“We’ll get to it,” “that’s confidential,” or a surprise bill for hundreds of dollars — refusing, stalling, or overcharging for records is one of the most common grievances Arizona homeowners have against their HOAs and management companies. But A.R.S. § 33-1805 gives members a concrete, enforceable right to see the association’s books, on a fixed timeline, at a capped cost.
The core right: records must be “reasonably available”
“…all financial and other records of the association shall be made reasonably available for examination by any member or any person designated by the member in writing as the member’s representative. The association shall not charge a member or any person designated by the member in writing for making material available for review.” — § 33-1805(A)
Two things stand out immediately. First, the right runs to “financial and other records” — not just a narrow list. Second, examining records is free. An association cannot charge you simply to make the records available for review.
The deadlines: 10 business days — twice
Section 33-1805(A) sets a firm clock:
- The association has ten business days to fulfill a request to examine records.
- On a request to purchase copies, the association again has ten business days to provide them.
“We’re short-staffed” and “the manager is on vacation” are not exceptions the statute recognizes. Ten business days is the rule.
The cost cap: 15 cents a page
“An association may charge a fee for making copies of not more than fifteen cents per page.” — § 33-1805(A)
What an HOA can lawfully withhold
The right isn’t unlimited. Subsection (B) lets an association withhold the portions of records that relate to:
- Attorney-client privileged communications between the association and its lawyer;
- Pending litigation;
- Minutes or records of a properly closed (executive) session under § 33-1804;
- Personal, health, or financial records of an individual member, employee, or contractor’s employee; and
- Records about the job performance, compensation, health, or specific complaints against an individual employee.
And subsection (C) adds that the association need not disclose records if doing so would violate another state or federal law. Note the limiting language throughout: an association may withhold only the portion that qualifies — it can’t stamp an entire ledger “confidential” because one line touches a protected category. When records are withheld, it’s reasonable to ask which specific exception applies.
How to make a records request that works
- Put it in writing and keep a dated copy. Specify whether you want to examine the records (free) or purchase copies (15¢/page).
- Be specific. Identify the records — e.g., “the general ledger and bank statements for January–June 2026,” “board meeting minutes for the last 12 months,” “the current reserve study.”
- Designate a representative in writing if needed. The statute expressly lets someone you designate in writing examine records on your behalf — no notarization required by the statute itself.
- Calendar the 10 business days. If the deadline passes with no response — or you’re hit with fees the statute doesn’t allow — you have grounds to escalate.
If they still won’t comply
A refusal to produce records, a missed 10-business-day deadline, or an unlawful fee is exactly the kind of dispute the Arizona Department of Real Estate hears. A homeowner can file an ADRE petition alleging a violation of § 33-1805, and if you prevail the association can be ordered to comply — and to repay your filing fee. See our step-by-step guide: How to File an HOA Complaint With the State.