What do Arizona HOA laws say about records, meetings and fines?

Arizona chapter 16 day, hour, month and percent figures, with sources

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How can an owner see HOA records in Arizona?

For a planned community under chapter 16, section 33-1805(A), read 2026-10-29 on azleg.gov, opens: “Except as provided in subsection B of this section, all financial and other records of the association shall be made reasonably available for examination by any member or any person designated by the member in writing as the member's representative.” (Arizona Revised Statutes 33-1805).

The same subsection sets the window for a member's request: “The association shall have ten business days to fulfill a request for examination.” (Arizona Revised Statutes 33-1805).

On request for purchase of copies of records by a member or the member's designated representative, 33-1805(A) gives the association ten business days to provide copies of the requested records.

Under 33-1805(B), records otherwise made reasonably available for examination may be withheld from disclosure to the extent the portion withheld relates to attorney communications, pending litigation, minutes of a board session that is not required to be open, or personal, health, financial or employee records; under 33-1805(C), the association is not required to disclose records if disclosure would violate any state or federal law.

If a records request turns up common-area repairs the board has put off, you can post that job on InstaBids and compare written bids on one scope.

What records does a Arizona HOA have to keep?

Where the board of a planned community records a meeting that is open to the members, 33-1804(A), read 2026-10-29 on azleg.gov, sets the keeping period: “If a board records a meeting that is open to the members, the board shall keep a copy of the recording for at least six months and make the unedited recording available to any member on request in compliance with section 33-1805, subsection A.” (Arizona Revised Statutes 33-1804).

For an emergency meeting of the board of directors held after the termination of declarant control of the association (33-1804(E)), 33-1804(E)(2) sets what the minutes carry: “The minutes of the emergency meeting shall state the reason necessitating the emergency meeting.” (Arizona Revised Statutes 33-1804).

Under 33-1805(A), all financial and other records of the association shall be made reasonably available for examination by any member, except as provided in subsection B (33-1805(B)).

To have the clubhouse office or records room repaired or refitted, a board can post the job on InstaBids and get written bids from several contractors.

How much notice does a Arizona HOA board give before a meeting?

For board meetings of a planned community association held after the termination of declarant control, 33-1804(D), read 2026-10-29 on azleg.gov, reads: “Notwithstanding any provision in the declaration, bylaws or other community documents, for meetings of the board of directors that are held after the termination of declarant control of the association, notice to members of meetings of the board of directors and meeting agendas shall be given at least forty-eight hours in advance of the meeting by newsletter, conspicuous posting or any other reasonable means as determined by the board of directors.” (Arizona Revised Statutes 33-1804).

Under 33-1804(D), the notice that shall be given at least forty-eight hours in advance of board meetings after declarant control ends is not required if emergency circumstances require action by the board before notice can be given.

For a meeting of the members, 33-1804(B) has the secretary cause notice to be hand delivered or sent prepaid by United States mail not fewer than ten or more than fifty days in advance, and the notice states the date, time and place of the meeting.

Before a board meeting on a common-area contract, you can post the job on InstaBids so the board has written bids on the same scope to look at.

Are Arizona HOA board meetings open to members?

In a planned community under chapter 16, 33-1804(A), read 2026-10-29 on azleg.gov, says all meetings of the members' association and the board of directors, and any regularly scheduled committee meetings, are open to all members of the association or a member's designated representative, who shall be allowed to attend and speak at an appropriate time during the deliberations and proceedings, notwithstanding any provision in the declaration, bylaws or other documents to the contrary.

Under 33-1804(A), any portion of a meeting may be closed only if that closed portion is limited to consideration without action of advice from an attorney for the board or the association, pending or contemplated litigation, personal, health or financial information about an individual, employee matters, or a member's appeal of a violation or penalty.

For repairs talked through at an open board meeting, you can post the job on InstaBids and lay the written bids next to each other for members to see.

Can a Arizona HOA fine an owner without a hearing?

Chapter 16 answers in 33-1803(B), read 2026-10-29 on azleg.gov: “After notice and an opportunity to be heard, the board of directors may impose reasonable monetary penalties on members for violations of the declaration, bylaws and rules of the association.” (Arizona Revised Statutes 33-1803).

Under 33-1803(C), a member of a planned community who receives a written notice that the condition of the member's property is in violation of the community documents, whether or not the notice imposes a monetary penalty, may provide the association with a written response within twenty-one calendar days after the date of the notice, sent as that subsection prescribes to the address identified in the notice.

