Arizona HOA Transfer Fees at Closing: What the November 2026 Addendum Changes

Arizona HOA transfer fees at closing can surprise buyers when the real number comes back higher during escrow. Arizona REALTORS® is changing its HOA form to fix that, and it affects how much cash you bring to closing.

What is changing on the Arizona HOA addendum in November 2026?

Arizona REALTORS® announced on October 7, 2026 that it will release a revised H.O.A. Condominium/Planned Community Addendum on or about November 1, 2026. The new form has a new name: the H.O.A. Condominium/Planned Community Notice and Addendum.

Here are the main changes Arizona REALTORS® described:

• One total amount instead of click boxes. You choose a total amount, not to exceed a dollar figure you set, to put toward Transfer Fees, Capital Improvement Fees, and Other Fees. The seller pays any remaining amounts of those fees, even if the fees listed on page 1 are incorrect or left blank. Arizona REALTORS® calls this the most significant change.
• Prepaid HOA dues are listed first. They're renamed "Prepaid HOA(s) Dues" to show that these amounts collected at closing benefit the buyer.
• Capital improvement fees can be a flat amount or a percentage of the purchase price.
• A deadline for the seller's page 1. If the seller hasn't already provided it, the seller must complete page 1 and deliver it to the buyer within three days after contract acceptance.

Why did Arizona REALTORS® change who pays HOA fees?

Arizona REALTORS® said HOAs don't always give accurate fee information, and some even change a fee's name or amount during escrow.

Under the old click boxes, a buyer who agreed to pay "the transfer fee" owed whatever it turned out to be. Now your share is capped at the total you offered. Arizona REALTORS® reasons that the seller is in a better spot to confirm the fees, because the seller is an HOA member and can request association records under A.R.S. 33-1805.

Which HOA costs will a buyer still pay at closing?

HOA cost	Under the new form
Prepaid HOA dues	Buyer pays, even if the seller listed the wrong amount or left it out
Transfer fees	Covered by the buyer's capped total; seller pays the rest
Capital improvement fees	Covered by the buyer's capped total; seller pays the rest
Other HOA fees	Covered by the buyer's capped total; seller pays the rest
Resale disclosure fee	Arizona law lets the HOA charge it to the seller (see below)

What does Arizona law say about HOA fees when a home sells?

A few state laws sit behind the form. For a planned community, A.R.S. 33-1806 covers the HOA disclosure packet:

• Who sends it. In a community with fewer than 50 properties, the seller sends the information within ten days after your offer is accepted. In a community with 50 or more, the seller notifies the HOA, and the HOA sends the packet within ten days after getting that notice.
• What's in it. The packet includes the HOA's rules and bylaws, the regular assessment and payment schedule, any special assessments, and the amount and purpose of any title transfer fee or similar fee the declaration allows.
• The disclosure fee. The HOA may charge the seller an aggregate of up to $400 for the resale disclosure, lien estoppel, and related transfer services, plus up to $100 for rush service within 72 hours. These fees can't be collected before close of escrow and can only be charged once.

Arizona's 2026 law HB 2397 (Chapter 249) updated these disclosure rules. It lets a buyer or seller pursue remedies if a disclosure is knowingly or recklessly false or misleading.

There's one more protection worth knowing. Under A.R.S. 33-1807, an HOA must give a licensed escrow agent a statement of any unpaid liens on the home within ten days of a written request. That statement binds the HOA. If the HOA doesn't provide it on time, any lien for an unpaid assessment then due is extinguished.

How do HOA fees affect my loan and cash to close?

HOA costs you agree to pay add to your cash to close, and your lender has to document where that money comes from. The capped total makes that easier to plan, because you'll know the most you'll pay toward those fees before you sign.

Your monthly HOA dues matter too. They count in your debt-to-income ratio, which I explained in How HOA Dues Affect Your Pre-Approval in San Tan Valley. And the CFPB notes that HOA fees are often not included in your escrow account, so plan to pay the HOA directly after you move in.

Before closing, your lender must give you the Closing Disclosure three business days ahead. The CFPB suggests comparing it to your latest Loan Estimate. That's a good time to confirm the HOA lines match your contract.

Also see seller-paid closing costs in Pinal County and my Arizona first-time home buyer guide.

What should buyers do now?

• Ask your agent which version of the HOA addendum your offer uses. Arizona REALTORS® suggests buyers use the new form even if the seller uploaded the old one.
• Decide on a total amount you're comfortable putting toward HOA transfer, capital improvement, and other fees.
• Tell your loan officer about the HOA early so the dues and closing costs are part of your numbers from the start.

Frequently asked questions

When does the new Arizona HOA addendum start?

Arizona REALTORS® says it will release the revised H.O.A. Condominium/Planned Community Notice and Addendum on or about November 1, 2026.

Who pays HOA transfer fees in Arizona under the new form?

The buyer offers a total amount, up to a dollar figure the buyer sets, toward transfer fees, capital improvement fees, and other fees. The seller pays any remaining amounts, even if the fees listed on page 1 are incorrect or blank.

Do buyers still pay prepaid HOA dues?

Yes. Arizona REALTORS® says the buyer is always responsible for prepaid HOA dues, even if the seller lists the wrong amount or leaves it out.

How much can an Arizona HOA charge for the resale disclosure?

For planned communities, A.R.S. 33-1806 lets the HOA charge the seller an aggregate of up to $400 for resale disclosure, lien estoppel, and related services, plus up to $100 for rush service within 72 hours.

How long does the HOA have to send the disclosure packet?

In a planned community with 50 or more properties, the HOA must send it within ten days after getting the seller's written notice of the accepted offer. In smaller communities, the seller sends it within ten days after acceptance.

Do HOA fees affect my mortgage approval?

Monthly HOA dues count in your debt-to-income ratio, and any HOA fees you agree to pay at closing add to your cash to close, which your lender must document.

Form details come from Arizona REALTORS® (October 7, 2026), and legal details come from Arizona Revised Statutes as of October 2026. Your purchase contract controls. This isn't legal advice; for questions about your contract, talk with your agent or an Arizona attorney.

Buying in an HOA community?

I'll help you factor the HOA dues and closing costs into your pre-approval so there are no surprises at the closing table. No pressure.

Get pre-approved or ask Andria a question at andriatownsend.com or call 480-487-9166.

About the author: Andria Townsend is a Mortgage Loan Originator with NEXA Mortgage, LLC, based in San Tan Valley, Pinal County. She's lived in Arizona for 15+ years and helps buyers and homeowners across the state.

Andria Townsend, Mortgage Loan Originator, NMLS #2154631. NEXA Mortgage, LLC, NMLS #1660690. Equal Housing Opportunity. This is not a commitment to lend. All loans subject to credit approval, underwriting, and program guidelines.

Sources

• Arizona REALTORS®: Revised Form Release for November 2026 (October 7, 2026)
• Arizona Revised Statutes 33-1806: Sale of properties; information required; fees
• Arizona Revised Statutes 33-1807: Common expense liens; statement of unpaid liens
• Arizona Revised Statutes 33-1805: Association financial and other records
• Arizona House summary: HB 2397 (2026), homeowners' associations; disclosures (Chapter 249)
• CFPB: Understand your Closing Disclosure