County recording office
Maricopa County Recorder
Warming up the welcome mat
Read the Arizona Planned Community Act next
Most planned-community HOAs here follow A.R.S. Title 33, Chapter 9 — assessments, late fees, architectural review, and records. Use the plain-English guide for statute + city vs. covenant splits, then the Arizona checklist for board workflows.
County recording office
Maricopa County Recorder
Drought cycles and municipal watering schedules affect landscaping covenants. Automate reminders when restrictions tighten.
Board checklist
Municipal trash schedules, curb placement, and code enforcement pathways.
Peoria's Solid Waste Division collects trash and recycling directly with city crews rather than through a franchised private hauler, on a weekly schedule assigned by address. Bulk trash changed in February 2023 from a preset calendar to a strictly by-appointment system: residents get up to two free bulk collections per calendar year, scheduled online on a first-come, first-served basis, and piles set out without a confirmed appointment simply won't be picked up. Call 623-773-7890 or request online before putting anything bulky at the curb.
Mediation, courts, and state resources when board actions are challenged.
Most planned-community HOAs in Peoria follow the Arizona Planned Community Act (A.R.S. Title 33, Chapter 9) plus recorded CC&Rs. City zoning, short-term rental rules, and Maricopa County recorder requirements add a local layer — see kindhoa.com/compliance/arizona and kindhoa.com/compliance/arizona/peoria for board checklists. Educational, not legal advice.
State-level guidance — confirm current city ordinances with local officials.
Late fee estimator
Enter your typical monthly assessment to see how local caps may apply. KindHOA can automate notices and fee schedules once your board defines the rules.
Estimated legal ceiling
$15.00
Many associations cannot assess late fees until accounts are at least 30 days past due and proper notice has been sent. You entered 15 days past due.
Tell us about your community. We'll show you how KindHOA automates dues, late fees, and resident communication — free for self-managed HOAs.
No per-door fees. No enterprise bloat. Just the tools your neighbors need to run Peoria with confidence.
A volunteer board guide for Peoria: understand where municipal code ends, where your HOA covenants begin, and how to comply with Arizona Planned Communities Act (Title 33).
The quick answer
Peoria requires a free vacation-rental permit under City Code §§ 11-148–11-161 before any stay under 30 days, plus $500,000 in liability coverage and neighbor notification. Front-yard walls cap at 3 ft, side/rear at 7 ft, and the city's own Solid Waste Division — not a private hauler — now schedules bulk pickup strictly by appointment, twice a year.
Late fees (Arizona): Max $15 or 10%. Confirm against your declaration and current statute.
Reviewed by the KindHOA Editorial Team · Last reviewed July 25, 2026
Peoria sits in Maricopa County's West Valley between Glendale and Surprise, where desert master-planned communities, active-adult neighborhoods, and new build-out toward Lake Pleasant keep adding HOA inventory every year. Arizona's Planned Community Act frames board powers, but Peoria runs one of the more detailed municipal short-term-rental ordinances in the West Valley — a genuine permit program with insurance and notification requirements — so boards here deal with real city enforcement, not just a covenant rental cap.
Local rules board members use
City-specific answers for Peoria — sourced to municipal code and official city pages. Educational, not legal advice.
Peoria's short-term and vacation-rental rules live in City Code Chapter 11, Article IV, Sections 11-148 through 11-161, adopted by Ordinance 2022-20 to implement Arizona SB 1168 and A.R.S. § 9-500.39. Section 11-150 requires a free permit — applied for online at peoriaaz.gov/rentals — before any rental under 30 days; Section 11-153 requires written notice with a 24-hour emergency contact to adjacent, across-the-street, and diagonal neighbors before first use; and Section 11-156 requires at least $500,000 in liability insurance or equivalent platform coverage. Section 11-159 escalates civil penalties for repeat violations within a 12-month period — up to $1,000 for a second and $3,500 for a third — and a permit can be suspended for 12 months after three verified violations.