Within ten business days after receipt of that response, 33-1803(D) has the association respond to the member with a written explanation regarding the notice, giving at least the provision allegedly violated, the date of the violation or the date it was observed, the name of each person who observed it and the process the member must follow to contest the notice, unless previously provided in the notice of violation.

When a violation notice is about an owner's fence, exterior paint or yard condition, the owner can post that repair on InstaBids and compare written bids.

How much can an Arizona HOA raise the regular assessment?

For a planned community association under chapter 16, 33-1803(A), read 2026-10-29 on azleg.gov, sets the line: “Unless limitations in the community documents would result in a lower limit for the assessment, the association shall not impose a regular assessment that is more than twenty percent greater than the immediately preceding fiscal year's assessment without the approval of the majority of the members of the association.” (Arizona Revised Statutes 33-1803).

When a large common-area repair, like roof or pool work, shapes next year's budget, a board can post it on InstaBids and compare written bids.

Does Arizona HOA law apply to condominiums?

Chapter 16 opens in 33-1801(A), read 2026-10-29 on azleg.gov: “This chapter applies to all planned communities.” (Arizona Revised Statutes 33-1801). Under 33-1801(B) and 33-1801(C), the chapter does not apply to any school that receives monies from this state, to timeshare plans or associations subject to chapter 20, or to an association of owners created before January 1, 1974 that has no authority to enforce covenants on use, occupancy or appearance, unless a majority of all its members elect in writing to be subject to the chapter.

Its definition of a planned community in 33-1802, paragraph 6(b), says it does not include any of the following, among them: “(ii) A condominium that is governed by chapter 9 of this title.” (Arizona Revised Statutes 33-1802)

A condominium governed by chapter 9 has its own sections: under 33-1258(A) a condominium association shall have ten business days to fulfill a request for examination; under 33-1248(D), for board meetings after declarant control ends, notice to unit owners shall be given at least forty-eight hours in advance; and under 33-1242(A)(11), subject to the provisions of the declaration (33-1242(A)), after notice and an opportunity to be heard the association may impose reasonable monetary penalties on unit owners (neither 33-1248 nor 33-1258 applies to timeshare plans, 33-1248(G) and 33-1258(D)).

For condo building repairs such as hallway painting or roof work, a condo association can post the job on InstaBids and compare written bids.

Arizona chapter 16 rules an HOA board or manager works to

What to put in a written scope for Arizona HOA work

• The work in plain words for each common area, with photos, so bids line up line by line.
• Board meeting on the contract: under chapter 16, after declarant control ends, notice to members of board meetings and meeting agendas shall be given at least forty-eight hours in advance (33-1804(D)).
• Members' meeting on the work: under chapter 16, the secretary shall cause notice to be hand delivered or sent prepaid by United States mail not fewer than ten or more than fifty days in advance (33-1804(B)).
• Records request: under chapter 16, the association shall have ten business days to fulfill a request for examination (33-1805(A)).
• Meeting recording: under chapter 16, if the board records a meeting that is open to the members, the board shall keep a copy of the recording for at least six months (33-1804(A)).
• Violation notices tied to the work: under chapter 16, a member who receives a written notice that the condition of the member's property is in violation of the community documents may provide the association with a written response within twenty-one calendar days after the date of the notice, sent as 33-1803(C) prescribes.
• Budget for the work: under chapter 16, unless the community documents would result in a lower limit, the association shall not impose a regular assessment that is more than twenty percent greater than the immediately preceding fiscal year's assessment without the approval of the majority of the members (33-1803(A)).

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Calling contractors one by one, or one written scope?

Calling contractors one by one gets each one's own idea of the job. With one written scope, you describe it once, contractors bid in writing on that scope, and you choose who gets your number.

Property managers can post a rental job on InstaBids today.

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Sources

• Arizona Revised Statutes 33-1801, read 2026-10-29: www.azleg.gov
• Arizona Revised Statutes 33-1803, read 2026-10-29: www.azleg.gov
• Arizona Revised Statutes 33-1804, read 2026-10-29: www.azleg.gov
• Arizona Revised Statutes 33-1242, read 2026-10-29: www.azleg.gov
• Arizona Revised Statutes 33-1248, read 2026-10-29: www.azleg.gov
• Arizona Revised Statutes 33-1258, read 2026-10-29: www.azleg.gov
• Arizona Revised Statutes 33-1805, read 2026-10-29: www.azleg.gov
• Arizona Revised Statutes 33-1802, read 2026-10-29: www.azleg.gov