The 57th Arizona Legislative-Second Regular Session kicked off on Monday, January 12, 2026.
With 100 days in regular session, AAM will track bills pertinent to our industry and keep you informed.
In this session, there are a couple of bills currently on our radar that may directly impact Arizona HOAs.
Please note that not all bills have summaries/last actions, and we will update them in future communication.
HOA Priority Bills:
HOMEOWNERS’ ASSOCIATIONS; CONDOMINIUMS; ACTIONS; MEETINGS
Prohibits homeowners’ associations and condominium associations (HOAs) from taking board action without a meeting by excluding HOAs from the statute that allows action by unanimous written consent.
Last Action: 1/13/26 – House First Reading – Referred to House Commerce – Referred to House Rules
Click Here for Bill Overview
HOMEOWNERS’ ASSOCIATIONS; EXPIRATION
Requires each planned community declaration to expire and become unenforceable, and requires the associated homeowners’ association (HOA) to dissolve, on either January 1, 2127, or 100 years after the original declaration was recorded, whichever is later. Requires a dissolved HOA to wind up and liquidate its affairs as provided by law. Authorizes property owners in a terminated planned community to voluntarily reestablish a planned community after expiration.
Last Action: 1/13/26 – House First Reading – Referred to House Commerce – Referred to House Rules
Click Herefor Bill Overview
HOMEOWNERS’ ASSOCIATIONS; LAWNS; DROUGHT
Prohibits a condominium or planned community association from requiring overseeding or watering of lawns during a drought year.
Last Action: 1/21/26 – Placed on House Natural Resources, Energy, & Water Agenda
Click Here for Bill Overview
HOMEOWNERS’ ASSOCIATIONS; LOBBYING; POLITICAL ACTIVITY
Prohibits condominium associations and planned community associations (HOAs) from spending HOA monies on any organization that engages in lobbying or attempts to influence the outcome of an election, regardless of provisions in the HOA documents.
Last Action: 1/15/26 – House First Reading – Referred to House Commerce – Referred to House Rules
Click Here for Bill Overview
HOMEOWNERS’ ASSOCIATIONS; FISCAL DUTIES
Requires boards of directors of condominium and planned community associations (HOAs), after declarant control ends, to adopt prudent annual operating budgets, provide budget comparison reports, and manage expenses within approved budgets. Requires unit owner or member ratification for assessment increases of 5 percent or more for HOAs of 50 units or members or more, for supplemental assessments, and for special assessments or financing that encumbers future revenues or common property. Requires HOA boards to act in the best interest of the HOA by exercising prudency in contracting, ensuring oversight of contractors, maintaining HOA-controlled accounts, and reviewing financial reports. Requires surplus operating funds to be refunded or credited to owners or members unless a majority votes to transfer surplus funds to long-term reserve accounts.
Last Action: 1/15/26 – House First Reading – Referred to House Government – Referred to House Rules
Click Here for Bill Overview
HOMEOWNERS’ ASSOCIATIONS; SHADE STRUCTURES
Summary – TBD
Last Action:
Click Here for Bill Overview
HOMEOWNERS’ ASSOCIATIONS;CUMULATIVE VOTING; PROHIBITION
Summary – TBD
Last Action:
Click Here for Bill Overview
HOMEOWNERS’ ASSOCIATIONS; PROPERTY COVENANTS; DISCLOSURE
Prohibits enforcement of private covenants that violate public policy and allows any property owner subject to a private covenant to challenge the validity of any covenant provision in court. Invalidates condominium and planned community association (HOA) provisions that require mandatory assessments for private recreational clubs or for maintenance or use of third-party property not owned by the HOA and prohibits use of common expense assessments for those purposes, while allowing voluntary assessments for these purposes. Expands resale disclosure requirements for HOA units, including financial statements, statement of declarant control, and a signed statement of common expense assessments.
Last Action: 1/14/26 – Bill Introduced
Click Here for Bill Overview
HOMEOWNERS’ ASSOCIATIONS; RECORDS REQUEST
Conditions homeowners’ association (HOA) records requests on good faith, a stated proper purpose, and a direct connection between the requested records and that purpose. Defines the specific categories of “financial and other records” that HOAs must provide, deems records posted online to be reasonably available, and allows HOAs to decline duplicative requests for records previously provided.
Last Action: 1/20/26 – House First Reading – Referred to House Government – Referred to House Rules
Click Here for Bill Overview
RECORDS REQUESTS; HOMEOWNERS’ ASSOCIATIONS
Allows condominium and planned community associations (HOAs) to withhold from disclosure records that were requested within the preceding two years and have not been modified.
Last Action: 1/20/26 – House First Reading – Referred to House Government – Referred to House Rules
Click Here for Bill Overview
HOMEOWNERS’ ASSOCIATIONS; VIRTUAL MEETINGS; PROXIES
Authorizes condominium and planned community associations (HOAs) to conduct meetings of members and boards through online or virtual platforms. Prohibits proxy voting after termination of declarant control and standardizes voting procedures by requiring in-person, absentee, written, or electronic ballots that meet specified content, delivery, quorum, and record-retention requirements. Reduces the quorum for an annual meeting to one-tenth of the total votes entitled to be cast unless the governing documents specify a lower amount.
