Note: Even if you’re selling a home “as is” in Arizona, you’re still required to be truthful and transparent about what you know.

What’s included in the Arizona seller disclosure form?

Below is a section-by-section summary of what you’ll be asked to disclose. This quick overview can help you know what to expect so you can be prepared and ready.

Property and ownership

You’ll be asked about the basics of the home’s legal and physical status, including:

When you acquired the home
Whether it’s leased, rented, vacant, or part of an estate
If there are any HOA rules, fees, or violations
Whether the property has liens, easements, or title issues
Whether it’s in a historic district or a special taxing district (like a CFD)
Road access and maintenance arrangements
Any notices of violation (zoning, code, CC&Rs, etc.)

Building and safety information

This is the most detailed section. You’ll disclose known issues or past repairs related to:

Roof age, leaks, warranties, and structural damage
Foundation cracks, wall/floor problems, or settling
Past damage from pests, fire, floods, or natural events
Termite treatments and warranties
Heating, cooling, plumbing, and water systems
Electrical issues, wiring type, and security systems
Pool, spa, or water feature conditions
Interior appliances and any permitted or unpermitted work

Utilities and services

You’ll note which services the property receives and from whom:

Electricity, gas, water, sewer, garbage, and internet
Alternate energy sources like solar or generators
Leased equipment (e.g., solar panels or propane tanks)
Water source (municipal, well, shared well)
Mail delivery method (route, post office, cluster mailbox)

Sewer/wastewater treatment

You’ll be asked to clarify:

Whether the home is connected to public sewer or a septic system
If a lift pump is used
Any known issues, inspections, repairs, or past service dates
Whether a septic system was abandoned or removed

Environmental information

This section focuses on known or suspected environmental hazards, including:

Drainage issues, soil settlement, or grading problems
Noise pollution or nearby nuisances (e.g., landfills, rail lines)
Presence of hazardous materials like lead paint, asbestos, or radon
Flood zone status, mold issues, or past flooding
Underground storage tanks or nearby airport/military activity

Other conditions and factors

This is an open-ended section where you can disclose anything not already covered that might affect the home’s value or a buyer’s decision, such as past insurance claims, neighbor disputes, or unusual property quirks.

Additional explanations

This is a freeform space to clarify any earlier answers or provide details that didn’t fit elsewhere. If you marked “yes” to something earlier in the form, this is your opportunity to explain it fully.

What is not required to be disclosed? Arizona law does not require you to disclose if someone died in the home, if a previous occupant had HIV or AIDS, or if a sex offender lives nearby. You’re also not obligated to disclose neighborhood rumors, paranormal activity, or personal reasons for selling, unless you are directly asked and your answer could be misleading.

Common mistakes sellers make on the disclosure form

Here are some of the most common missteps sellers make when filling out the Arizona SPDS:

Checking “yes” without providing an explanation: If you check a yes box that includes an “Explain” line, not providing the details could stall your home sale.
Guessing instead of explaining: If you’re not sure about something, don’t make assumptions — just state that you don’t know or add an explanation.
Failing to attach supporting documents: Inspection reports, permits, repair invoices, and warranties help verify your disclosures.
Not disclosing repaired issues: Even if you’ve fixed a problem listed on the form, like a roof leak or plumbing issue, it still needs to be reported.
Minimizing or softening the truth: Downplaying a defect can open you up to legal risk if the buyer later discovers the issue was worse than described.

What if you fail to disclose something important?

If you fail to disclose a known material fact, the buyer may have grounds to cancel the contract or sue you after the sale. In some cases, nondisclosure can be treated as fraud under Arizona law, especially if the omission appears intentional. Being upfront now helps prevent bigger headaches later.

Real-life example of disclosure gone wrong: One notable seller disclosure lawsuit in Arizona involved termite damage to a hardwood floor in the home’s living room. The sellers used their daughter’s hope chest to hide the unreported damage. The buyers successfully sued the sellers for fraud. In a similar case, the buyer outright asked the seller if termites caused visible floor damage, and the homeowner answered “no.”

When and how buyers review the disclosure

Under Arizona’s standard purchase contract, you’re expected to provide a completed SPDS within three days of contract acceptance. The buyer then has a set review period, usually five days, to examine the form and decide whether to move forward, request repairs, or cancel the deal. A clear and honest disclosure can help keep the sale on track.

Partner with a top agent to protect your sale

Disclosing your home’s condition is one of the most important — and legally sensitive — parts of the selling process in Arizona. A top local agent can help you understand what’s required, avoid common pitfalls, and provide expert guidance so you can complete the SPDS accurately and confidently.

Unsure where to start? HomeLight’s free Agent Match platform connects you with trusted real estate agents in your area. We analyze over 27 million transactions and thousands of reviews to determine which agent is best for you based on your goals and selling timeline.

You’ll find more helpful guides in HomeLight’s Arizona Seller Resource Center.

See the top real estate agents in 10 Arizona markets:

If you’re buying and selling at the same time, check out HomeLight’s Buy Before You Sell program, which can streamline the entire process so you only move once. Watch this short video to see how it works.

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