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Arizona home builders list & ROC licenses

Look up major Arizona home builders by brand, legal entity, and publicly reported Registrar of Contractors license numbers — then verify live status on the official ROC search. Built for warranty and complaint research, not a home-shopping catalog.

Official

ROC contractor search

Paste a license number or legal name and confirm Active status.

Official

File an ROC complaint

Arizona Registrar of Contractors formal complaint path.

Guide

How to read a license file

Status, classification, and what closed complaints mean.

Tool

Myth checker

Fact-check warranty desk talking points after you ID the builder.

Directory

37 major Arizona builders

Curated for new-build homeowners — not every licensed contractor in the state. Sales brands and legal licensee names often differ; start with the entity on your purchase agreement.

How to use this directory

  1. Find the brand you bought from, then match the legal entity on your purchase or warranty documents.
  2. Copy the ROC number into the official ROC contractor search and confirm status, classification, and recent complaint summary.
  3. Remember closed complaints generally age out of the public view after about two years from case close (per ROC FAQ materials) — a quiet public file is not a lifetime clean sheet.
  4. Calendar your month-11 limited-warranty checkpoint and the two-year ROC window from close of escrow or occupancy, whichever comes first.

This is not a complete roster of every Arizona-licensed contractor. Production builders often use multiple legal entities and licenses. Confirm the entity and ROC number on your purchase/warranty documents against the live ROC contractor search. License status changes; treat listed numbers as research starting points, not proof of current good standing. Brand marketing names (Risewell, Brightland, Del Webb, Dream Finders, Starlight, Century Complete, etc.) often differ from the ROC legal entity. Previous brand names listed under a builder are for research continuity after acquisitions or rebrands — always match the legal GC on your packet. Announced mergers are not closings until the deal closes and ROC entities are confirmed. Official agency links: roc.az.gov, Before you hire, Recovery Fund.

Directory last reviewed 2026-10-30.

Builders directory FAQ

  • If sales says the Recovery Fund will put me ahead of my contract / pay for upgrades — is that true?

    Not as a freestanding rule. Official roc.az.gov Recovery Fund / FAQ materials say the Registrar’s calculation attempts to make you whole on the contract and that compensable damages cannot result in a net gain to the claimant. A.R.S. § 32-1132.01 centers actual damages on completion / repair within residential property lines (with unpaid-contract netting) and caps individual awards at $30,000; unlicensed handyman quotes are not freestanding Fund proof. Net-gain / upgrade talk also does not pause A.R.S. § 12-1365. See the net-gain Recovery Fund myth in Learn.

  • Which Arizona GC files match Seasons at Baker Farms, Cascades at Prasada, and Monroe Ranch?

    Richmond American Seasons at Baker Farms (Phoenix; sales at 1713 N 79th Drive; from about $456,990–$514,990 with Larimar / Sapphire / Emerald / Moonstone plans Oct 30, 2026) matches Richmond American Construction Inc (#206612; verify live) — keep separate from other Richmond Seasons / Estates pods. Fulton Cascades at Prasada (Surprise; sales at 15657 W Old Oak Ln; from about $543,900 with QMI flagged across six plans) matches Fulton Homes Corporation (#42430; verify live) — Cascades branding is not a separate ROC from other Fulton Prasada series; keep separate from Toll Brothers Sterling Grove and from Mattamy Cascades Buckeye planning. K. Hovnanian Monroe Ranch (Buckeye; Watson Rd & Elwood St; late-phase / limited-remaining from roughly the mid-$300s–low $400s; Godavari QMI example ~$404,990) matches K. Hovnanian Arizona New GC LLC (#277023; verify live) — Great Western branding may still appear. Recovery Fund make-whole language is not freestanding permission to invent a net gain or upgrade ATM. Freddie Mac’s Oct 29, 2026 PMMS put the national 30-year average at 7.24% (15-year 6.60%; next weekly print Nov 5).

  • If sales says any ROC suspension unlocks the Recovery Fund for every buyer — is that true?