Last Action: 1/20/26 – House First Reading – Referred to House Government – Referred to House Rules
Click Here for Bill Overview
HOMEOWNER’S ASSOCIATIONS; ASSESSMENTS; LIENS; PAYMENTS
Summary – TBD
Last Action:
Click Here for Bill Overview
HOMEOWNERS’ ASSOCIATIONS; UNLAWFUL PROVISIONS; DAMAGES
Imposes statutory damages on condominium and planned community associations (HOAs) that fail to amend or remove declaration, bylaw, or rule provisions prohibited by law after receiving written notice from an owner or member. Sets damages at $1,000 after a first notice and $2,500 after a second or subsequent notice, accruing based on the number of notices received, regardless of the sender. Authorizes owners and members to seek damages against an HOA in any court of competent jurisdiction.
Last Action: 1/21/26 – House First Reading – Referred to House Government – Referred to House Rules
Click Here for Bill Overview
CLAIMS AGAINST HOAS; FILING FEES
Sets the filing fee for a petition to the Department of Real Estate regarding a dispute between an owner and a condominium or planned community association (HOA) at $100 per issue claimed in the petition, instead of a fee set by the Commissioner.
Last Action: 1/21/26 – House First Reading – Referred to House Commerce – Referred to House Rules
Click Here for Bill Overview
DISPUTE RESOLUTION PROCESS; REAL ESTATE
Assigns the Department of Real Estate responsibility to administer the dispute resolution process for condominiums and planned communities. Limits the filing fee for condominium and planned community dispute petitions to no more than superior court application fees and caps each petition at four distinct complaints. Authorizes administrative law judges (ALJs) to impose civil penalties of up to $500 per complaint or other statutory penalties. Requires a person to pay a filing fee to request a rehearing of an ALJ decision, and refunds the fee if the rehearing is denied.
Last Action: 1/20/26 – Bill Introduced
Click Here for Bill Overview
HOMEOWNER’S ASSOCIATIONS; ADDRESS LIGHTS
Prohibits condominium and planned community associations (HOAs) from banning the installation or use of a lighted home address device that displays the house number, flashes to signal an emergency, is visible from the street, and includes a low-light adjustment. Allows HOAs to adopt reasonable placement and lighting rules that do not impair the function, purpose, cost or efficiency of the device and that comply with municipal lighting ordinances. Requires a court to award reasonable attorney fees and costs to a party who substantially prevails in an action against an HOA board for violating these provisions.
Last Action: 1/12/26 – Senate First Reading – Referred to Senate Government – Referred to Senate Rules
Click Here for Bill Overview
HOMEOWNER’S ASSOCIATIONS; OPEN MEETINGS
Authorizes condominium and planned community association (HOA) boards of directors to meet using remote meeting technology and establishes requirements for remote meetings. Declares quorum requirements for annual and special meetings of an HOA are the same as regular meeting quorum requirements. Requires the HOA to reconvene an annual or special meeting to elect board members within 14 days if a quorum is not present, and to conduct the election once quorum is satisfied. Requires unit owners present to conduct meetings through motions decided by voice vote or show of hands, with the board facilitating and ensuring minutes are taken. Requires ballot actions to follow existing procedures, guarantees owners an opportunity to speak before votes, and establishes voting, roll call, and recordkeeping requirements for remote meetings. Requires the HOA board to present a financial and operations report at the annual meeting and to open the floor for owner questions.
Last Action: 1/15/26 – Senate First Reading – Referred to Senate Government – Referred to Senate Rules
Click Here for Bill Overview
HOMEOWNER’S ASSOCIATIONS; REAL ESTATE
Assigns the Department of Real Estate responsibility to administer the dispute resolution process for condominiums and planned communities. Limits the filing fee for condominium and planned community dispute petitions to no more than superior court application fees and caps each petition at four distinct complaints. Authorizes administrative law judges (ALJs) to impose civil penalties of up to $500 per complaint or other statutory penalties. Requires a person to pay a filing fee to request a rehearing of an ALJ decision, and refunds the fee if the rehearing is denied.
Last Action: 1/15/26 – Senate First Reading – Referred to Senate Government – Referred to Senate Rules
Click Here for Bill Overview
HOAS; UNIFORMED SERVICES DIVISION FLAGS
Prohibits condominium and planned community associations (HOAs) from prohibiting the display of uniformed services of the United States division flags.
Last Action: 1/20/26 – Senate First Reading – Referred to Senate Government – Referred to Senate Rules
Click Here for Bill Overview
HOMEOWNERS’ ASSOCIATIONS; FORECLOSURE PROCESS
Increases the delinquency thresholds that allow a condominium association or planned community association (HOA) to foreclose on a common expense lien to 18 months or $10,000, instead of one year or $1,200, and applies only the 18-month threshold for special assessments of $10,000 or more. Requires HOAs to maintain accurate account records that distinguish between charges included in the common expense lien and other member charges. Bars enforcement of charges assessed in violation of statute or governing documents. Allows a member to challenge any contested charge in court during an HOA action to enforce a common expense lien or judgment lien and requires the court to extinguish and exclude any invalid charge and related collection costs or fees from the lien.
Last Action: 1/21/26 – Senate First Reading – Referred to Senate Government – Referred to Senate Rules
Click Here for Bill Overview
HOAS; COMPLAINTS; DISPOSITIONS; ONLINE ACCESS
Requires condominium associations and planned community associations (HOAs) to maintain written or electronic records of all alleged violations from the preceding two years, including the disposition, dates and any penalties imposed. Requires HOAs to make violation records available to all unit owners or members through a website or upon request and to update the records at least monthly while distinguishing resolved from unresolved violations and protecting personal privacy through redaction. Authorizes the State Real Estate Department or an affected owner or member, through an administrative hearing, to enforce compliance and to impose a civil penalty of up to $500 per month for noncompliance.
Last Action: 1/21/26 – Senate First Reading – Referred to Senate Government – Referred to Senate Rules
Click Here for Bill Overview