Arizona buyer question
Can an Arizona HOA raise dues, and by how much?
Yes, but Arizona law limits how fast a planned community HOA can raise its regular assessment. Here's the rule, how condos differ, and what to read before you buy.
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The short answer
Quick answer: Yes. In an Arizona planned community, the HOA can't raise the regular assessment more than 20% above the prior fiscal year without approval from a majority of members, unless its documents set a lower limit (A.R.S. §33-1803). The condominium statutes have no matching percentage cap. Special assessments are separate, so check the resale disclosure before you buy.
Source: Arizona Revised Statutes §33-1803 and §33-1806 (retrieved October 27, 2026). Last updated .
The 20% rule for planned communities
Most Arizona HOAs for single-family neighborhoods are "planned communities" under Title 33, Chapter 16. A.R.S. §33-1803 says the association can't impose a regular assessment that's more than 20% greater than the immediately preceding fiscal year's assessment without the approval of a majority of the members. If the community's own documents set a lower limit, the lower limit applies.
That's a cap per year, not over the life of your ownership. Over several years, dues can rise more than 20% in total. A majority vote of members can also approve a bigger one-year increase.
Planned community vs. condominium
| Planned community HOA | Condominium association | |
|---|---|---|
| Regular assessment increase | Capped at 20% over the prior fiscal year without a majority vote of members, unless the documents set a lower limit (§33-1803) | No matching percentage cap in the condo act; the declaration and the annual budget control (§33-1242, §33-1255) |
| Late charges | No more than the greater of $15 or 10% of the unpaid assessment, after notice; late means 15+ days past due unless documents allow longer (§33-1803) | Allowed after notice that the assessment is overdue (§33-1242) |
| Budget | Board adopts it; buyers get a copy in the resale disclosure (§33-1806) | Adopted at least annually; assessments at least annually (§33-1255) |
| Board meetings | Open to members, who may speak before the board acts on an agenda item (§33-1804) | Check the condo statutes and bylaws |
Arizona Revised Statutes §§33-1803, 33-1804, 33-1806, 33-1242 and 33-1255, retrieved October 27, 2026. General information, not legal advice.
Condos fall under a different chapter of Title 33. The condo statutes we checked let the association adopt budgets and collect assessments, with assessments made at least annually on an adopted budget, but they don't contain a percentage cap like §33-1803. The condo's declaration and bylaws decide how increases are approved.
Create your free account to see all homes for sale that fit the monthly payment you're comfortable with, each with its actual property taxes, HOA dues, estimated homeowners insurance, and mortgage insurance when it applies, plus its own estimated closing costs and APR disclosure.
Opens a third-party home search site. Payments shown there are estimates to help you search, not a loan offer or rate quote. Your actual payment depends on price, down payment, credit, taxes, insurance, HOA, and loan program.
What about special assessments?
A special assessment is a one-time or limited charge, often for a big repair or project, on top of regular dues. Before you buy in a planned community, the resale disclosure under §33-1806 must list:
- The amount and payment schedule of the regular assessment
- Remaining installments on any approved special assessment
- Any special assessment the board approved but hasn't assessed yet, or sent to members for a vote in the previous four months
- Any transfer fee the declaration allows
- The current operating budget, the most recent financial statement, and the most recent reserve study, if there is one
The association must deliver these within ten days after it gets notice of your accepted offer (communities of 50 or more homes). See HOA fees at closing for the one-time charges at the close of escrow.
How to judge whether dues may rise
- Read the operating budget. Compare this year's assessment with last year's, if the disclosure shows both.
- Read the reserve study. It estimates what the association needs to save for roofs, pools, paving and other big items. A thin reserve can mean higher dues or a special assessment later.
- Read the last three board meeting minutes. They come with the disclosure and often mention planned projects or increases.
- Check the audit, review or compilation. §33-1810 requires one each year, available to members on request.
Budget for dues that can change
HOA dues are part of your monthly payment, just like taxes and insurance. Leave room in your monthly budget for an increase, and compare homes by their full estimated payment, not price alone.
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Related: HOA and special district tax lookup · HOA fees at closing · why escrow payments go up · payment calculator · more questions.
General information, not legal advice. Your community documents and the statutes in effect control.
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Create your free account to see all homes for sale that fit the monthly payment you're comfortable with, each with its actual property taxes, HOA dues, estimated homeowners insurance, and mortgage insurance when it applies, plus its own estimated closing costs and APR disclosure.
Opens a third-party home search site. Payments shown there are estimates to help you search, not a loan offer or rate quote. Your actual payment depends on price, down payment, credit, taxes, insurance, HOA, and loan program.
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Sources
- Arizona Revised Statutes §33-1803 (planned community assessment limitation; late charges) (retrieved October 27, 2026)
- Arizona Revised Statutes §33-1806 (planned community resale disclosures: assessments, special assessments, operating budget, reserve study) (retrieved October 27, 2026)
- Arizona Revised Statutes §33-1804 (planned community open meetings) (retrieved October 27, 2026)
- Arizona Revised Statutes §33-1810 (annual audit, review or compilation) (retrieved October 27, 2026)
- Arizona Revised Statutes §33-1242 (powers of condominium unit owners' association) (retrieved October 27, 2026)
- Arizona Revised Statutes §33-1255 (condominium assessments for common expenses) (retrieved October 27, 2026)
Frequently asked questions
How much can an HOA raise dues in Arizona?
In a planned community, no more than 20% above the prior fiscal year's regular assessment without approval from a majority of members, unless the community documents set a lower limit (A.R.S. §33-1803).
Does the 20% cap apply to condos?
The condominium statutes we reviewed (A.R.S. §33-1242 and §33-1255) don't include a matching percentage cap. The condo's declaration, bylaws and adopted budget control increases.
Can an Arizona HOA charge a special assessment?
Community documents often allow them. For a planned community, the resale disclosure must list approved special assessments and any the board sent to members for approval in the previous four months (A.R.S. §33-1806).
How much can an Arizona HOA charge for late dues?
In a planned community, the greater of $15 or 10% of the unpaid assessment, and only after notice. A payment is late if unpaid 15 or more days after the due date, unless the documents allow longer (A.R.S. §33-1803).
Can I go to HOA board meetings in Arizona?
Yes. Planned community board meetings are open to members, who may speak once after the board discusses an agenda item and before it votes (A.R.S. §33-1804).
How do I find out if dues are going up before I buy?
Read the operating budget, reserve study and recent board minutes in the HOA resale disclosure, which the association must deliver within ten days after notice of your accepted offer.