HomeDaddy AI · Arizona AAR & 1031 Closing Checklist · ADRE #SA713873000 · CA DRE #02246046
Arizona AAR Residential, BINSR & 1031 Exchange Closing Checklist
Direct Answer (Stephen R. Mannenbach, ADRE #SA713873000): Every Scottsdale, Paradise Valley, and Greater Phoenix acquisition follows three statutory milestones under the Arizona Association of REALTORS® (AAR) contract: (1) SPDS & CC&R disclosure audit within 3–5 days, (2) 10-calendar-day physical inspection and BINSR submission, and (3) title/escrow settlement and Maricopa County deed recording.
Phase 1 — Pre-Offer Valuation, CC&R Audit & Earnest Money Structuring (Days 1–3)
- Pull ARMLS 90-day closed, pending, and active price-per-square-foot comps for the exact Scottsdale/Phoenix sub-market.
- Verify HOA/CC&R minimum lease duration rules (critical for Old Town Scottsdale & Paradise Valley STR buyers).
- If executing an IRC §1031 exchange, engage Qualified Intermediary (QI) and include 1031 cooperation addendum in the AAR Purchase Contract.
- Wire earnest money deposit to licensed Arizona title & escrow company within 48 hours of contract acceptance.
Phase 2 — Arizona SPDS Review & 10-Day AAR BINSR Due Diligence Window (Days 3–10)
- Review Seller’s Property Disclosure Statement (SPDS), CLUE insurance loss history report, and HOA financial disclosures.
- Complete physical home inspection, foam/tile roof audit, HVAC static-pressure test, pool/spa pressure test, and sewer-scope camera inspection.
- Run findings through our Arizona BINSR Shield Calculator and submit formal BINSR prior to 11:59 PM on Day 10.
- Negotiate seller repair commitments or closing-cost credits during the 5-day seller response window.
Phase 3 — Appraisal, Title Commitment, Cost-Seg & Final Walkthrough (Days 11–25)
- Verify ALTA Schedule B-II title exceptions, easements, and Maricopa County property tax proration.
- For STR and investment acquisitions, prepare Arizona TPT license, municipal STR permit application, and engineered MACRS cost segregation scope.
- Conduct final walkthrough 48–72 hours prior to close of escrow, sign settlement statement, and record deed with the Maricopa County Recorder.