You know your Arizona home better than anyone, including its flaws. If you’re making plans to sell, you may be wondering how much you need to reveal on the Arizona seller disclosure form, officially known as the Seller’s Property Disclosure Statement (SPDS).
This form gives potential buyers a better picture of your property’s condition and history so they can make a more informed decision, but it can also protect you.
In this post, we’ll tell you what to expect, how much detail to provide, and what could go wrong if you leave something out.
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What is the Arizona seller disclosure form?
The Arizona seller disclosure form, or SPDS, is a 10-page document developed by the Arizona Association of Realtors. It’s designed to help you disclose any known issues or facts about your home that could affect its value or a buyer’s decision to move forward.
Arizona law requires sellers to disclose all material facts — in other words, anything that could impact the buyer’s use or enjoyment of the property. The SPDS form acts as a structured guide to help you do this thoroughly. It covers everything from structural issues and past repairs to neighborhood conditions and HOA rules.
While the form itself isn’t legally required, disclosing known defects is, and most Arizona real estate agents and brokerages require sellers to use the SPDS to satisfy that obligation.
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.
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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.”
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