    Not as a freestanding rule. Official roc.az.gov Recovery Fund materials say that for administrative Recovery Fund claims, the contractor’s residential or dual license must have been suspended or revoked as a direct result of a formal complaint filed by you (civil A.R.S. § 32-1133 paths are different). A neighbor’s discipline stamp is not freestanding permission to invent your Fund award, erase bond sequencing / eligibility / caps, or pause A.R.S. § 12-1365. See the any-suspension Recovery Fund myth in Learn.

  • Which Arizona GC files match Dream Finders Skyline Village and Dream Finders Bella Vista Farms?

    Dream Finders Skyline Village (San Tan Valley; sales at 5626 E Olgite Ln; from about $339,700 with ~11 homes / 6 plans ~1,556–2,526 sq ft Oct 29, 2026) matches DF Construction AZ, LLC (#356210; verify live) — keep separate from KB Home Skyline Village Prelude (#298287). Dream Finders Bella Vista Farms (sales at 2916 E Villa Ave; from about $379,990 with ~7 homes / 6 plans) also matches #356210 — keep separate from other Bella Vista Farms masterplan builders and from Beazer #114625 after the Oct 20, 2026 Dream Finders–Beazer close. Any ROC suspension is not freestanding Recovery Fund unlock for every buyer under roc.az.gov administrative Fund materials. Freddie Mac’s Oct 29, 2026 PMMS put the national 30-year average at 7.24% (15-year 6.60%), down from Oct 22’s 7.32% / 6.68%.

  • If sales says each defect / each room gets its own $30,000 from the Recovery Fund — is that true?

    Not as a freestanding rule. A.R.S. § 32-1132.01 centers Recovery Fund actual damages on completion / repair within residential property lines and caps the maximum individual award at $30,000; roc.az.gov materials describe a $30,000-per-residence ceiling (with a separate ~$200,000 per-license liability under § 32-1139). Counting rooms, portal tickets, or trades is not freestanding permission to invent stacked $30,000 awards on the same residence. The per-license ceiling is not a personal defect-stack wallet, and defect-stack talk does not pause A.R.S. § 12-1365. See the each-defect Recovery Fund myth in Learn.

  • Which Arizona GC files match Meritage Abel Ranch and Sienna Park?

    Meritage Abel Ranch Signature Series (Goodyear; sales at 17864 W Coolidge St; from about $549,990 with Final Opportunity / limited-remaining marketing Oct 29, 2026; QMI roughly $465K–$583K on aggregator captures) matches Meritage Homes Construction Inc (#322807 / #166223; verify live) — keep separate from Tri Pointe Abel Ranch Camerano / Navarre (#353952). Brightland / DRB Sienna Park (Buckeye; sales at 21556 W Yavapai Street; Castillo plans from about $379,990–$449,990 with multiple QMI pins) matches DRB Group Construction, LLC (#281891; verify live) — keep separate from William Ryan Ridge at Sienna Hills (#227709). Each punch-list defect is not freestanding permission to stack another $30,000 Recovery Fund award under A.R.S. § 32-1132.01(D). Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change. Freddie Mac’s Oct 29, 2026 PMMS put the national 30-year average at 7.24% (15-year 6.60%), down from Oct 22’s 7.32% / 6.68%.

  • If sales says it was ever a rental / Airbnb / investment so the Recovery Fund is permanently dead — is that true?

    Not as a freestanding rule. A.R.S. § 32-1132(B)(1) requires individual Recovery Fund claimants to own residential realty and actually occupy or intend to occupy it as a primary residence. Pure investment / rental inventory without that showing is not freestanding Fund eligibility — but a brief rental, Airbnb stay, or investment-label nickname is not freestanding permanent Fund death for every later owner-occupant / intended-occupant fact pattern either. Lease-up after closing is not freestanding landlord Fund eligibility, and rental-history talk does not pause A.R.S. § 12-1365. See the rental-history Recovery Fund myth in Learn.

  • Which Arizona GC files match Century Complete Rancho Mirage Estates, Ashton Woods Rancho Mirage, Laveen Farms, and Moonlight?

