Tucson Home Seller Disclosure Requirements (2026)
Arizona's Seller Property Disclosure Statement (SPDS) covers the primary disclosure requirements. Tucson-specific items include desert wash flood zone disclosure, monsoon-season flooding history, Davis-Monthan AFB proximity noise, well and septic disclosure in foothills properties, and Arizona's HOA disclosure requirements.
Arizona SPDS Framework
The Seller Property Disclosure Statement is published by the Arizona Association of REALTORS® and is the industry-standard form for Arizona seller disclosure. While Arizona law (ARS §33-422) technically only requires disclosure to be completed upon request, in practice SPDS is always completed for listed properties.
The SPDS has detailed sections covering:
Desert Wash and Monsoon Flood Disclosure
Arizona's desert geography creates flood risk that operates differently from most US markets. The SPDS flood section asks about FEMA flood zone designation and flood history.
Monsoon season flooding: Tucson's monsoon (July–September) delivers intense concentrated rainfall. Desert washes (arroyos) channel this water rapidly — a wash that looks like a dry sandy channel in January can carry 10,000+ gallons per minute in August. Properties adjacent to or containing washes require explicit flood zone and wash encroachment disclosure.
Check msc.fema.gov for your FEMA designation. If in a Special Flood Hazard Area, note it on the SPDS. Federally backed loan buyers must purchase flood insurance for SFHA properties.
Historical monsoon flood events: Tucson has periodic extreme monsoon events. If your property or the street in front of it has experienced flooding from a specific storm, disclose it.
Well and Septic in Pima County
Tucson's urban core (City of Tucson water service area) is on municipal water and sewer. However, Catalina Foothills areas, much of unincorporated Pima County, and areas near the mountains may use private wells and on-site septic. The SPDS has detailed sections for both:
Well disclosure: Drilled vs. dug, depth, pump type and age, gallons-per-minute capacity, any water quality testing results, Arizona water well permit status.
Septic disclosure: System type (conventional septic, alternative systems), last inspection date, last pump-out, tank size, any system failures or repairs.
Arizona State Mine Inspector and ADWR (Arizona Department of Water Resources) have records for permitted wells.
Davis-Monthan AFB Noise Disclosure
Davis-Monthan AFB operates A-10 Warthog aircraft (with the distinctive Gatling gun sound) and other aircraft. Properties in southeast Tucson under flight paths experience meaningful noise. The SPDS asks about proximity to airports and military installations.
If your property is under DM flight patterns, disclose it. Many Davis-Monthan employees specifically seek nearby housing and are comfortable with the noise — they're a significant buyer segment for SE Tucson properties.
Arizona HOA Disclosure Requirements
ARS §33-1806 (planned communities) and §33-1260 (condos) require sellers to order and provide an HOA resale disclosure package. The package includes:
The HOA typically charges a fee ($100–$400) to prepare the package. Order it early — 2–3 weeks lead time is common.
Arizona Documentary Stamp Tax
$2.00 per $1,000 of consideration. On a $330,000 sale: $660. Seller typically pays.