Arizona buyer question
What is the SPDS (Seller's Property Disclosure Statement) and what should I look for in it?
A plain-language guide to Arizona's SPDS: what sellers disclose, when the AAR form is delivered, and how buyers should read it.
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The short answer
Quick answer: The SPDS is Arizona REALTORS®' Seller's Property Disclosure Statement. Sellers must disclose known material facts, and when parties use the AAR residential resale contract the seller delivers a completed AAR SPDS within three days after acceptance. Read every answer, verify items that concern you, and remember the disclosure duty remains even if no SPDS form is used.
Source: Arizona REALTORS®, Residential SPDS (February 2023); Buyer Advisory (February 2026). Last updated .
What is the SPDS?
Arizona REALTORS® publishes a Residential Seller's Property Disclosure Statement (SPDS) that walks the seller through questions about the property's condition, systems, ownership issues, and other material facts. The cover instructions tell sellers they are obligated by law to disclose known material facts to the buyer, to answer thoroughly, and to attach supporting documents when available.
The current AAR SPDS form linked from Arizona REALTORS®' residential resale forms list is the February 2023 edition (with seller advisory). Forms can be updated — use the version delivered in your transaction.
When is the SPDS due?
Arizona REALTORS® explains that if the parties use the AAR Residential Resale Real Estate Purchase Contract, the seller must deliver a completed AAR Residential SPDS to the buyer within three (3) days after contract acceptance. Late or missing delivery can put the seller in breach under that contract framework, which may allow the buyer to cancel and recover earnest money — your signed contract controls.
Arizona REALTORS®' Buyer Advisory also notes that a seller's disclosure obligation remains even if buyer and seller agree that no SPDS form will be provided.
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 should buyers look for?
- Read every line — blank answers and vague explanations are flags to ask about.
- Verify what concerns you — the Buyer Advisory says the real estate broker is not responsible for verifying SPDS accuracy; buyers should carefully review and verify statements of concern.
- Systems and repairs — roof, HVAC, plumbing, electrical, pool equipment, and past leaks or insurance claims.
- Ownership and use limits — HOA or association issues, easements, access, and notices of violations.
- Extra costs — association fees and any community tax or special district fee notes the seller discloses; still confirm on the tax bill and HOA docs.
- Lead-based paint — required federal disclosure for homes built before 1978 (separate from the SPDS).
Use ADRE's Property Buyer's Checklist and the Arizona REALTORS® Buyer Advisory (February 2026) alongside the SPDS. Hire inspectors for physical condition — ADRE states agents are generally not qualified to discover defects.
How does this fit buying by monthly budget?
The SPDS helps you learn about costs and risks that list price alone doesn't show. Pair disclosures with a payment-first search so taxes, HOA dues, and insurance are visible on each home before you write an offer.
Related: what a buyer's agent does · what a title commitment is · earnest money · closing timeline · HOA and special tax lookup.
General information, not legal advice. Your signed purchase contract and the disclosures you receive 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 REALTORS®, Residential Seller's Property Disclosure Statement (SPDS) (February 2023 form)
- Arizona REALTORS®, Residential Resale Transaction Forms (lists current SPDS and purchase contract forms)
- Arizona REALTORS®, Buyer Advisory (February 2026) (February 2026)
- Arizona Department of Real Estate, Property Buyer's Checklist
- Arizona Department of Real Estate and Arizona REALTORS®, Buyer Advisory (updated January 2025)
- Arizona REALTORS®, Residential Resale Real Estate Purchase Contract (August 2024 form; inspection period section)
Frequently asked questions
What is the SPDS (Seller's Property Disclosure Statement) and what should I look for in it?
It is Arizona REALTORS®' seller disclosure form covering known material facts about the property. Read every answer, verify items that concern you, and use inspectors for condition. Under the AAR resale contract the seller typically delivers it within three days after acceptance.
Is the SPDS required by Arizona law?
Sellers must disclose known material facts. The AAR SPDS form is the standard tool and is required by the AAR residential resale contract when that contract is used. The Buyer Advisory notes disclosure duties can remain even if no SPDS form is provided.
Who verifies the SPDS?
Arizona REALTORS®' Buyer Advisory states the real estate broker is not responsible for verifying SPDS accuracy; buyers should carefully review and verify statements of concern.
What if the seller updates a disclosure later?
The SPDS instructs sellers to update disclosures in writing when facts change. Read any later notices before removing contingencies.