Peoria Rep. Beverly Pingerelli Advances HOA Reform Bill Through Arizona Legislature With No Opposition

A Peoria state representative's bill to rein in homeowners associations has cleared the Arizona Legislature with unanimous support and is on track for the governor's desk.

Rep. Beverly Pingerelli, R-Peoria, sponsored House Bill 4011, which would legally require HOA boards to act "reasonably" when exercising their discretionary powers. The measure passed both chambers with bipartisan support and zero votes in opposition.

What the bill requires

HB 4011 would charge condominium unit owners' associations and planned community associations, including HOAs, with a duty to exercise discretionary powers neutrally, fairly, without favoritism, and in a nonarbitrary fashion.

The bill codifies a 2007 Arizona Court of Appeals ruling in Tierra Ranchos Homeowners Association v. Kitchukov, which established that HOAs must treat members fairly and act reasonably in rulemaking, enforcement, and design-control decisions.

"There are associations out there where people are having issues," Pingerelli said. "The language we came up with was the most appropriate to start out the conversation. It's a very bipartisan issue."

Pingerelli said she and her family live in two HOAs in Peoria. She acknowledged that while her own experiences have been positive, not all homeowners share that reality.

Who pushed for it

The bill originated with Caroline Trotter, a Sun City West resident who worked for a year to draft the proposal after encountering problems with her local HOA. She brought the finished bill to Pingerelli for sponsorship.

Steve Cheifetz, a retired attorney who currently serves as counsel at Iannitelli Marcolini Law Firm in Phoenix, said the measure will help homeowners understand a legal standard many do not know exists.

"It'll create better awareness of what the standard is," Cheifetz said. "HOA board members are volunteers. They're not necessarily trained. Sometimes they get trained, but they really are just volunteers."

Cheifetz noted that HOAs operate as quasi-government entities bound by deed restrictions that homeowners cannot negotiate before purchasing a home.

Skeptics say more is needed

Dennis Legere, who founded the Arizona Homeowners Coalition in 2016, said the bill is a step forward but lacks teeth.

Legere said the coalition has about 2,500 members across the state. He was invited by Sen. David Farnsworth, R-Mesa, to join a working group helping legislators understand HOA issues.

"The biggest problem we have in HOAs is there is no enforcement mechanism for the law," Legere said. "The only way the law can be enforced is if a homeowner risks their own money to sue the association for breach of law and the association knows that most homeowners are not going to be able to afford that."

Legere described the bill as "motherhood and apple pie" and said incremental change is likely, but systemic problems will persist without a stronger enforcement mechanism.

What happens next

HB 4011 is expected to reach Governor Katie Hobbs' desk after the Arizona House resumes sessions on June 1. It joins more than 30 HOA-related bills filed during the 2026 legislative session. Most of those measures have died, according to an analysis by the Arizona Capitol Times.

The Arizona Association of Community Managers did not respond to a request for comment. The League of Arizona Cities and Towns said it does not typically weigh in on HOA legislation.

Pingerelli acknowledged the bill may be a starting point rather than a final solution. She joked in committee that it could be her first and only HOA bill, given her legislative background in education and health care.