House Bill 4011 — amending A.R.S. § 33-1242 and adding A.R.S. § 33-1821 Applies to both planned communities and condominiums. We close our coverage of the bills that directly impact community associations with the broadest of them, a new standard that applies any time a board exercises discretion. House Bill 4011 became effective on September 12, 2026. It imposes upon [...]
House Bill 2397 — amending A.R.S. §§ 33-1260 and 33-1806 Applies to both planned communities and condominiums. Yesterday we covered what House Bill 2397 adds to the resale disclosure package. Today, in the second half of our coverage, we turn to what the bill changes in the existing requirements, the new acknowledgement language purchasers must sign, and how the bill [...]
House Bill 2397 — amending A.R.S. §§ 33-1260 and 33-1806 Applies to both planned communities and condominiums. Of all the new laws this session, House Bill 2397 will touch your day-to-day operations the most, because it reaches every resale. Its changes are extensive enough that we are covering them over two days. Today we address when the disclosure obligation is [...]
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 [...]
In 2023, the Arizona State Legislature passed HB2298, now A.R.S. Section 33-1818, which applies to planned communities with public roadways. Now planned communities are faced with figuring out whether they need to worry about this new law. Mulcahy Law Firm, P.C. is here to assist at every step of the way. The first step is determining whether this law applies [...]
Our firm has received several questions regarding recent changes in Phoenix and Tucson Law which expand the options for owners to build Alternative or Accessory Dwelling Units (ADUs) or casitas on their lots. An ADU is an independent housing unit that shares a lot with a primary residence. ADUs typically have their own separate living space, kitchen area, and external [...]
The Arizona Legislature began the 2023 session on January 9, 2023 and is considering numerous bills. While the legislature is in session, our firm periodically prepares and posts an updated summary of these proposed bills. A number of bills did not pass through committees in the required time. These bills will probably not continue to move forward. The most active [...]
Flying flags in Arizona HOA and condo associations is a hot topic in Arizona this week! Between the pending flag bills currently in the Arizona Legislature and a recent news story and TikTok Video regarding homeowners in Queen Creek wanting to fly or hang a Pride flag on their property, it is a good time for a refresher on what [...]