    Century Complete Rancho Mirage Estates (Maricopa; sales at 37792 W Patterson St; Hawkeye / Ironwood / Lantana from about $309,990–$339,990 with live San Clemente / Ponte Rd inventory Oct 28, 2026) matches Century Communities Construction of Arizona LLC (#331328; verify live) — keep separate from Meritage Rancho Mirage (#322807 / #166223) and Ashton Woods Rancho Mirage (#284317). Ashton Woods Rancho Mirage (sales at 18970 N Pineta Road; plans from about $391,990–$465,990; ~76 homesites; model unveiling Oct 24–25) matches Ashton Woods Construction LLC (#284317; verify live). Starlight Laveen Farms (Phoenix; 7742 W Saint Kateri Drive; ~7 homes roughly $399,990–$529,990) matches #327845 / #309137. Oakwood Moonlight (Maricopa; 22165 N Dusk Ln; Sonoran ~8 homes low $300s / Crescent ~4 homes high $300s) matches Clayton Properties Group, Inc (#334071; verify live). Brief rental / Airbnb / investment-label talk is not freestanding permanent Recovery Fund death under A.R.S. § 32-1132(B). Each punch-list defect is not freestanding permission to stack another $30,000 Recovery Fund award under A.R.S. § 32-1132.01(D). Any ROC suspension is not freestanding Recovery Fund unlock for every buyer under roc.az.gov administrative Fund materials. Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change. Freddie Mac’s Oct 29, 2026 PMMS put the national 30-year average at 7.24% (15-year 6.60%), down from Oct 22’s 7.32% / 6.68%.

  • If sales says the Recovery Fund only covers the house shell — pools, patio covers, and casitas never qualify — is that true?

    Not as a freestanding rule. A.R.S. §§ 32-1132(B) and 32-1132.01(B)(1) expressly reference failure to adequately build or improve — and completion / repair of — a residential structure or appurtenance within residential property lines. A hallway “house shell only” paraphrase does not freestandingly ban pools, patio covers, casitas, or other residential appurtenances from Fund eligibility / actual-damages math. Commercial-property damage is separately barred under § 32-1132.01(A), booklet exterior exclusions are not a Fund statute rewrite, and appurtenance-label talk does not pause A.R.S. § 12-1365. See the appurtenance Recovery Fund myth in Learn.

  • Which Arizona GC files match Overlook at Palomino Ranch and Alta Vida at Westpark?

    Century Communities Overlook Collection at Palomino Ranch (Maricopa; sales commonly at 11929 W Mesa Ct; Cowgirl Rd QMI roughly $289,990–$408,940 Oct 27, 2026) matches Century Communities Construction of Arizona LLC (#331328; verify live) — Overlook vs Foothills branding is not a separate ROC file. William Ryan Homes Alta Vida at Westpark (Buckeye; 2725 S 263rd Drive; from about $395,900; Flagstaff QMI at 26459 W Toronto Way ~$489,990 December; Jerome QMI ~$555,275 November) matches W R H Construction Inc (#227709; verify live). Recovery Fund statutes reference a residential structure or appurtenance — not a freestanding house-shell-only wipe. Brief rental / Airbnb / investment-label talk is not freestanding permanent Recovery Fund death under A.R.S. § 32-1132(B). Each punch-list defect is not freestanding permission to stack another $30,000 Recovery Fund award under A.R.S. § 32-1132.01(D). Any ROC suspension is not freestanding Recovery Fund unlock for every buyer under roc.az.gov administrative Fund materials. Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change.

  • If sales says my spouse and I each get $30,000 from the Recovery Fund, is that true?

    Not as a freestanding rule. A.R.S. § 32-1132.01(D) caps the maximum individual Recovery Fund award at $30,000, and roc.az.gov Recovery Fund materials describe a $30,000-per-residence ceiling (with a separate ~$200,000 per-license liability under § 32-1139). Putting spouses or other co-owners on the deed is not freestanding permission to invent a $60,000 household stack. § 32-1132.01(G) bars the contractor’s spouse — a narrow conflict rule, not household stacking math — and co-owner-stack talk does not pause A.R.S. § 12-1365. See the co-owners Recovery Fund myth in Learn.

