Arizona’s New HOA Reasonableness Statute:
Arizona homeowners have had the right to reasonable treatment from their HOA for nearly twenty years. Most of them never knew it. That is the problem that House Bill 4011 was written to fix.
Governor Hobbs signed HB 4011 on June 4, 2026. The bill adds a new A.R.S. § 33-1821 for planned communities and amends A.R.S. § 33-1242 for condominiums. Both provisions say the same thing. An association has a duty to act reasonably in the exercise of its discretionary powers, and “duty to act reasonably” means exercising those powers neutrally, fairly, without favoritism, and in a nonarbitrary fashion.
The law takes effect September 12, 2026, ninety days after the Legislature adjourned. Until then, the old rule applies. As it turns out, the old rule is the same rule.
HOA Isn't Maintaining the Common Areas…
This is one of the most common questions Arizona homeowners ask, and the instinct behind it is sound. You are paying for landscaping that is dead, a pool that is closed, or a gate that has not worked since spring. Withholding feels like the obvious response.
It is also the one move that reliably hurts more than helps a homeowner, and it can have devastating effects.
(So, short answer, no. And doing it will cost you the leverage you currently have) … Learn what you can do instead.
You Just Got Served…
You Just Got Served…
Here’s what you have to do, and when.
Being sued is not losing. It means someone filed a complaint, and the court has now given you a fixed window to answer. What you do inside that window matters more than almost anything else that will happen in the case.
What you need to know when you get served
Your HOA Wants You to Pay Its Lawyers. Arizona Law Says Not So Fast.
When a dispute with your HOA turns ugly, the association's favorite threat usually follows. Pay up, or you'll owe our attorney fees too. Sometimes that threat is real. Often it is overstated.
Arizona law places meaningful limits on an association's ability to collect legal fees, and homeowners should never assume a demanded fee is enforceable just because it appears on a ledger.
Your HOA Returned Your Check... That May Be the Point.
Here is a pattern we see more often than you would expect...
A condominium owner falls a few dollars behind, sometimes because the association raised assessments without telling anyone. The account goes to a collection law firm. The owner keeps sending assessment checks. The checks come back uncashed. The balance grows with late fees, collection charges, fines, and attorneys’ fees no court has awarded. Eventually, the association sues to foreclose, and the complaint recites that the owner “failed to pay.”
The owner did not fail to pay. The owner was refused. And Arizona law has quite a bit to say about that.
Arizona HOAs Can No Longer Ban Backyard Shade Structures
Arizona homeowners just won a meaningful fight with their HOAs. Governor Hobbs signed House Bill 2342 into law in late May 2026, adding a new section to the Planned Communities Act, A.R.S. § 33-1816.01. Once the law takes effect in September 2026, a homeowners association may not prohibit the installation or use of a shade structure in your backyard, no matter what the community documents say.
Arizona's HOA Removal Rules Explained
Arizona's HOA Removal Rules Explained
"Removal" means two very different things in HOA disputes. Sometimes homeowners want to remove a director. Sometimes the association wants to remove your patio cover. Different statutes govern each, and procedural mistakes are fatal on both sides.
Recalling a Board Member Is a Statutory Right
Arizona homeowners do not have to wait out a bad board member's term. State law gives members of both planned communities and condominiums a recall procedure that overrides anything more restrictive in the governing documents. A.R.S. § 33-1813 (planned communities); A.R.S. § 33-1243 (condominiums).
The mechanics matter. The process starts with a petition