Buying new construction in Surprise, AZ: questions to ask before you sign

Surprise has several master-planned areas where national builders are still selling new homes. A new home can be a great fit, but the price on the sign is rarely the whole story. Use the questions below as a checklist when you visit sales offices, and get the important answers in writing.

Start with the Public Report

For a new home in an Arizona subdivision, the Arizona Department of Real Estate (ADRE) says the builder must give you its Public Report before you sign the purchase contract, and you sign a receipt for it. The report covers:

• flooding and drainage, and a description of adjacent land and uses;
• who provides electricity, gas, water and sewer;
• common community and recreation facilities, and assurances for completing improvements;
• nearby schools, shopping, medical, fire, police and garbage services;
• taxes and assessments, and property owners association details.

ADRE also warns on the report’s cover that not everything in it has been verified by the department, so you should verify the facts yourself. You can look up past reports for many developments in ADRE’s development search.

Questions about HOA and community fees

• Is there more than one association (for example a master association and a neighborhood association)? What is the current fee for each?
• What one-time fees are due at closing, such as transfer, capital or working-capital fees?
• Can I see the current budget and the governing documents (CC&Rs and rules) before I sign?
• Are there special district taxes or assessments that show up on the property tax bill? The Public Report’s “taxes and assessments” section is a good place to start.

Questions about the price, the lot and upgrades

• Is the advertised price a base price? What does this exact lot add as a lot premium?
• Which features in the model are standard, and which are paid upgrades?
• When are design selections due, and can prices change before then?
• What is the estimated completion date, and what happens if it slips?

Questions about warranties and the builder’s license

• Can I have a copy of the written warranty before I sign? What does it cover, for how long, and how do I file a claim?
• What is the builder’s Arizona contractor license number? Look it up with the Arizona Registrar of Contractors (ROC).

Arizona gives new-home buyers an extra protection here. Under state law, you can file a written complaint against a licensed homebuilder with the ROC, and the ROC says that for new construction the complaint must be filed within two years from the close of escrow or actual occupancy, whichever came first. The ROC also publishes minimum workmanship standards that it uses when it looks at complaints. Keep your closing date in mind and report problems early.

Questions about inspections

• Can I hire my own independent inspector? At which stages (for example before drywall and before closing) can they come on site?
• Will I get a walk-through before closing, and how are punch-list items tracked and fixed?
• Is there a check-in visit after move-in, for example before the warranty period ends?

Even a brand-new home can have mistakes. An inspector who works for you, not the builder, is a second set of eyes.

Questions about incentives and deposits

• Is the incentive tied to using the builder’s preferred lender or title company? Ask for the full offer in writing so you can compare it with other lenders.
• Is the incentive for closing costs, a rate buydown, upgrades or a price reduction, and does it expire?
• Where does my earnest money go? Arizona rules require a development contract to clearly disclose when a deposit is paid directly to the seller instead of a neutral escrow company, and you must sign or initial that disclosure.

Example: what Asante’s own site says

Asante, in northwest Surprise, shows why these questions matter. The Artisan at Asante community site lists three builders, Lennar, Pulte Homes and Taylor Morrison, and says the community will include 2,700 home sites upon completion, plus a clubhouse, pools, parks and trails. Its fine print is worth reading closely:

• prices shown are estimated base prices and do not include lot premiums, upgrades and options, and can change without notice;
• community association fees are required, but amounts are not posted on the site;
• amenities are based on current development plans, which are subject to change and are under no obligation to be completed;
• it lists Arizona ROC license numbers for the Lennar and Taylor Morrison building entities, which you can look up yourself.

None of that is unusual for new construction. It simply means the base price, the fee amounts and the amenity timeline are things to confirm for your specific lot, and the Public Report is where to check them. Our Asante neighborhood guide covers the city park, schools and what is nearby.

Don’t forget schools and the drive

Fast-growing areas can see school boundary changes. Dysart Unified changed grade levels at Asante Preparatory Academy and nearby schools starting in 2024–25, for example. Check the current school for any address with the district’s tools; our guide to finding your Dysart school shows how. Then drive from the community to work at rush hour before you commit. Our Moving to Surprise guide has more planning tips.

Frequently asked questions

What is the Arizona Public Report for a new home?

It is a disclosure report from the Arizona Department of Real Estate. For a new home in a subdivision, the department says the report must be given to a buyer before the purchase contract is signed, and the buyer signs a receipt for it. It covers things like flooding and drainage, adjacent land uses, utility providers, common facilities, assurances for completing improvements, taxes and assessments, and the property owners association.

How long do I have to file a complaint with the Arizona Registrar of Contractors about a new home?

For new construction, the Arizona Registrar of Contractors says complaints against licensed contractors must be filed within two years from the close of escrow or actual occupancy, whichever came first.

Do new homes in Asante have HOA fees?

Yes. The Artisan at Asante community site says community association fees are required, but it does not publish amounts. Ask the builder for the current fees for the specific lot and check the Public Report.

Sources

• Arizona Department of Real Estate: Property Buyer’s Checklist (Home or Land)
• Arizona Department of Real Estate: Search Developments
• Arizona Administrative Code R4-28-803: Contract Disclosures
• Arizona Registrar of Contractors: File a Formal Complaint
• Arizona Revised Statutes 32-1162
• Arizona Registrar of Contractors: Minimum Workmanship Standards (PDF)
• Artisan at Asante community site
• Dysart Unified: Boundary and grade-level changes for three schools