  • Which Arizona GC files match Estates at Montecito, Portfolio at Montecito, and Rancho Vista Foothills?

    Richmond American Estates at Montecito (Goodyear / Estrella; appointment-oriented sales commonly at 15641 S 185th Lane; from about $577,990–$624,990 Oct 26, 2026) matches Richmond American Construction Inc (#206612; verify live) — keep separate from William Ryan Harmony (#227709) and Lennar Montecito (#228129). Richmond American Portfolio at Montecito (same Estrella Montecito sales corridor; from about $531,990–$575,990+ with Williams Field Rd QMI) also matches #206612 — keep separate from Portfolio at Lucero. Century Communities Rancho Vista Foothills Collection (Surprise; Irma Ln / 230th Ln QMI from about $394,990–$449,990+; sales corridor around 22757 W Potter Drive) matches Century Communities Construction of Arizona LLC (#331328; verify live). Co-owners do not freestandingly each stack a separate $30,000 Recovery Fund award under § 32-1132.01(D). House-shell-only / pools-never-qualify talk is not a freestanding wipe of §§ 32-1132(B) / 32-1132.01(B)(1) structure-or-appurtenance language. Brief rental / Airbnb / investment-label talk is not freestanding permanent Recovery Fund death under A.R.S. § 32-1132(B). Each punch-list defect is not freestanding permission to stack another $30,000 Recovery Fund award under A.R.S. § 32-1132.01(D). Any ROC suspension is not freestanding Recovery Fund unlock for every buyer under roc.az.gov administrative Fund materials. Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change.

  • If sales says any deposit I paid automatically gets 10% interest from the Recovery Fund, is that true?

    Not as a freestanding rule. A.R.S. § 32-1132.01(C) measures deposit-only Recovery Fund damages as the exact deposit plus 10% annual interest only when no actual work was performed and no materials were delivered — still not to exceed $30,000. Interest is not freestanding on every Fund award, does not stack above the individual maximum, and does not pause A.R.S. § 12-1365. When work or materials happened, use completion / repair actual-damages math (including unpaid-contract netting). See the deposit-interest Recovery Fund myth in Learn.

  • If sales says my three Recovery Fund bids equal the award — and unpaid contract balance doesn’t matter — is that true?

    Not as a freestanding rule. A.R.S. § 32-1132.01(H) measures Recovery Fund actual damages as reasonable completion / repair cost minus unpaid contract price — Ramsey v. AZROC (2016) adopted that netting. Licensed bids prove cost; they do not freestandingly equal the Fund check, erase unpaid-balance subtraction, or guarantee the $30,000 individual maximum. Bid-stack talk also does not pause A.R.S. § 12-1365. See the unpaid-contract Recovery Fund myth in Learn.

  • Which Arizona GC files match Harmony at Montecito, Hacienda at Estrella, and Sheffield Place?

    William Ryan Harmony at Montecito in Estrella (Goodyear; appointment-only; from about $680,900 with Carina QMI around $749,990 at 18522 W Cathedral Rock Dr; Only 2 Homes Remaining marketing Oct 25, 2026) matches W R H Construction Inc (#227709; verify live) — keep separate from Lennar Montecito and Richmond Estates / Portfolio at Montecito. DRB / Brightland Hacienda at Estrella (Goodyear; 16630 W Ardmore Road; from roughly the mid-$500s with Coral / Crimson / Jade / Indigo inventory) matches DRB Group Construction, LLC (#281891; verify live). K. Hovnanian Sheffield Place (Gilbert; 51 E Sheffield Ave; gated ~67 homesites; from the mid-$700s with ~12 QMI / in-progress after an Oct 17 grand opening) matches K. Hovnanian Arizona New GC LLC (#277023; verify live; Great Western Homes branding may still appear). Deposit-plus-10%-interest Recovery Fund math is a narrow no-work / no-materials rule under § 32-1132.01(C) — not a freestanding rider on every deposit. Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change. Freddie Mac’s Oct 29, 2026 PMMS put the national 30-year average at 7.24% (15-year 6.60%), down from Oct 22’s 7.32% / 6.68%.

