What Is the SPDS? What Arizona Home Sellers Have to Disclose
Quick answer: The SPDS (Seller's Property Disclosure Statement) is the Arizona REALTORS® form sellers use to tell buyers what they know about the home. Under Arizona law, sellers have to disclose known facts that materially affect the property's value and that a buyer wouldn't easily see. Under the standard contract, the SPDS is due within three days after the offer is accepted.
What does the SPDS cover?
It's a long questionnaire, and it covers most of the house:
Ownership, HOA, and any legal issues
Roof, plumbing, electrical, HVAC, and pool
Water source, sewer or septic, and irrigation
Past repairs, insurance claims, and known defects
Environmental items like soil, flooding, or pests
Anything else you know that a buyer would want to know
When is it due?
Under the standard contract, within three days after acceptance. The buyer then has until the end of the inspection period, or five days after receiving the SPDS, whichever is later, to raise concerns.
How do you fill it out well?
Answer what you know. If you don't know, say so. Don't guess.
Disclose, then explain. "Roof leak in 2022, repaired by [company], receipt attached" is much better than leaving it off.
Gather paperwork first. Receipts, warranties, permits, and insurance claims make the form faster and more accurate.
When in doubt, disclose. A disclosed issue is a negotiation. An undisclosed one can become a legal problem after closing.
What if something changes after you fill it out?
If you learn something new before closing, like a leak or a broken AC, update the disclosure. Tell your agent right away.
Does the SPDS replace an inspection?
No. It tells the buyer what you know. The inspection tells them what's actually there. Buyers should always do both.
The bottom line
The SPDS protects you as much as the buyer. Be honest, be specific, and attach the paperwork you have.
Getting ready to sell? Reach out and I'll walk you through the SPDS before you list, so there are no surprises.
Warmly, Molly
General information only, not legal advice. If you're unsure whether something needs to be disclosed, ask a real estate attorney.
