HOA Roof Replacement in Arizona

If your Arizona home is in an HOA, plan on getting written architectural approval before the old roof comes off, even when the new roof will look exactly like the old one. Arizona law requires approval not to be unreasonably withheld, but it sets no deadline for the decision, so the timeline comes from your own community’s rules. Approval is also separate from any city permit.

We’re Arizona Roofers, a licensed roofing contractor (ROC #356304 and ROC #356639) based in Phoenix, and we replace roofs inside HOA communities across the state. This guide covers what Arizona statutes say about HOA architectural review, solar, condo roofs and reserves, a step-by-step approval checklist, what some well-known communities publish, and how we work with boards that are replacing roofs across a whole community. The statute facts were read on azleg.gov in October 2026. It is general information, not legal advice, and your declaration and guidelines always come first.

What Arizona law says about HOA roof approvals

Architectural review: A.R.S. § 33-1817

For planned communities, A.R.S. § 33-1817(B) applies whatever the community documents say. Three parts of it matter to a re-roof:

• A board member chairs the committee. Any design review or architectural committee must include at least one member of the board of directors, who serves as its chair.
• Approval can’t be unreasonably withheld. The statute says approval of a project’s architectural designs, plans and amendments “shall not unreasonably be withheld.”
• Approval is not a code sign-off. HOA approval is not a warranty that the work meets government, engineering, design or safety requirements. That’s what the building permit and a licensed contractor are for.

What the statute does not do is just as important. It sets no deadline for the HOA to decide an architectural application, and it has no “deemed approved” rule if the committee is slow. Review times come from your declaration and design guidelines, and the examples further down run from about a week to 60 days. The deposit, final-approval and on-site inspection rules in § 33-1817(B)(2) apply to new construction or rebuilds of the main house where a deposit is required, not to a typical re-roof.

Getting a copy of the design guidelines

Section 33-1817 doesn’t oblige the HOA to hand you its guidelines. The member right that helps is § 33-1805(A): the association’s financial and other records must be made reasonably available for examination by any member, and the association has ten business days to make them available or provide requested copies. The statute doesn’t name design guidelines specifically, and it lists exceptions such as attorney-client communications, but it’s the provision to point to if you can’t get the current guidelines.

Solar panels and the roof

Under § 33-1816, a planned-community association may not prohibit the installation or use of a solar energy device. It may adopt reasonable rules about placement, but those rules can’t prevent installation, impair the device’s function, restrict its use, or adversely affect its cost or efficiency. An owner who substantially prevails against the board in a lawsuit under that section is awarded reasonable attorney fees and costs.

Separately, § 33-439 makes void any deed restriction or covenant that effectively prohibits a solar energy device, except instruments entered into before 17 April 1980. Condominiums sit under a different chapter of Title 33, and we could not confirm that the same solar protection applies to condos, so condo owners should check their declaration. If panels are coming off for the re-roof, our guide to replacing a roof with solar panels covers the sequencing.

Condos and townhomes: who pays for the roof?

In a condominium, § 33-1247(A) says that, except to the extent the declaration provides otherwise, the association maintains, repairs and replaces the common elements and each owner maintains, repairs and replaces the unit. The statute doesn’t say whether a roof is a common element or part of a unit. That turns on how the declaration and plat draw the unit boundaries, so two condo complexes in the same city can answer the question differently. For townhomes in planned communities we found no statute that assigns roof responsibility; it comes from the CC&Rs.

Reserves and assessments

Arizona’s resale-disclosure statutes require the seller’s packet to include a copy of the most recent reserve study of the association, “if any” (§ 33-1806 for planned communities, § 33-1260 for condos). That disclosure rule doesn’t itself require an association to commission a study. For planned communities, § 33-1803(A) caps the regular annual assessment at 20 percent above the previous year’s unless a majority of members approve, or the community documents set a lower limit. That section doesn’t address special assessments; the power to levy one for roofs comes from the declaration.

HOA roof approval checklist

This is the order we follow with homeowners, and it keeps most applications to a single round:

1. Get the current design guidelines and application form. Ask management for the latest edition. Several communities have revised theirs in the last few years, and an old PDF online can be out of date.
2. Find the roof section. Look for approved tile lists, colour ranges, profile rules, whether like-for-like work is exempt, and anything about roof-mounted equipment, vents or gutters.
3. Choose the tile with the rules in hand. Profile (flat, S or barrel), colour or blend, and whether you reuse existing tile. Our guides to tile roof colors and clay vs concrete roof tiles help narrow it down.
4. Submit a complete package. The form, the manufacturer’s colour and product sheet or a physical tile sample, the profile, the underlayment and any changes to vents, flashing colours or gutters. Several communities only start the review clock once the application is complete.
5. Note the review time and meeting dates. Committees meet on a schedule, and deadlines for submittal fall before the meeting.
6. Keep the approval letter. Check its expiry date and any start-by deadline, and keep it with your permit records for when you sell.
7. Handle the permit separately. HOA approval doesn’t replace a city permit. Our Arizona roof permit guide sets out what each city publishes.

What specific Arizona communities publish

These notes come from each community’s published documents, read in October 2026. Guidelines are revised, so always confirm with the association before you order tile.