  • Which Arizona GC files match Foothills at Palomino Ranch, Sycamore Farms, and Eminence at Alamar?

    Century Foothills Collection at Palomino Ranch (Maricopa; sales at 11929 W Mesa Ct / grand-opening pin at 48579 W Starry Road; from the mid-$300s with live Lasso Way inventory Oct 24, 2026) matches Century Communities Construction of Arizona LLC (#331328; verify live). Brightland / DRB Sycamore Farms (Surprise; 10937 N 163rd Drive; from about $481,990 with QMI around $509,990 at 16427 W Christy Dr) matches DRB Group Construction, LLC (#281891; verify live). William Ryan Eminence at Alamar (Avondale; 12712 W Corona Ave; from about $481,900 with Camelback QMI around $549,990; final-opportunity marketing) matches W R H Construction Inc (#227709; verify live) — keep separate from Richmond Bridle Park and other Alamar pods. Three licensed bids prove Fund completion / repair cost — they do not freestandingly equal a Recovery Fund award after unpaid-contract netting under § 32-1132.01(H). Deposit-plus-10% interest applies only when no work / no materials were delivered and still caps at $30,000 — not a universal Fund interest rider. Co-owners do not freestandingly each stack a separate $30,000 Recovery Fund award under § 32-1132.01(D) / roc.az.gov per-residence framing. House-shell-only / pools-never-qualify talk is not a freestanding wipe of §§ 32-1132(B) / 32-1132.01(B)(1) structure-or-appurtenance language. Brief rental / Airbnb / investment-label talk is not freestanding permanent Recovery Fund death under A.R.S. § 32-1132(B). Each punch-list defect is not freestanding permission to stack another $30,000 Recovery Fund award under A.R.S. § 32-1132.01(D). Any ROC suspension is not freestanding Recovery Fund unlock for every buyer under roc.az.gov administrative Fund materials. Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change. Freddie Mac’s Oct 29, 2026 PMMS put the national 30-year average at 7.24% (15-year 6.60%), down from Oct 22’s 7.32% / 6.68%.

  • If sales says the Recovery Fund pays hotel, storage, moving, emotional distress, or attorney fees automatically, is that true?

    Not as a freestanding rule. A.R.S. § 32-1132.01 centers Recovery Fund actual damages on completing or repairing defective / incomplete licensed work within residential property lines. Hotel, storage, temporary housing, moving, emotional distress, and ordinary attorney fees are not freestanding Fund categories — attorney fees are generally excluded except contested cases appealed to superior court, and deposit interest is a narrow no-work rule still capped at $30,000. Extra-damages talk also does not pause A.R.S. § 12-1365. See the extra-damages Recovery Fund myth in Learn.

  • Which Arizona GC files match Legacy Place Glendale, Apache Farms, and Meadows at Barney Farms?

    Meritage Legacy Place (Glendale; 7781 N 78th Dr; from about $529,990 with ~10–11 homes Oct 23, 2026) matches Meritage Homes Construction Inc (#322807 / #166223; verify live) — keep separate from Shea / K. Hovnanian Legacy Place Peoria pods sharing only the name. Dream Finders Apache Farms (Buckeye; 24047 W Pueblo Ave; from about $349,700 with ~13 homes / 10 plans) matches DF Construction AZ, LLC (#356210; verify live). Fulton Meadows at Barney Farms (Queen Creek; 20094 S 230th Place; from about $530,400) matches Fulton Homes Corporation (#42430; verify live) — Meadows series branding is not a separate ROC from other Barney Farms Fulton phases. Hotel / storage / ordinary attorney-fee talk is not a freestanding Recovery Fund ATM under § 32-1132.01. Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change. Freddie Mac’s Oct 22, 2026 PMMS put the national 30-year average at 7.32% (15-year 6.68%).

  • If I already got bond, insurance, or settlement money, is the Recovery Fund closed — or does it automatically refund the rest?