Primary source: Peoria municipal code / city ordinances
Peoria's Chapter 21 zoning code (Sec. 21-312.B) limits residential front-yard walls and fences to 3 feet, while side and rear yards can go up to 7 feet — a foot taller than the more common 6-foot standard in nearby Valley cities. A key lot next to a corner lot can build a 7-foot fence along the portion touching the corner lot's rear yard, as long as it stays at least 10 feet from the key lot's own front line. Any fence or wall over 7 feet needs a city permit, and anything above 8 feet needs City Engineer sign-off — separate from whatever an HOA's design guidelines require.
Primary source: Peoria municipal code / city ordinances
Peoria's Solid Waste Division collects trash and recycling directly with city crews rather than through a franchised private hauler, on a weekly schedule assigned by address. Bulk trash changed in February 2023 from a preset calendar to a strictly by-appointment system: residents get up to two free bulk collections per calendar year, scheduled online on a first-come, first-served basis, and piles set out without a confirmed appointment simply won't be picked up. Call 623-773-7890 or request online before putting anything bulky at the curb.
Primary source: Peoria municipal code / city ordinances
Peoria's accessory-building rules (Sec. 21-422) work in tiers: a structure under 8 feet tall and under 200 square feet needs no setback and no building permit even with a shed's typical footprint; between 200–300 square feet or 8–9 feet tall, standard zoning setbacks kick in and a permit is required once utilities are connected or the 200-square-foot line is crossed; and above 9 feet or 300 square feet, the structure must meet full district setbacks and the city's Design Review Manual standards. HOA design review is a separate, additional step in Peoria's master-planned communities.
Primary source: Peoria municipal code / city ordinances
Peoria's Sonoran Desert location brings extreme summer heat, monsoon downbursts, and the same chronic water-scarcity pressure that shapes most West Valley HOA landscaping rules toward xeriscape and desert-plant palettes, all bounded by Arizona's solar-access statutes. Rapid growth toward Lake Pleasant keeps adding newer master-planned tracts alongside established active-adult communities. Liens and CC&R amendments record with the Maricopa County Recorder.
Primary source: Peoria municipal code / city ordinances
Summaries below are for board orientation. Verify requirements in the official Peoria municipal code (opens in a new tab).
Peoria municipal code
Peoria's short-term and vacation-rental rules live in City Code Chapter 11, Article IV, Sections 11-148 through 11-161, adopted by Ordinance 2022-20 to implement Arizona SB 1168 and A.R.S. § 9-500.39. Section 11-150 requires a free permit — applied for online at peoriaaz.gov/rentals — before any rental under 30 days; Section 11-153 requires written notice with a 24-hour emergency contact to adjacent, across-the-street, and diagonal neighbors before first use; and Section 11-156 requires at least $500,000 in liability insurance or equivalent platform coverage. Section 11-159 escalates civil penalties for repeat violations within a 12-month period — up to $1,000 for a second and $3,500 for a third — and a permit can be suspended for 12 months after three verified violations.
HOA governing documents
HOAs enforce recorded use restrictions (minimum lease terms, guest limits, parking) when consistent with applicable city licensure and state law. Covenant enforcement requires notice, cure periods, and uniform application.
Zoning & building code
Peoria's Chapter 21 zoning code (Sec. 21-312.B) limits residential front-yard walls and fences to 3 feet, while side and rear yards can go up to 7 feet — a foot taller than the more common 6-foot standard in nearby Valley cities. A key lot next to a corner lot can build a 7-foot fence along the portion touching the corner lot's rear yard, as long as it stays at least 10 feet from the key lot's own front line. Any fence or wall over 7 feet needs a city permit, and anything above 8 feet needs City Engineer sign-off — separate from whatever an HOA's design guidelines require.
Permit thresholds
Peoria's accessory-building rules (Sec. 21-422) work in tiers: a structure under 8 feet tall and under 200 square feet needs no setback and no building permit even with a shed's typical footprint; between 200–300 square feet or 8–9 feet tall, standard zoning setbacks kick in and a permit is required once utilities are connected or the 200-square-foot line is crossed; and above 9 feet or 300 square feet, the structure must meet full district setbacks and the city's Design Review Manual standards. HOA design review is a separate, additional step in Peoria's master-planned communities.
