Oliver Realty

Disclaimer: Oliver Realty, Michael Oliver, and Heather Oliver are licensed real estate professionals in Arizona, not attorneys. This article is for informational purposes only and does not constitute legal advice. For specific legal questions regarding the SPDS form, contract law, or liability, please consult a qualified real estate attorney.

If you are preparing to list your home in Pima County, the paperwork can feel overwhelming. However, one document matters more than any other: the Seller Property Disclosure Statement (SPDS). While many sellers view this as a nuisance, it is actually your best defense against future liability. (For a complete overview of the entire listing timeline and required paperwork, check out our Ultimate 2026 Guide to Selling Your Home in Tucson.)

Arizona is a "Buyer Beware" state, but that protection vanishes if a seller fails to disclose "material facts." Here are the top 5 mistakes we see Tucson sellers make on the SPDS—and how to fix them before you list.

1. Failing to Disclose "Repaired" Issues

The Mistake: "The roof leaked in 2021, but I fixed it and it hasn't leaked since. So, I don't need to check the 'Yes' box for roof leaks."

The Reality: You must disclose history, not just current problems. If a buyer discovers a patch during their inspection—or worse, if the leak returns during the next monsoon—you could be liable for "fraudulent concealment."

The Fix: Check "Yes" and write: "Roof leak over garage in 2021. Repaired by [Company Name]. Receipt attached." Honesty builds trust.

2. Ignoring the "Critters" Section (Scorpions & Termites)

The Mistake: Assuming that seeing one scorpion three years ago doesn't count as an "infestation."

The Reality: In the Catalina Foothills and Dove Mountain, pests are a fact of life. Buyers appreciate transparency here more than silence. If a neighbor mentions to the new owner, "Oh yeah, they sprayed for scorpions monthly," and you didn't disclose it, you have a problem.

The Fix: Disclose your pest control schedule. "Quarterly preventative spraying by [Company Name]."

3. Guessing on the Square Footage

The Mistake: Using the square footage from Zillow or your old appraisal without verifying it.

The Reality: If you enclosed a patio or added an Arizona Room without a permit, that footage may not be legal. Claiming 2,500 sq. ft. when the tax records say 2,200 sq. ft. is a major red flag for appraisers and buyers.

The Fix: Quote the County Assessor's number or hire an appraiser to measure before listing.

4. Overlooking Neighborhood Nuisances (Noise & Odors)

The Mistake: Not mentioning the flight path noise from Davis-Monthan AFB or the traffic noise from a nearby collector street.

The Reality: The SPDS specifically asks about noise, odors, and other nuisances. Buyers can cancel the contract during the due diligence period if they discover these issues on their own, wasting your time and marketing days.

The Fix: Be upfront. "Property is located within the Davis-Monthan flight path zone."

5. Not Disclosing Insurance Claims (CLUE Report)

The Mistake: Forgetting about that small water damage claim you filed five years ago.

The Reality: Buyers will pull a CLUE report (Comprehensive Loss Underwriting Exchange) which shows a 5-7 year history of claims on the house. If the report shows a claim you didn't disclose, it looks like you are hiding damage.

The Fix: Call your insurance agent before listing and ask for a history of claims so your memory is accurate.

Summary: When in Doubt, Disclose

The goal of the SPDS is not to scare buyers away, but to protect you from being sued after the sale. A fully disclosed home is a safe investment for a buyer.

Need help navigating the Tucson listing process? We specialize in protecting our sellers through meticulous preparation. Contact Oliver Realty today for a confidential consultation, or view our portfolio of successfully sold homes.