    Neither as a freestanding rule. A.R.S. § 32-1132.01(F) deducts amounts recovered from other sources from actual damages and may direct the difference — not to exceed $30,000 — from the Fund when other eligibility gates fit. A partial bond, insurance, warranty, or settlement recovery is not freestanding Fund death, and it is not freestanding permission to invent an automatic full remaining-deposit refund. Other-recovery talk also does not pause A.R.S. § 12-1365. See the prior-recovery Recovery Fund myth in Learn.

  • If title is in a living trust, is the Recovery Fund dead — or automatic?

    Neither as a freestanding rule. A.R.S. § 32-1132(B)(3) expressly lists revocable living trusts when the trust owns the damaged residential realty and all trustors occupy or intend to occupy it as their primary residence — so a living-trust deed is not freestanding Fund death. A pure investment / rental trust without those facts is not freestanding Fund eligibility either. Live roc.az.gov Recovery Fund materials repeat the all-trustors gate and discuss a two-year prior-Fund-receipt restriction for trustors. Trust-desk talk also does not pause A.R.S. § 12-1365. See the trust-title Recovery Fund myth in Learn.

  • Which Arizona GC files match Ridge at Sienna Hills, Silver Cross, and Bridle Park at Alamar?

    William Ryan Ridge at Sienna Hills (Buckeye; 21583 W Cartwright Ave; from about $469,900 with ~7 QMI Oct 22, 2026) matches W R H Construction Inc (#227709; verify live). William Ryan Silver Cross (Florence; 7322 E La Sala Ln; from about $480,900 with ~2 Alloy Rd QMI) matches the same #227709 — San Tan Valley / Florence geography is not a shared warranty desk with nearby Pinal builders. Richmond American Bridle Park at Alamar (Avondale; community pin 4613 S 119th Drive; selling from Estates at Alamar, 12325 W Wood Street; from about $468,990 with ~6 move-in-ready) matches Richmond American Construction Inc (#206612; verify live), separately from Lennar / Pulte / William Ryan Alamar pods. Prior bond / insurance / settlement recoveries are § 32-1132.01(F) deductions — not freestanding Recovery Fund death or automatic remaining-deposit refunds. Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change.

  • Which Arizona GC files match Saguaro Hills at Vistancia, Asante Heritage, and Dream Finders El Cidro?

    DRB Saguaro Hills at Vistancia (Peoria; 12347 W Caraveo Pl; from about the high $400s / ~$469,990 Oct 21, 2026) matches DRB Group Construction / Brightland (#281891; verify live). Lennar Asante Heritage | Active Adult (Surprise; 17382 W Chama Drive; from about $311,940–$655,990) matches Lennar Arizona Construction Inc (#228129; verify live) — 55+ / Heritage branding is not a separate ROC file from all-ages Asante Artisan. Dream Finders El Cidro (Goodyear; 17578 W Illini St; ~6 homes from about $411,990 / ~80 homesites) matches DF Construction AZ, LLC (#356210; verify live), separately from Meritage / Pulte / William Ryan El Cidro pods. Trust / living-trust title talk is not a freestanding Recovery Fund wipe or automatic Fund ticket under § 32-1132(B)(3). Prior bond / insurance recoveries are § 32-1132.01(F) deductions — not freestanding Fund death. Hotel / storage / ordinary attorney-fee talk is not a freestanding Recovery Fund ATM under § 32-1132.01. Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change.

  • If sales says renters or lessees can’t use the Recovery Fund — or that leasing out my new home automatically opens Fund coverage — is that true?

    Neither as a freestanding rule. A.R.S. § 32-1132(B)(5) expressly lists lessee claimants when the lessee contracts with a residential contractor (or that contractor’s subcontractor), occupies or intends to occupy as a primary residence, and is damaged by inadequate licensed work. A hallway “renter” label is not freestanding Fund death, and converting a closed new home into rental inventory is not freestanding landlord Fund eligibility. Lessee talk also does not pause A.R.S. § 12-1365. See the lessee Recovery Fund myth in Learn.

  • If sales says after HOA turnover the association Recovery Fund covers my unit, is that true?

