Tucson Real Estate, Reading HOA Documents Before You Buy

If your future home is in a community association, your purchase contract will include an HOA disclosure package. Reading it carefully helps you understand costs, rules, and responsibilities before you close. Use this guide as a simple checklist for Tucson, Oro Valley, Marana, Vail, Sahuarita, and Green Valley.

What documents to expect

• CC and Rs
  Covenants, Conditions, and Restrictions. These outline use rules, architectural standards, and owner responsibilities.

• Bylaws and Articles
  How the association is organized and how decisions are made.

• Rules and Regulations
  Day-to-day policies that sit under the CC and Rs, for example parking or exterior changes.

• Budget and Financials
  Current year budget, recent financial statements, and reserve information.

• Reserve Study
  A third party look at long-term maintenance needs and funding levels for common elements.

• Resale or Disclosure Package
  Fee schedules, transfer or disclosure fees, and any pending litigation or known issues.

• Insurance Summary
  What the master policy covers, and what your personal policy must cover.

Fees you may see

• Regular assessments
  Monthly or quarterly dues for ongoing operations.

• Special assessments
  Temporary fees for specific projects.

• Transfer and disclosure fees
  One-time closing-related charges.

• Capital improvement or reserve contribution
  Some associations collect a set amount at closing for reserves.

Key items to verify early

• What the HOA maintains
  Confirm coverage for the roof on attached homes, exterior paint cycle, front yard care, shared walls, and private yard boundaries.

• Changes you can make
  Architectural review requirements for exterior paint, fencing, landscape, solar, and additions.

• Parking and storage
  Assigned spaces, guest parking rules, and storage policies.

• Pet and leasing policies
  Number of pets, size limits, and any rental restrictions.

• Short-term stay rules
  Check posted policies and confirm with management.

• Gate and access
  Instructions for emergency services, vendors, and deliveries.

How to read the financials

• Look for a balanced operating budget and timely financial reports.

• Compare reserve study recommendations with current reserve balances.

• Review recent meeting minutes for planned projects or assessments.

• Ask how the HOA handles insurance deductibles that may affect owners.

Practical timelines and tips

• Request the full package as soon as your offer is accepted.

• Plan a quiet time to read and make notes before your review deadline.

• If something is unclear, send written questions to the management company.

• Keep a digital copy of everything for future reference.

FAQ

Are HOA fees negotiable at closing?
Regular dues are set by the association. Transfer, disclosure, or capital contributions can sometimes be negotiated between buyer and seller.

Can the rules change after I buy?
Yes. Associations can amend rules by following their voting procedures. Watch meeting notices and newsletters for proposed changes.

What insurance do I need?
Ask your agent and the HOA for the master policy summary. In most condos, you need or should have an HO6 policy (often called “walls-in” coverage). Townhomes and single-family homes vary. Check with your preferred local insurance agent to be sure you have the correct coverage for your property.

Are you thinking of buying or selling property in the Tucson area?
Work with Kristen Glasheen, REALTOR®, your trusted partner for Tucson Real Estate across Oro Valley, Marana, Red Rock, Vail, Sahuarita, and Green Valley, and the surrounding areas.

CONTACT KRISTEN
☎️ Call: 520.345.9360
📱 Text: 520.345.9360
📧 Email: kristen@glasheenrealestate.com

Disclaimer: This guide is general information and not legal advice. HOA rules and fees can change. Review the official documents and consult your attorney or advisor with specific questions.