HOA architectural control
HOAs review fences and additions through architectural committees under CC&Rs. Municipal compliance alone does not satisfy HOA design or notice requirements.
State / local protections
A.R.S. §33-1816 restricts HOAs from prohibiting solar energy devices in many planned communities, subject to reasonable rules on location and aesthetics. Desert landscaping and xeriscape are widely protected from unreasonable bans when compliant with municipal water ordinances.
What HOAs may still regulate
HOAs may adopt reasonable design rules that meet statutory tests (location, color, timeline). Associations cannot impose outright bans where state law voids them.
Arizona monsoon season brings flash flooding and debris. Boards should align landscape covenants with city storm-drain maintenance duties.
Board checklist
Cities and counties increasingly regulate STRs. HOAs should align covenant enforcement with municipal registration rules.
Board checklist
Parties may use ADR required by covenants, private mediation, or Arizona courts. Justice Court limits apply in Maricopa County—confirm with the clerk. Arizona Department of Real Estate provides consumer brochures on planned communities.
Peoria's short-term and vacation-rental rules live in City Code Chapter 11, Article IV, Sections 11-148 through 11-161, adopted by Ordinance 2022-20 to implement Arizona SB 1168 and A.R.S. § 9-500.39. Section 11-150 requires a free permit — applied for online at peoriaaz.gov/rentals — before any rental under 30 days; Section 11-153 requires written notice with a 24-hour emergency contact to adjacent, across-the-street, and diagonal neighbors before first use; and Section 11-156 requires at least $500,000 in liability insurance or equivalent platform coverage. Section 11-159 escalates civil penalties for repeat violations within a 12-month period — up to $1,000 for a second and $3,500 for a third — and a permit can be suspended for 12 months after three verified violations.
Peoria's Chapter 21 zoning code (Sec. 21-312.B) limits residential front-yard walls and fences to 3 feet, while side and rear yards can go up to 7 feet — a foot taller than the more common 6-foot standard in nearby Valley cities. A key lot next to a corner lot can build a 7-foot fence along the portion touching the corner lot's rear yard, as long as it stays at least 10 feet from the key lot's own front line. Any fence or wall over 7 feet needs a city permit, and anything above 8 feet needs City Engineer sign-off — separate from whatever an HOA's design guidelines require.
Peoria's Solid Waste Division collects trash and recycling directly with city crews rather than through a franchised private hauler, on a weekly schedule assigned by address. Bulk trash changed in February 2023 from a preset calendar to a strictly by-appointment system: residents get up to two free bulk collections per calendar year, scheduled online on a first-come, first-served basis, and piles set out without a confirmed appointment simply won't be picked up. Call 623-773-7890 or request online before putting anything bulky at the curb.
Peoria's accessory-building rules (Sec. 21-422) work in tiers: a structure under 8 feet tall and under 200 square feet needs no setback and no building permit even with a shed's typical footprint; between 200–300 square feet or 8–9 feet tall, standard zoning setbacks kick in and a permit is required once utilities are connected or the 200-square-foot line is crossed; and above 9 feet or 300 square feet, the structure must meet full district setbacks and the city's Design Review Manual standards. HOA design review is a separate, additional step in Peoria's master-planned communities.
A.R.S. §33-1816 restricts HOAs from prohibiting solar energy devices in many planned communities, subject to reasonable rules on location and aesthetics. Desert landscaping and xeriscape are widely protected from unreasonable bans when compliant with municipal water ordinances.
Parties may use ADR required by covenants, private mediation, or Arizona courts. Justice Court limits apply in Maricopa County—confirm with the clerk. Arizona Department of Real Estate provides consumer brochures on planned communities.
Sources
KindHOA is educational software for self-managed boards, not a law firm, and this guide is not legal advice. State statutes, local ordinances, and your community’s recorded CC&Rs control and change over time — confirm liens, amendments, and enforcement with association counsel and the official sources above.
Free CCIOA checklist plus Denver, Westminster, Springs guides.