How to protect and sell a vacant house in Arizona

The first week checklist

• Call the insurance agent: ask about the vacancy clause and a vacant-dwelling policy
• Change the locks or rekey; account for every garage remote
• Set the thermostat; replace the AC filter
• Shut off the water at the main if no irrigation or pool needs it, or install a leak sensor
• Stop or forward the mail; cancel deliveries and newspapers
• Put a few lights on timers and close blinds partway
• Photograph every room for insurance

What a vacant house costs every month

A typical Valley house might run:

• Mortgage (if any)
• Property taxes: about one-twelfth of the annual bill
• Vacant-dwelling insurance, which often costs more than a standard policy
• Electric with AC running in summer, plus water and trash
• HOA dues, yard care, and pool service
• Weekly checks by a neighbor or service

Add it up for six months. That's the real cost of waiting.

Squatters

If someone moves in without permission, don't confront them or change the locks with them inside. Call the police and talk with an attorney. Arizona's forcible detainer statute (ARS 12-1173) covers people who take possession without a right to it, including a process for an owner to require unauthorized occupants to leave. Prevention is easier: visible activity, secured doors and windows, and quick action on signs of entry.

Code complaints

Neighbors notice vacant houses. Overgrown weeds, junk, a green pool, or an open door can bring a city inspector, then fines, and in some cities an abatement charge that becomes a lien. In unincorporated areas like Sun City, Maricopa County handles enforcement. Keep the outside tidy, and respond to any notice in writing.

Selling from out of state

• Sign remotely through the title company with remote online notarization or a mobile notary
• Use a lockbox or a trusted local contact for walkthroughs
• If the house is on septic, order the transfer inspection early: it must be done within six months before closing
• Leave furniture and belongings if you're selling to a cash buyer who will take them

Rent it, list it, or sell it as-is?

Renting works when the house needs little and you're comfortable being a landlord or paying a manager. Listing works when the house is in good shape and you can keep it maintained while it's on the market. A cash sale works when the house needs work, you're far away, or the carrying costs and risk are the bigger problem. Our fix-or-sell guide has a side-by-side example.

Dealing with this now? Sell a vacant Phoenix house · Sell an inherited house in the Phoenix area

General information for Arizona homeowners, not legal, tax, or financial advice. Huge Cash Offer is a home buyer, not a law firm, lender, or housing counselor.