reserve study every three to five years. Update it when the component register changes materially.
  • Maintain a thirty-year capital plan with explicit annual funding contributions tied to the study.
  • Keep reserve funds segregated from operating cash. Disclose funding status in the annual budget.
  • Document the board-approved funding policy — percent-funded, threshold, or baseline — in board minutes.

CommunityPay maintains a Reserve Funding Status Report (RSR) generator tied to the live ledger. It is a status report, not a substitute for a professional study with on-site inspection.

What a board should have organized before commissioning a reserve study, and what a study delivers back. Use this list to evaluate whether the association is ready, regardless of state.

  1. Component register Every asset the association is responsible for maintaining — roofs, asphalt, mechanical systems, plumbing risers, elevators, amenities. Freeze a current version before the study.
  2. Condition assessments Last inspection reports, photographs, observed wear, recent repairs. The analyst calibrates useful-life estimates against this evidence.
  3. Useful-life and replacement-cost estimates Per component, calibrated to local climate, construction, and use intensity. A study produces these; the board verifies them.
  4. Thirty-year capital plan When each component reaches end-of-life and what replacement will cost in nominal dollars at that year.
  5. Funding plan Percent-funded, threshold, or baseline approach with an explicit annual contribution. The board approves; the study models outcomes.
  6. Current reserve fund balance Separated from operating cash. Ideally in interest-bearing accounts with FDIC coverage on the full balance.
  7. Annual budget tied to the funding plan Reserve contribution as an explicit budget line, traceable to the study and the funding policy.
  8. Most recent reserve study Full study, update, or interim review. Author credentials and date of the most recent on-site inspection.
  9. Insurance schedule Replacement-cost coverage on insured components. Deductibles that may draw against reserves in a loss.
  10. Board minutes referencing reserve decisions Special assessments, deferred maintenance, funding-policy changes, scope deviations from the study.

Categories most reserve studies cover. The specific components depend on the association. High-rise condos track far more than single-family HOAs. Gated communities track infrastructure that condos never see.

Roofing & Exterior

Asphalt shingle, metal, tile, or flat membrane roofs. Siding (wood, fiber cement, stucco, vinyl). Exterior paint. Soffits and fascia. Gutters and downspouts. Decks and balconies. Railings. Window and door frames in common areas.

Mechanical

HVAC chillers and cooling towers. Boilers and water heaters. Ventilation. Pumps. Fire suppression and sprinkler systems. Emergency generators. Elevators — cabs, controllers, jacks, and modernizations.

Site Work

Parking lots: seal coat, overlay, full reconstruction. Concrete sidewalks and curbs. Site lighting. Storm drainage. Retaining walls. Fencing. Entry gates and signage.

Plumbing & Electrical

Main water lines and risers. Sanitary and storm sewer lines. Backflow preventers. Common-area electrical panels and switchgear. Transformer pads. Distribution.

Amenities

Pools, spas, and pool equipment. Clubhouse interiors. Fitness rooms. Playgrounds. Tennis and pickleball courts. Mailbox kiosks. Trash enclosures and dumpster pads.

Safety & Code

Fire alarm panels. Emergency lighting. Smoke detectors in common areas. Fire-rated doors. Structural fireproofing. Sprinkler heads and inspection-required components.

A mid-size HOA typically tracks thirty to eighty components. A high-rise condo tracks two hundred or more. The categories above are illustrative. A professional reserve study identifies the components a specific association is responsible for.

Typical useful-life ranges for components common in reserve studies. Industry averages, not specific to any state, climate, or association. A professional study calibrates these to local conditions, construction quality, maintenance practice, and use intensity.

Component Typical useful life
Asphalt shingle roof20–25 years
Metal roof40–50 years
Tile or slate roof50+ years
Flat membrane roof (TPO/EPDM)15–25 years
Wood siding20–30 years
Fiber cement siding30–50 years
Stucco50+ years
Exterior paint cycle7–10 years
Gutters and downspouts20–30 years
Wood deck, pressure-treated15–20 years
Composite deck25–30 years
Asphalt parking — seal coat3–5 years
Asphalt parking — overlay12–15 years
Asphalt parking — reconstruction25–30 years
Concrete sidewalks and curbs30–50 years
Site lighting (poles, fixtures)20–30 years
Wood fencing15–25 years
Pool plaster10–15 years
Pool pump and filter7–10 years
HVAC rooftop unit15–20 years
Boiler25–30 years
Commercial water heater10–15 years
Fire alarm panel20–25 years
Elevator cab finishes15–20 years
Elevator modernization25–30 years
Carpet, clubhouse7–10 years
Playground equipment10–15 years

Ranges synthesized from common professional reserve-study references and U.S. building-component literature. Verify against a study performed by a credentialed reserve specialist (RS, PRA, or equivalent) before relying on any figure for funding decisions.

Related tools
  • Reserve Health Check → Free. Inputs reserve balance, annual contribution, building age, and components; returns a grade with the math shown. No signup required to view results.
Institutional Reference

Meeting requirements in Arizona

Statutory floors for owner and board meetings — notice periods, delivery rules, quorum, voting, written consent, and record retention. Generic reference. Specific bylaws or declarations may impose tighter requirements; statutes set the minimum.

Arizona statute does not currently encode specific board or owner meeting notice periods in the corpus. The discipline still applies. Industry standard is below.

