Are you getting ready to sell your Peoria home and wondering exactly what you have to disclose? You are not alone. Clear, complete disclosures protect you from disputes later and help your buyer feel confident today. In this guide, you will learn what Arizona requires, what is common in Peoria homes, and how to prep your paperwork so your sale stays on track. Let’s dive in.
Arizona disclosure basics
Arizona sellers typically complete the Arizona Association of REALTORS Seller’s Property Disclosure Statement, known as the SPDS. It is the standard form used to describe your home’s condition and any known material facts. Most agents recommend you fill it out before you list so buyers can review it early.
Your duty is to disclose what you know. You are not required to investigate every system, but you must share known issues that could affect value, desirability, safety, or how the property can be used. Keep receipts, permits, warranties, and inspection reports. They help support your answers and give buyers confidence.
“As-is” does not remove your duty to disclose. It typically means you are not agreeing to make repairs, but you still have to share known defects or facts. If your home was built before 1978, federal lead-based paint rules also apply, including a disclosure and an EPA pamphlet for buyers.
What counts as a material fact
Material facts usually include structural problems, roof leaks, drainage issues, or foundation movement. They also include past or active water intrusion, mold, and any termite or pest treatments you know about. If you had unpermitted work done, you should disclose it and provide any permit status you have.
You should disclose environmental hazards you know about, liens or easements that affect use, and systems with separate contracts. In Peoria, that often means solar leases or loans, pool equipment with service contracts, and HOA obligations. If you have questions about disclosing deaths or crimes at the property, talk with your agent or a real estate attorney for guidance.
Peoria issues to disclose
Pools and spas
Many Peoria homes have pools or spas. Share the age and condition of the equipment, including the pump, filter, heater, and any known leaks or resurfacing history. Note the status of pool safety gates or fencing and whether permits or inspections were obtained. Pool-related disputes often come from unpermitted work or missing safety items, so include any records you have.
Solar systems
Solar is common in the West Valley. Clarify if your system is owned or financed through a lease, loan, or power purchase agreement. If it is leased, buyers usually need to assume the agreement or negotiate a buyout, which can affect their loan and title. Include details on monthly payments, remaining term, transfer rules, and any liens. Also note your interconnection with APS or SRP, the location of equipment, and any battery components.
Desert landscaping, irrigation, and water
Share what you know about your drip irrigation system, controller, and any backflow device, including the last test date if you have it. If reclaimed or recycled water is used, disclose that. If your landscaping is subject to rebates or restrictions that affect use or removal of trees, include it if it matters to value or rights.
HOAs and community rules
If your home is in an HOA, disclose the presence of the association, regular dues, and any pending special assessments. Buyers expect a resale packet that includes CC&Rs, rules, and financials. It can take time to obtain from the HOA or management company, so order early and share what you know about rules that affect use, such as exterior paint approvals or solar guidelines.
Flood, drainage, and desert hazards
Monsoon season can stress drainage. Disclose any history of flooding, water intrusion, or surface water issues on your lot. Check your floodplain status and share what you know. Buyers pay close attention to drainage near washes or low-lying areas.
Permits and unpermitted work
Peoria building permit records are public. Disclose any work you know was done without permits, such as additions, pool installations, or rooftop equipment. Unpermitted work often triggers lender or appraiser questions. If you can, start conversations early with the City of Peoria to close permits or confirm status.
Utilities and sewage
Most Peoria homes are on municipal water and sewer. If yours has a septic system or well, disclose age, pumping history, permits, and inspection records. Also share if you have a propane tank or other nonstandard utilities.
Your pre-listing timeline
A little prep goes a long way. Use this suggested timeline to get ahead of questions and keep escrow smooth.
- 4 to 8 weeks before listing: Complete the SPDS, gather records, order the HOA resale packet if applicable, and consider pre-listing inspections for roof, pool, and termite.
- 2 to 4 weeks before listing: Schedule vendors for any recommended repairs. Pull property records or permits from the City of Peoria and Maricopa County. Compile warranties and manuals.
