Selling a home in an HOA community can feel straightforward until the resale disclosures show up on your to-do list. If you are listing in San Tan Valley, these documents are critical to a smooth escrow because buyers, lenders, and title companies rely on them to confirm dues, rules, and any pending issues. You want to avoid surprises and keep your closing on track. In this guide, you’ll learn what to expect from HOA resale disclosures, how to time your requests, and what to prepare so you can move from contract to close with confidence. Let’s dive in.
HOA resale disclosures: the basics
Arizona law requires community associations to provide a written resale disclosure package when requested by an owner, buyer, title company, or their agent. The goal is simple: give a buyer clear, current information about assessments, rules, and any known association issues so the buyer can evaluate obligations before closing. Title companies and lenders in Pinal County commonly require a current resale certificate in escrow.
The statutes set delivery timeframes, define what must be disclosed, and allow associations to charge fees for the package and for expedited processing. Fee caps and delivery timelines are set by statute, which can change, so confirm current requirements with your association, title, or escrow team.
What your San Tan Valley package includes
A typical HOA resale package in San Tan Valley includes:
- Resale certificate or estoppel letter. States your current assessment balance, whether you are delinquent, regular and special assessments, any lien rights, and general compliance status.
- CC&Rs. The recorded Declaration of Covenants, Conditions and Restrictions for the community.
- Bylaws and Articles of Incorporation. The governance framework for how the association operates.
- Rules and regulations. Current use rules and architectural guidelines that apply to the property.
- Current budget and recent financials. Operating budget, monthly or annual dues, and financial statements.
- Reserve study or funding statement. If available, a summary of reserve funding and planned major repairs.
- Assessment schedule and history. Amounts, due dates, and any pending or approved special assessments.
- Insurance summary. What the master policy covers versus what the owner must insure.
- Pending litigation disclosure. A summary of known material litigation affecting expenses or title.
- Recent board minutes or action summary. Sometimes a limited summary of decisions tied to assessments or rules.
- Management contacts and account history. How to reach the manager and your account status.
- Notices of violations or fines. If applicable, pending or resolved compliance items related to the property.
When to order and who orders
The safest path is to plan early and coordinate clearly so only one party requests the package and pays the fee.
- At listing: collect what you already have and share it with your agent and prospective buyers upon request.
- Within 24 to 48 hours of contract acceptance: order the formal resale certificate through the association or its management company, or confirm that title or escrow will make the request on your behalf. Many title companies require owner authorization.
- Seven to ten business days before closing: request an updated estoppel or payoff letter so balances are current through closing.
Clarify who is ordering, how fees will be paid, and the expected delivery method and timeline. This prevents duplicate requests and missed emails.
How long it takes in practice
Arizona statutes set delivery deadlines after a written request and payment. In practice, San Tan Valley transactions commonly plan for about one to two weeks to receive the initial resale package, with extra time for follow-up questions. Some associations offer expedited delivery for an additional fee. Confirm exact timelines with your HOA manager.
Fees and payment: what to expect
Associations charge a fee to produce the resale package and may charge an extra fee for expedited service or for an updated payoff close to closing. Arizona law addresses what fees are allowed and may cap certain charges, so ask the association or manager for the current fee schedule and confirm with title or escrow.
Pay promptly when you submit the request. Nonpayment is a common cause of delivery delays.
Avoid delays in escrow
Small missteps can stall an otherwise smooth closing. Watch for these pitfalls:
- Waiting to order until late in escrow, which risks running into the association’s full delivery window.
- Sending the request to the wrong address or without the association’s required form.
- Delayed fee payment, which can pause processing.
- Unresolved violations or fines that block a “clean” estoppel letter.
- Missing or incomplete HOA contact information in the listing, which slows coordination.
Seller preparation checklist
Get ahead of the process by gathering these items at listing:
- Copy of the CC&Rs, bylaws, articles, and current rules or architectural guidelines.
- Most recent HOA statement showing your balance and regular dues.
- Contact details for the HOA board and management company, including email and mailing address.
- Receipts for recent assessment payments or special project contributions.
- Architectural approvals for improvements you made, if available.
- Any board meeting notices or minutes you received about assessments.
- Insurance declarations page for the master policy, if the association provided one.
Proactive steps that reduce friction:
- Pay known outstanding assessments and keep proof of payment handy.
- Resolve or document solutions for any open violations before buyer walkthroughs.
- Confirm your owner contact info is current with the management company so documents are delivered correctly.
- Ask the HOA manager for the current fees and typical delivery times, including any re-issue or payoff letter options.
- If the community has rental, pet, or short-term rental restrictions, make sure buyers receive the most recent rules early.
What buyers, lenders, and title look for
Your resale packet is more than paperwork. It gives every party confidence that the property is clear to close. Expect requests for clarity on:
- Assessment payoff amount and validity date. Payoff letters are typically valid through a specific date.
- Special assessments. Whether any are pending, approved, or under discussion.
- Delinquency and liens. Whether the owner is current and whether any association lien exists.
- Compliance and violations. Any unrecorded notices that could affect closing.
- Insurance coverage. What the master policy covers and what the owner must insure personally.
- Pending litigation. Known material cases that could affect assessments or title.
San Tan Valley nuances to watch
San Tan Valley communities include a mix of professionally managed and self-managed associations. Response times, ordering procedures, and fee handling can vary. Newer or builder-controlled communities may have ongoing infrastructure projects, evolving rules, or incomplete reserve funding that influence assessments. Rural and fringe areas sometimes see more exterior compliance notices, like landscaping or RV storage, so it helps to clear visible items early.
If reserve funding appears limited, buyers may ask for more context on the reserve plan. Be prepared to share any available reserve statements or funding summaries.
When to call for help
Most transactions are routine, but some deserve extra support:
- Title or escrow officer. For payoff wording, liens, or delivery logistics.
- HOA manager. For ordering procedures, fees, and rule clarifications.
- Your listing agent. For coordination, sequencing, and timing so your escrow stays on track.
- Real estate attorney. For complex litigation disclosures or unclear restrictions affecting your sale.
Bringing it all together
A clean, complete HOA resale package helps your buyer feel confident and helps your title team keep escrow moving. Order early, confirm who is responsible for the request and payment, and clear obvious compliance items before showings. When everyone has the right documents on time, you reduce renegotiations and protect your closing timeline.
If you want a smooth, predictable path from contract to close in San Tan Valley, we’re here to guide the process and coordinate with title and your HOA manager. Ready to list or planning ahead? Connect with Unknown Company to Get a Personalized Market Plan.
FAQs
What is an HOA resale disclosure in Arizona?
- It is a set of documents an association must provide upon request that outlines assessments, rules, financials, insurance, and any known issues so buyers can review obligations before closing.
How long do HOA resale documents take in San Tan Valley?
- Many transactions plan for about one to two weeks after a written request and payment, though delivery is tied to statutory timelines and the association’s process.
Who typically orders and pays for the resale package?
- The seller, buyer, or title can order it, but best practice is to decide up front who will request it and pay the fee, then submit the association’s required form with prompt payment.
What if my HOA is self-managed or builder-controlled?
- Expect more variability in response times and procedures; confirm contact details early and follow the association’s specific request process to avoid delays.
Can outstanding violations or fines delay closing?
- Yes, open violations or unpaid fines can prevent a clean estoppel letter; resolve them early and provide proof to escrow so payoff amounts are accurate.
Are there limits on HOA fees for resale certificates?
- Arizona law addresses allowable fees and may cap certain charges; ask the association for the current schedule and verify with title or escrow for your transaction.
