Buying a property is not something that anyone should underestimate. I mean, we're talking about moving to a place you would call home and it wouldn't be fun if you realize that it doesn't feel like one after a few years because of an issue with the property itself.

Today, we want to talk about disclosures and how this can help you avoid a bad experience when you look into the Arizona real estate market to purchase your new home.

The Caveat Emptor in AZ

As a buyer, it's important to know the disclosure law regardless of what state you're in. These laws and regulations help you get a quick look at the property you're buying and avoid getting blindsided by its risks.

Historically, a lot of states followed the caveat emptor rule where a buyer really doesn't get a chance to be given an idea of the history and details of the property. This is also known as buyer beware because of the responsibility of checking a property to know all of its information.

Buyers have to be aware of this and you are expected to do it by your own means. This includes using your own money to do a home inspection which can really put a dent in your purchase money.

Good thing this changed as Arizona is one of the states that moved out of this caveat emptor rule. This means that buyers will be proactively informed of the information that the seller knows about the property through a disclosure statement form.

However, unlike some of the states that moved out of the buyer beware rule, Arizona isn't heavy-handed when it comes to disclosing property information. This is because the seller is only required by law to share material information. This pertains to the materials that "have an impact on the value of the property, the buyer's decision to purchase, or use of the property".

This means that sellers are only required to disclose everything they know about the property when it comes to the materials. The form also allows them to answer "Do Not Know" when they genuinely don't have any knowledge about an item in question.

Is it Buyer Beware?

Since Arizona doesn't really require the seller or an owner of a property that's being sold in the real estate market to know it all, the caveat emptor or buyer beware somewhat still applies here.

As a buyer, you still need to be cautious and do your due diligence to have the property checked. At best, sellers are only required to disclose the flood hazard and flood zone of the property — assuming they are aware of it. However, it's a different story if you're a real estate professional who's helping someone sell a property.

If you're doing a real estate transaction with a real estate agent, you will be able to get more out of that disclosure law. These agents are expected to really be able to know things about the property.

Despite having no standard form required, Arizona encourages sellers to use the Residential Seller's Property Disclosure Statement form (some would call this "spuds").

This is the part where if you're a buyer, you want to check on the flood data of the property. This can be done by asking the right questions to the current owner.

This includes reviewing previous flood claims, flood history, and flood risks. Generally, this information is only accessible to the current property owner. This can be gathered with a help of a good flood insurance agent.

Knowing flood data on a property has a direct benefit for you once you close on a deal on that property since you also know where your flood insurance will lie.

Home Sweet Home

Buying a new home can mean the world to anyone. This is a place where our children will also build their families. A lot of memories come here and it would really be sad if the start of it is not a good memory.

This is why it's important to understand your risks when moving to a new home and how disclosure laws can help you make a final decision. This also impacts your insurance especially when it comes to flood insurance.

Right now, the federal flood insurance through the National Flood Insurance Program (NFIP) assesses these flood data to determine the premium rates. This is one of the results of federal flood insurance moving into the new Risk Rating 2.0 program.

You can see our coverage for the Risk Rating 2.0 impacts on Phoenix, Arizona below:

This has been something that the private flood market in Arizona has been doing as well. If you want to know how these two options are different, feel free to watch our video where we do a rematch between the NFIP and private flood:

If you've got questions understanding how to utilize your due diligence to understand the flood risks for a home that you're looking to buy, the flood risks in Arizona, or anything related to flood insurance, click below to go to our Flood Learning Center:

Flood Insurance Guru | Service | Knowledge Base

You can also call us by clicking the link below:

The Flood Insurance Guru | 2054514294

Remember, we have an educational background in flood mitigation and we want to use this to help you avoid getting blindsided by flood risks, understanding your flood insurance, and protecting the value of your property long-term. 

Chris Greene


Chris Greene

President of The Flood Insurance Guru
M.S. in Emergency Management with a focus in Flood Mitigation

Sports teams are representatives of each of our cities. Be it your hometown on the east coast or the city that welcomed you, one way or the other you will find yourself supporting these teams behind the TV screen or at the stadium.