- At listing or contract acceptance: Deliver the SPDS and any required documents as your agent requests under the purchase contract.
Documents to gather
Organize a clear, buyer-ready file. It speeds negotiations and builds trust.
- Completed SPDS
- Building permits and final inspections for additions, pools, solar, or major work
- Solar paperwork: ownership or lease, payment schedule, warranties, interconnection and transfer requirements, and any liens
- Pool records: permits, service logs, manuals, last resurfacing date, safety gate or fence details
- HVAC, roof, and water heater ages and service records
- Pest and termite reports or treatment receipts
- HOA governing documents or recent statements; request the resale certificate early
- Warranties for appliances, roof, or systems, plus any transferable service contracts
- Survey or plot plan, easements, and legal description
- Insurance claim history and any reports for fire, flood, or structural issues
- Lead-based paint disclosure and EPA pamphlet for homes built before 1978
Vendor prep checklist
Proactive checks can reduce credits and delays later.
- Pool service company: inspection, equipment report, and safety gate or fence status
- Solar contractor: ownership confirmation, inverter and panel condition, battery records, and interconnection paperwork
- HVAC contractor: operational check and service documentation
- Pest control: termite inspection or treatment receipts
- Roof inspection: condition and remaining life estimate
- Irrigation specialist: backflow test, controller settings, and drip line map
- General contractor or handyman: estimates for recommended repairs or permit closures
What to expect after listing
Inspections and repairs
Buyers will usually order a general home inspection, plus pool, pest, and roof checks. Some may also request electrical or solar reviews. You can respond by making repairs, offering credits, or adjusting price. Providing inspection-grade documents upfront reduces surprise requests.
HOA documents and assessments
Buyers and lenders expect complete, current HOA documentation. Disclose ongoing dues and any pending special assessments. Sellers often pay off outstanding assessments at closing, but late discovery can stall timelines. Order the resale packet early.
Solar and buyer financing
Owned solar usually transfers smoothly. Leased or financed systems can affect mortgage approval because buyers may need to qualify for the payment or the lease must be transferred or paid off. Batteries can trigger additional electrical or insurance questions. Disclose ownership, payments, transferability, and any incident history.
Pools and safety
Buyers and lenders focus on pool condition and safety compliance. Provide service records, permit history, and any resurfacing details. Share known incidents if they are material, and clarify the status of safety gates or fencing.
Unpermitted work and title issues
Unpermitted additions or mechanical systems can cause appraisal or lender objections. Disclose what you know and consider starting permit-closure steps with the City of Peoria. Early action can save time in escrow.
Protect yourself with good disclosure
Strong disclosures set the tone for a clean sale. They reduce risk of claims for misrepresentation and help you avoid late-stage surprises. Answer honestly on the SPDS. If you do not know, say so, and consider inspections to fill gaps where practical. Keep your records handy, and coordinate with your agent to deliver documents on time.
Ready to list with clear, confident disclosures and a smooth plan from prep to closing? Reach out to Jenna Walsh for a concierge listing experience, local vendor support, and a timeline tailored to your Peoria home.
FAQs
Do I have to disclose a solar lease in Peoria?
- Yes. You should disclose whether the system is owned or leased, the payment amount, remaining term, any liens, and how the lease transfers to a buyer.
What if my roof is old but not leaking?
- Disclose the age, any past leaks or repairs, and warranty information if you have it so buyers can assess condition and plan for future maintenance.
How should I handle HOA documents before listing?
- Order the HOA resale packet early and disclose dues, rules that affect use, and any pending special assessments to avoid delays with the buyer and lender.
Do I need to disclose monsoon drainage problems?
- Yes. You should disclose known drainage issues, prior water intrusion, or flood history so buyers can evaluate risk and insurance needs.
What if work was done without a permit?
- Disclose unpermitted work you know about and consider contacting the City of Peoria early to address permit closure or safety corrections.
Does selling “as-is” remove my duty to disclose?
- No. “As-is” usually affects who pays for repairs, not your obligation to disclose known material facts about the property.
