What Is the Arizona SPDS? The Seller's Property Disclosure Statement Explained
Short answer: The SPDS is Arizona's Residential Seller's Property Disclosure Statement, a standard Arizona REALTORS form in which the seller discloses everything they know about the property, from roof leaks and past repairs to HOA, flood zone and sewer details. Under the standard Arizona contract the seller must deliver it within 3 days of acceptance, and the buyer has 5 days after receiving it, or the rest of the inspection period, whichever is later, to cancel over anything in it.
Buyers skim this form and sellers rush through it, and both are mistakes. It is the one document in an Arizona transaction where the seller is answering, in writing, what they know. Here is how it works.
What the SPDS covers
The form runs several pages and is organized into six sections. Each asks the seller to check yes or no and explain anything they know of.
| Section | What the seller discloses | What buyers should look for |
|---|---|---|
| 1. Ownership and property | Who owns it, how long, whether it is occupied, HOA, leases, boundary or easement issues, pending assessments | Short ownership, tenants, disputes with neighbors or the HOA |
| 2. Building and safety information | Roof age and leaks, past repairs, additions and permits, plumbing, electrical, HVAC, pool and spa, termite history, insurance claims | Unpermitted work, roof repairs, repeated plumbing or AC repairs, any insurance claim |
| 3. Utilities | Water source, electric and gas providers, solar panels and whether they are owned or leased, septic or sewer | Leased solar, which transfers with the home and needs lender approval |
| 4. Environmental information | Flooding, soil problems, mold, radon, lead paint, nearby airports, landfills or noise | Flood history and anything about soil or drainage |
| 5. Sewer and wastewater | Whether the home is on public sewer or a septic system, and any inspection history | Septic homes need a separate state-required inspection before transfer |
| 6. Other conditions and factors | Anything else that might affect value or desirability, such as deaths on the property if asked, nearby development or litigation | Read every line; this is where unusual items land |
When it is due and what the buyer can do
- Seller delivers the SPDS within 3 days after contract acceptance. Most sellers complete it before listing so it can go out immediately.
- Buyer reviews it during the inspection period. The contract gives you 5 days after receiving the SPDS, or the rest of the 10-day inspection period, whichever is later, to disapprove of anything in it.
- Buyer can cancel or negotiate. If something in the SPDS is a problem, you can cancel with a full earnest money refund or ask for a repair or credit through the Buyer's Inspection Notice.
- Seller must update it. If the seller learns something new before closing, they are required to disclose it.
Why it matters even in an "as-is" sale
Arizona law requires sellers to disclose known material facts whether or not a buyer asks, and an "as-is" clause does not remove that duty. Selling as-is means the seller will not make repairs; it does not mean the seller can stay quiet about a known roof leak. Buyers who discover an undisclosed problem after closing sometimes have a claim, but it is far better to catch it before.
How to read an SPDS like an agent
- Cross-check it against the inspection. If the inspector finds a repaired water stain and the SPDS says no leaks, ask why.
- Look at the explanations, not just the boxes. A "yes" with a clear explanation is usually fine. A "yes" with no detail needs a question.
- Pull the permit history. Peoria, Glendale and Surprise all let you search building permits online. Compare it to the additions listed.
- Ask about anything blank. A seller may decline to answer a question, but a blank should be raised, not ignored.
- Check the date. An SPDS completed months ago should be updated before you close.
The SPDS is one piece of a larger inspection process. See my guide to Arizona home inspections and the Arizona closing timeline for where it fits.
Frequently asked questions
What does SPDS stand for?
Seller's Property Disclosure Statement. The full name is the Residential Seller's Property Disclosure Statement, a standard form published by the Arizona Association of REALTORS.
Is the SPDS required in Arizona?
Arizona law requires sellers to disclose known material facts, and the SPDS is the standard way to do it. The Arizona REALTORS contract requires the seller to deliver one within 3 days of acceptance unless the parties agree otherwise, and the duty to disclose remains even if no form is used.
How long does the buyer have to review the SPDS?
Five days after receiving it or the rest of the inspection period, whichever is later. During that window the buyer can cancel with a full earnest money refund over anything disclosed.
Can a seller refuse to fill out the SPDS?
A seller can decline to answer individual questions, but doing so does not remove the legal duty to disclose known material facts. Buyers should treat a refused or blank SPDS as a reason to inspect more carefully.
Does the SPDS cover deaths on the property?
Arizona law does not require sellers to disclose that a death occurred on the property, or that a prior occupant had a disease not known to be transmitted through occupancy. A seller must answer truthfully if asked directly.
What is the difference between the SPDS and an inspection?
The SPDS is what the seller knows and discloses. The inspection is what an independent inspector finds. Buyers need both, and the two should be compared line by line.
Read it with someone who reads them every week
I review the SPDS with every buyer and flag anything that needs a follow-up question before the inspection period runs out. If you are buying in the West Valley, reach out and I will walk you through it.
This is general information, not legal, tax or financial advice. Rules, forms and market figures change, so confirm details with the official source or a licensed professional for your situation.