  • Provide at least 10 days advance notice for board meetings.
  • Provide 14–30 days advance notice for annual or special owner meetings.
  • Hold at least one annual meeting of the membership each year.
  • Keep all board meetings open to owners in good standing; reserve executive session for narrow purposes.
  • Define a quorum threshold in the bylaws and apply it consistently.

CommunityPay maintains a Board Meeting Packet generator that produces a state-aware agenda, draft minutes template, and compliance checklist for the board pack.

How meeting notice must be delivered, what it must contain, and what defects invalidate the notice. Statutes vary in mechanics; the principles are consistent.

  1. Delivery method First-class mail or hand-delivery to the address on file with the association is the universal default. Most states permit electronic delivery only with the owner's written consent. A posted notice on a community bulletin board is not, by itself, sufficient.
  2. Address on file The association is entitled to rely on the address each owner has provided. The owner bears the burden of keeping it current. The board must maintain a registered address list.
  3. Required content Date, time, location (or remote-access link), and an agenda. Material to be voted on — budget, special assessments, rule changes — must be identified specifically. "Other business" is not a substitute for an item.
  4. Notice period start The notice period typically runs from the date of mailing or hand-delivery, not the date of receipt. Some states count both the notice date and the meeting date; others exclude one or both. Confirm the rule.
  5. Remote participation When the association offers remote attendance, the notice must include the access information and any limitations (e.g., audio-only, no chat). Recording rules vary by state.
  6. Defective notice consequences Material defects invalidate actions taken at the meeting. Minor defects (typo in location, slightly late mailing) may be cured by attendance and waiver. Document the cure in the minutes.
  7. Emergency notice Statutes typically permit shortened notice for genuine emergencies (imminent physical harm, immediate financial loss). The board must document the emergency basis in the minutes.

Quorum sets the floor for a valid meeting. Voting mechanics — proxies, ballots, written consent — determine how votes are counted once the quorum is established.

Quorum

Defined in the declaration or bylaws. When silent, statutory defaults apply — typically 20–25% of allocated interests for owner meetings. Quorum is measured at the start; once established it persists even if attendance drops below the threshold.

Proxies

Most states permit proxies for owner meetings. The proxy must be written, dated, and signed; many states require revocation rights and an explicit scope (general or limited). Proxies do not extend to board meetings — directors must vote in person or by permitted remote means.

Written consent

Action without a meeting requires unanimous written consent in most jurisdictions, though some states permit a lower threshold for narrow categories (uncontested matters, ratification). Document the consent in the corporate records, indexed to the action taken.

Ballots

Secret-ballot procedures, double-envelope requirements, and inspector-of-elections rules apply in states with comprehensive election statutes. Director elections, recall votes, and assessment increases above a statutory threshold typically require secret-ballot procedure.

Cumulative voting

Available only when explicitly authorized by the declaration or bylaws. Otherwise straight voting applies — each membership casts one vote per open seat per candidate, with no concentration permitted.

Member in good standing

Voting rights may be suspended for delinquent accounts in some jurisdictions. Suspension typically requires due-process notice and an opportunity to cure. Statutes vary; the bylaws must align.

Minutes are the corporate record of the meeting. Statutes in every state require associations to maintain meeting minutes and make them available to owners on request. Retention periods and access rules vary.

  1. What minutes must contain Date, time, location. Directors and officers present. Quorum determination. Motions made, seconded, and the vote count. Substantive board actions and adopted resolutions. Executive-session minutes kept separately; the open-session minutes record only that a closed session occurred.
  2. Retention period Statutes vary; common floors are seven years for financial records and the life of the association for governance records. Permanent retention is the safer practice. Reserve studies, declarations, amendments, and assessments — permanent.
  3. Owner inspection rights Owners have a statutory right to inspect minutes and association records on written request. The association may charge reasonable copy fees and require inspection during normal business hours at a designated location.
  4. Approval process Draft minutes are circulated to the board, corrected, and approved at the next regular meeting. Approved minutes become the official record. Corrections after approval require a noted amendment, not silent edits.
  5. Permanent records Declaration, bylaws, articles of incorporation, rule books, amendments, and the minute book are permanent records. The association cannot dispose of them on any retention schedule.
  6. Resale disclosure Recent board and owner meeting minutes are typically required attachments to a resale certificate. The standard window is the last 12 months; some statutes extend to 24 months for amendments.
  7. Executive session Closed-session minutes record matters discussed but typically remain confidential from the general membership. Specific votes taken in closed session may need to be reported in the open-session minutes.
Related tools
Free download · Email gated

Download the Arizona HOA & Condo Compliance Checklist

One PDF — every active Arizona statute we track, statutory fee caps and time limits, recent legal changes from the last 12 months, and the resale-certificate disclosure profile. Built from CommunityPay's living legal corpus, the same data that drives our resale certificates, reserve reports, and CARI scoring.

  • Statutory fee caps and time limits (resale, late fees, lien priority)
  • Recent law changes with effective dates
  • Resale & estoppel disclosure profile, item by item
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Data sourced from Arizona Secretary of State public registrations, FEMA National Risk Index, U.S. Census Bureau, and CommunityPay's management company graph.
United States Payments and Accounting Governance Infrastructure for Community Associations

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