Arizona had been having some trouble finding its footing and creating a consistent game plan. Coaches seem to have some challenges in finding consistency, so this made me wonder...

What if Arizona sports teams were as consistent as the floods they get?

From the Court to the Field

Arizona's sports teams are becoming more unpredictable as of late. To give you an idea, its NBA's team Phoenix Suns, led by Head Coach Monty Williams, was able to secure the No. 1 seed for the Western Conference. We're talking about a 60-14 overall score in the Playoffs.

Fun fact though and this gives a little peek at where we are getting at here. The Suns rejected one of the best players in the NBA in today's generation: Kawhi Leonard because he was too sweaty. What happened was that when Leonard was 19 years old, he was too nervous that he started sweating through his clothes during an interview with the Suns' management team.

You'll see where we're getting at here...

If you look into the NCAA or college basketball, there's a different story with the Arizona Wildcats. Despite being the number 1, they were completely overwhelmed by Texas' own Houston Cougars by keeping their lead throughout the whole game.

The Wildcats lost to the Cougars in a 72 -60 game. This is literally the number 1 seed that got beat by a team that wasn't even in the top three seed.

Photo: (Maddie Meyer/Getty Images)

On the topic of football and the NFL, Arizona also is showing great things as they are reportedly improving on their offensive strategies.

After suffering their 11th loss in the 2021 season and averaging only 17.2 points per game — which is to say that they rank 124th out of 130 teams — the Wildcats football team seems to have plans on bouncing back hard.

However, we also need to really consider if the basketball teams might choke, the football team of Arizona is not out of that realm yet. This is especially after the Arizona Cardinal's recent collapse in overall performance with the Cardinals Team.

So, what if these Arizona sports teams' players and coaches take a page from the state's flooding when it comes to consistency?

Arizona Floods Consistency

Now, you might be wondering why we're saying that the sports teams of Arizona should take a page from flooding — that's like two separate things.

Well, you see, when it comes to flooding Arizona has been consistent on what they are getting. For example, in August of 2021, residents of Gila Bend, a town in Maricopa County just in the southwest of Phoenix, experienced one of the worst flash flood events in recent history. This happened after a recorded 1.46 inches of rain were dumped in 24 hours

If we go further back, in 2005 there were two major flood events that impacted the state. The first one happened towards the latter part of February due to rain and snow raising the Gila River at Duncan. This eventually broke the town's dike which caused a flood event that victimized residents.

The second major flood event happened in August as well. This was more due to heavy rainfall of up to 3 inches over about a 2-hour period. This eventually led to channel breakouts just north of the Highway 86 bridge near Three Points.

At the time of writing, Arizona senators have secured $12.8 million to prepare for post-fire floods from the United States Department of Agriculture (USDA). This is due to the fact that the state has already experienced around 90 wildfires already.

This is a good move on Arizona's part as we've seen in 2004 how 1 -2 inches of rain caused massive flooding and caused a lot of runoff in burn areas in Safford Valley.

So just like the sports team, you too should have a game plan to avoid any unwanted losses for your property. Especially as we move into the summer season where post-fire flooding and flash floods can be more common.

Here's how...

Flood Insurance for Phoenix

The only time you can be sure of your that you will find consistency in your preparation and handling of certain flood events in Arizona and Phoenix will be through flood insurance. It's called insurance for a reason.

Through a flood policy, you won't need to doubt whether or not you'll be covered when all that water hits you. If you're having doubts about the Wildcats or are anxious that the Cardinals might collapse again in their Bowl Game, you can be sure to not experience that with flood insurance.

Flood insurance provides coverage for any damages to your home and everything inside it for any type of flooding. This means that you get building, contents coverages, and more depending on where you're getting your flood insurance.

Just like these sports teams, flood insurance will also consider a lot of variables when it comes to rates. Since we're moving into the renewal phase of Risk Rating 2.0 in about 5 days (April 1st), you want to consider your flood insurance options.

Arizona residents can get flood insurance from the National Flood Insurance Program (NFIP) or the federal government or through Private Flood Insurance companies.

See what's different between these options by watching the video below:

Chris Greene


Chris Greene

President of The Flood Insurance Guru
M.S. in Emergency Management with a focus in Flood Mitigation