McCormick Ranch, Scottsdale

The McCormick Ranch Property Owners’ Association reviews roofs through its Architectural Control Committee. Its 2026 Rules and Regulations require an application even for reroofing with the existing colours and materials, and a physical roof sample or the manufacturer’s colour and material sheet. Roofs must be subdued desert earth tones; black, gray, charcoal, slate, blue-gray, bright white and other high-contrast colours will not be approved. Painting roof tiles is not permitted. Staff can approve replacement tile that matches the current colour and style, and the committee acts within 30 calendar days of a complete application. See our Scottsdale roofing company page.

DC Ranch, Scottsdale

DC Ranch Association reviews all exterior modifications. Re-roofs go through its Modifications Committee; a 2024 agenda lists both full tile replacements and underlayment replacements reusing the existing tile. The committee has up to 30 days, complete packages are due seven business days before a meeting, and owners with outstanding covenant violations can’t submit.

Dove Mountain, Marana

Dove Mountain has several separate associations. The Highlands at Dove Mountain’s 2026 Architectural & Landscape Design Standards say all roof replacements and repairs, including vents, sheathing and underlayment, need approval from its Architectural & Landscape Committee. Replacement tiles must match the existing tiles, paired homes must share the same roof colour and style, vents are painted to match, and whirlybird turbines are not allowed. The committee keeps a list of approved tiles at the HOA office, and approved owners must start within 14 days (28 from June to September). Confirm the association’s exact legal name on its documents. Del Webb at Dove Mountain uses an Architectural Review Submittal form, with requests reviewed within 60 days. See our Marana roofing company page.

PebbleCreek, Goodyear

PebbleCreek Homeowners Association’s Architectural Landscape Committee requires a no-cost HOA permit and approval even for maintenance that keeps the currently approved appearance. Painting replacement tile to blend with existing tile is allowed; other tile painting is not. Evaporative coolers can’t go on the roof. Requests are normally processed within seven working days, approvals are valid for 60 days, and the committee meets on Wednesdays. The edition we read is dated 2022, so confirm the current one. See our Goodyear roofing company page.

Verrado, Buckeye

Verrado Community Association’s Design Review Committee handles exterior changes. The 2015 Residential Design Guidelines say repair or replacement of existing approved improvements with the same colours, materials and appearance does not need committee approval, and they allow the committee 30 days. Rooftop HVAC is prohibited. A 2026 edition of the guidelines exists that we could not read, so the like-for-like wording may have been updated. See our Buckeye roofing company page.

Eastmark, Mesa

Eastmark Residential Association’s Design Review Committee must approve any modification before work starts, even one that meets the standards. The resident site says the committee has up to 60 days from a complete application and meets every two weeks. The 2013 guidelines tie roof material to the home’s architectural style, require tile colours to match or complement the home, bar equipment on the roof surface except where other sections allow it, and prefer solar panels set at the roof’s slope in a simple rectangle. See our Mesa roofing company page.

Sun City and Sun City West

In Sun City, the Sun City Home Owners Association (SCHOA) enforces the CC&Rs, which it says take precedence over Maricopa County ordinances. SCHOA reviews county permit applications weekly, and a building permit does not stop it enforcing the CC&Rs. In Sun City West, CC&R matters are handled by the CC&R Department of the Recreation Centers of Sun City West, which reviews county permits weekly and contacts the owner and contractor about conflicts. Neither publishes a re-roof form or tile rules on the pages we read, so check with SCHOA or the CC&R Department before work starts. See our Sun City roofing company page.

Matching tile, reusing tile and choosing underlayment

On a tile roof the tile itself is rarely the problem. It lasts decades. The underlayment beneath it is what wears out, typically after about 20–25 years in the desert sun. That’s why many homeowners reuse their existing tile on new underlayment, which keeps the approved look and makes HOA review simpler. Our guide to tile roof underlayment replacement explains the process.

When new tile is needed, profile and colour drive the approval. Older colours can be discontinued, so we bring samples that sit inside the committee’s range and, where allowed, blend reused and new tile on less visible slopes. Read more on our Arizona tile roofing page.

Working with HOA boards and condo associations

When the association owns the roofs, as many condo and townhome declarations provide, the board becomes the customer. That job is closer to commercial roofing than a single-home re-roof, and we handle it through our commercial roofing services.

• A roof survey first. We inspect every building and photograph each roof, so the board gets a condition record by building rather than one average.
• A written specification for bidding. Underlayment type, flashing details, tile or coating system, warranty terms. Every bidder prices the same scope, which makes bids comparable.
• Phasing. Worst roofs first, spread over budget years, with access, parking and resident notice planned for each building.
• Reserve planning. Condition data and expected remaining life by roof help the board and its reserve specialist set realistic contributions.
• Flat and foam roofs. Many older complexes have low-slope roofs, where a roof coating or recoat can extend service life at a fraction of the disruption.
• Ongoing maintenance. Scheduled inspections and repairs through a commercial roof maintenance program.

For budgeting at that scale, see our guide to commercial roof replacement cost. Homeowners pricing a single roof can start with roof replacement cost in Phoenix.

Choosing a roofer for an HOA job

Look for a contractor who has dealt with architectural committees before and will put the tile spec in writing. Verify the licence at roc.az.gov: R-42 for residential, C-42 for commercial or CR-42 for dual. Our guide on how to choose a roofing contractor covers the rest. Our full process is on the roof replacement in Arizona page, and every service we offer is listed under Arizona roofing services.

HOA roof replacement questions