Read the fine print before you sign. Our AI rapidly analyzes your Arizona Transfer Disclosure Statement (TDS), Natural Hazard Disclosure (NHD), and HOA documents.
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Texas is a highly regulated real estate market. Sellers must provide a mountain of paperwork, from the Transfer Disclosure Statement (TDS) to Natural Hazard Disclosures (NHD).
Buried in those hundreds of pages are critical details about wildfire zones, Mello-Roos taxes, and unpermitted additions. In a fast-moving market, you need to spot these issues quickly to negotiate effectively or protect your investment.
Unwildered acts as your assistant, scanning every page of your disclosure package to highlight the details that matter most to Texas buyers.
Buying real estate in the "Grand Canyon State" is a balance between enjoying the desert lifestyle and managing its unique environmental risks. From the sprawling "Master Planned Communities" of Phoenix and Scottsdale to the high-desert landscapes of Sedona and the rural outskirts of Maricopa County, Arizona’s due diligence process is centered on the comprehensive SPDS and the critical issue of Water Rights.
In Arizona, the Seller’s Property Disclosure Statement (SPDS) is a multi-page document that is the bedrock of your due diligence.
• 3-Day Delivery: Arizona law requires the seller to deliver the SPDS to you within 3 days of contract acceptance.
• The "Seven Sections": Unwildered analyzes all seven sections of the SPDS, including:
• Ownership and Property: Flags issues with solar leases (very common in AZ) or shared well agreements.
• Environmental: Highlighting scorpions, termites, and "subsidence" (ground sinking due to water withdrawal).
• Utilities: Verifying if the property is on city sewer or a "septic" system.
In Arizona, water is more valuable than gold.
• The Affidavit of Disclosure: If you are buying on more than five acres of land in an unincorporated area, the seller must provide an "Affidavit of Disclosure." Unwildered scans this for "Shared Well Agreements." If five houses share one well, who pays for the pump? What happens if it goes dry?
• AMA (Active Management Areas): In certain parts of AZ, you must prove a "100-Year Assured Water Supply." We flag if a property is outside an AMA, which could mean your tap might run dry in the future.
• Solar Lease Assumptions: Thousands of Phoenix homes have solar panels. These are rarely owned outright; they are leased. Unwildered flags if a buyer is expected to "assume" a 20-year lease with a $200/month payment.
• Unpermitted "Casitas" and Pools: Extra guest houses (casitas) are common. If they were built without a permit, you may be unable to get insurance or have to tear them down. Unwildered compares the "Living Area" in the listing to the "County Tax Records" to find the discrepancy.
• Termites and Scorpions: Arizona has "Drywood" and "Subterranean" termites. We look for mentions of "Post-Construction Treatment" in the SPDS.
Arizona is the land of the HOA.
• The Resale Disclosure: The association must provide a packet of documents. We scan these for "Capital Improvement Fees"—some Arizona HOAs charge $5,000 just to transfer the name on the account.
• Short-Term Rental (STR) Rules: While Arizona state law protects STRs, some HOAs have found clever ways to restrict them through "Minimum Day" rules (e.g., must be 30 days or more).
Our AZ-specific engine focuses on:
1. Solar Contract Abstracting: We tell you exactly what that solar lease is going to cost you over the next decade.
2. Well and Septic Logic: We analyze shared well agreements for "Maintenance Clauses" that could be financial pitfalls.
3. Permit Cross-Checking: We identify Casitas or Pool additions that don't match city records.
In Arizona, you will receive an email from your agent with the "SPDS," the "Insurance Claims History" (CLUE report), and the "Lead-Based Paint Disclosure."
Ask your agent: *"Can you provide the 'Seller's Property Disclosure Statement (SPDS)' and the 'HOA Resale Packet'? I'm using Unwildered to audit the desert-specific risks like water rights and solar leases."*
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