Senate Bill 1246 — amending A.R.S. §§ 33-1256 and 33-1807 Applies to both planned communities and condominiums. Today our series turns to a new law that changes how associations handle delinquent accounts. Condominium associations in particular should read this one closely. Senate Bill 1246 became effective on September 12, 2026. It aligns condominium common expense lien foreclosure thresholds with last [...]
House Bill 2342 — adding A.R.S. § 33-1816.01 Applies only to planned communities, not condominiums. Continuing our daily series on the new Arizona community association laws, today's post covers one your owners are likely to ask about first: shade structures in the backyard. House Bill 2342 became effective on September 12, 2026. It provides that, regardless of the governing documents, [...]
Senate Bill 1184 and Senate Bill 1808 — amending A.R.S. §§ 33-1261 and 33-1808 Applies to both planned communities and condominiums. This is the first post in our daily series covering each of the new Arizona laws affecting community associations. Over the next several days we will take them one at a time, in plain terms, so boards and managers [...]
Updated: July 21, 2026 July 2026: City Grants and Rebates for HOAs As we head into a new budget year, many HOA and condominium boards are facing the same challenge: how do we fund needed projects without overburdening owners? The good news is that several Arizona cities offer grants, rebates, and neighborhood programs that can help stretch association dollars and [...]
Short-term rentals continue to be a hot topic in Arizona community associations. While many owners operate their rental properties responsibly, some rentals become the source of excessive noise, parking issues, overcrowding, underage drinking, nuisance parties, and even criminal activity. Recent enforcement activity in Scottsdale highlights how municipalities are increasingly stepping up efforts to address these problems and protect residential neighborhoods. [...]
On April 28, 2026, the Arizona Court of Appeals issued a published opinion in AZNH Revocable Trust v. Sunland Springs Village Homeowners Association. The full decision can be found here. Does this case/opinion apply to Arizona HOAs and condominium boards effective immediately? Yes. This decision is effective immediately and applies to all Arizona HOAs and condominium associations. Practical Implications of [...]
Permanent lighting, also known as “permanent holiday lighting” or “trim lighting”, continues to gain popularity in communities throughout Arizona and across the country. As discussed in our prior blog, these systems consist of low-profile LED strips installed along rooflines or beneath eaves and controlled by mobile applications, allowing homeowners to change colors and brightness year-round. While homeowners appreciate the flexibility [...]
Summary of 2026 Pending Arizona Legislation Pertaining to HOAs and Condos Updated: June 19, 2026 **Note: Arizona legislative bills contained herein that have been updated on the above-reference date, have not been adopted by the Arizona Legislature and are subject to change. ** The Arizona Legislature opened the Fifty-seventh Legislature - Second Regular Session on Monday, January 12, 2026, and [...]
Selecting the right community manager can make all the difference in the success of an association. A great manager not only handles day-to-day operations but also fosters communication, organization, and trust within the community. At Mulcahy Law Firm, P.C. we’ve outlined what makes an A+ community manager—and how boards can identify and support these professionals. Communication is Key An exceptional [...]
Clear, consistent recordkeeping is one of the most important responsibilities of an HOA or condominium association board. Arizona law sets specific retention requirements for different types of records, and following those timelines helps ensure compliance and smooth operations even as leadership changes. Records to Keep Permanently Some documents form the association’s foundation and should never be discarded. These include: Articles [...]
