The Arizona Seller's Property Disclosure Statement, Explained

What the SPDS is

The Seller's Property Disclosure Statement, commonly called the SPDS, is the standard form Arizona sellers commonly complete. Published by the Arizona Association of REALTORS (AAR), it organizes what you know about the property, its condition and its history. It helps buyers understand information that may not be obvious during a showing.

The form is a disclosure of your knowledge, not a home inspection or a promise that everything works. Read the questions carefully and give complete, honest answers. A buyer can still inspect the property and ask follow up questions.

Why it matters

Arizona sellers must disclose known material facts that affect value or desirability. Being thorough protects you by making the property's history clear rather than leaving buyers to discover an unexplained issue later. That includes problems you know about even when they are not easy to see.

When in doubt, disclose. Explain what happened, what you did about it and what supporting documents you have. Avoid guessing about the cause of a problem or promising that it can never happen again.

This is general information, not legal advice. Talk to a real estate attorney about specific questions.

Main sections in plain terms

• Ownership and property: Your ownership, use of the home, boundaries and known issues with access or changes to the property.
• Building and safety: Known roof, pool, structural and other building conditions, including past damage and repairs.
• Utilities and water: Utility service, the water source and a well or septic system where applicable. Share known service or system concerns.
• Environmental conditions: Known soil issues, flooding and insect or pest activity such as termites or scorpions, along with treatment or related reports.
• Sewer and wastewater: How wastewater is handled and known problems, maintenance or repairs affecting those systems.
• Solar and other leased equipment: Whether equipment is owned, financed or leased and the agreements a buyer needs to understand. See our selling with solar guide.
• HOA and community: Association information and known restrictions, notices or community matters affecting the property.
• Additional explanations: Space to explain an answer clearly and identify supporting documents rather than relying on a short answer alone.

Common mistakes

• Leaving answers blank instead of reviewing every applicable question.
• Guessing instead of saying "unknown" where that honestly reflects what you know.
• Forgetting past repairs or insurance claims because the immediate problem was resolved.
• Not updating the form if something changes or new information comes to light before closing.
• Not attaching available repair receipts and warranties that help explain the work.

Take time to check your records. If you know about a problem but cannot find a receipt, disclose the problem anyway and explain the limits of your records. Missing paperwork is not a reason to leave out a known fact.

Related disclosures and reports

Depending on the property, buyers may ask for other disclosures or records alongside the SPDS. Not every item applies to every sale.

• Affidavit of Disclosure: Certain sales of unincorporated land may require this separate disclosure. Ask a real estate attorney or title professional whether it applies to your property.
• CLUE insurance claims report: A report of recorded insurance claims can help explain the home's claims history. Ask your insurer about obtaining it and review it for accuracy.
• HOA documents: Community rules and association records help buyers understand the obligations attached to ownership.
• Lead based paint disclosure: A federal rule generally applies to homes built before 1978. Applicable disclosures and available records are separate from the SPDS. Ask about any exception rather than assuming one applies.

Seller prep checklist

• Repair receipts and contractor records
• Warranties for systems, equipment and completed work
• Permits and records for additions or alterations
• HOA contact information and available community documents
• Utility provider names and water or wastewater information
• Solar contracts, financing or lease documents and transfer information
• Past inspection reports and related repair records

Keep the documents together and note which answer each one supports. Share relevant records without including unrelated personal information. If a record raises a question, address it before listing rather than waiting until escrow.

How we help

We walk through the SPDS with you before listing and gather documents up front so surprises do not derail escrow. You supply the answers based on your knowledge; we help organize the paperwork and identify questions that need a qualified professional. We do not replace an inspector or a real estate attorney.

Explore the 1% Listing Program, request a free home value, or use our cost to sell guide and seller net calculator as you prepare.

Our verified track record includes representing both sellers and buyers. Source: Homes.com agent profile, MLS data, as of October 16, 2026. Past results do not predict your outcome.

Seller disclosure questions