    Not as a freestanding rule. A.R.S. § 32-1132(B)(4) lets planned communities / unit owners’ associations claim Recovery Fund relief after builder/developer control transfer when common elements are damaged — not every lot-level unit defect. Pre-turnover association talk does not open that path, and HOA Fund talk does not pause A.R.S. § 12-1365. See the HOA Recovery Fund covers-unit myth in Learn.

  • If title is in an LLC or revocable trust, is the Recovery Fund dead — or automatic?

    Neither as a freestanding rule. A.R.S. § 32-1132 expressly lists LLC and revocable-trust claimants when primary-residence occupancy or intent showings exist — so an LLC on the deed is not freestanding Fund death. A pure investment / rental path without those facts is not freestanding Fund eligibility either. Live roc.az.gov Recovery Fund materials currently describe stricter “all members” LLC wording than the published “at least one” member statute text — verify both. Title structure also does not pause A.R.S. § 12-1365. See the LLC-title Recovery Fund myth in Learn.

  • Is the Recovery Fund claim deadline the same two years from close as the ROC complaint window?

    No. The new-home ROC complaint window under A.R.S. § 12-1365 / § 32-1162 generally runs two years from close or occupancy — a real clock that often precedes administrative Fund relief. Administrative Recovery Fund claims under § 32-1133.01(G) must be submitted within two years after all proceedings, reviews, and appeals connected with the Registrar’s final order terminate. Civil Fund timing under § 32-1133(A) is a separate statute (act or occupancy). Close-of-escrow is not a freestanding shared Fund deadline, and Fund paperwork does not pause § 12-1365. See the Recovery Fund deadline ≠ ROC window myth in Learn.

  • If the contractor’s license isn’t active when I file, is the Recovery Fund dead?

    Not as a freestanding rule. A.R.S. § 32-1132(C)–(D) generally measures “appropriately licensed” at contract signing, first payment, or start of work — not defect-discovery day and not filing-day status alone. A later cancellation can matter for other remedies, but it is not an automatic wipe of every Recovery Fund path. Licensing / Fund paperwork also does not pause A.R.S. § 12-1365. See the must-be-licensed-when-filing Recovery Fund myth in Learn.

  • If I have a court judgment, does the Recovery Fund pay automatically?

    Not as a freestanding rule. A.R.S. § 32-1133 lets eligible claimants apply for a court order directing Recovery Fund payment after a qualifying final judgment — with Registrar notice, bond pursuit, and hard caps (~$30,000 / $200,000). A judgment stamp is not an automatic Fund check, and roc.az.gov materials generally exclude civil court costs and attorney fees from Fund recovery. Judgment / Fund paperwork also does not pause A.R.S. § 12-1365. See the civil-judgment Recovery Fund myth in Learn.

  • If I don’t live there yet — or it’s only a future retirement home — am I automatically ineligible for the Recovery Fund?

    Not as a freestanding rule. A.R.S. § 32-1132(B)(1)(b) requires that an eligible individual claimant actually occupy or intend to occupy the property as a primary residence. In Advantage Pool v. Miles (Ariz. Ct. App. Jan. 14, 2026), the Court of Appeals affirmed that the statute has no temporal qualifier — unrebutted future / retirement primary-residence intent can satisfy that gate on supported facts. Occupancy talk still does not skip bond sequencing, Fund caps (~$30,000 / $200,000), a separate Fund claim, or A.R.S. § 12-1365. See the intend-to-occupy Recovery Fund myth in Learn.

  • If the contractor missed the 15-day Written Directive, do three estimates make the Recovery Fund pay?

    Not as a freestanding rule. Official Arizona ROC materials describe a Written Directive with a corrective-work period of at least 15 days, and Recovery Fund pages discuss three licensed-contractor bids as proof of actual damages on many claims. The complaint-process flowchart still states the Fund process is not automatic — a separate claim must be filed after eligibility gates (often including a final adverse decision and bond sequencing), under roughly $30,000 / $200,000 caps. Day 16 plus three PDF estimates is not a Fund check and does not pause A.R.S. § 12-1365. See the Written Directive / 15-day Recovery Fund myth in Learn.

  • If I win my ROC complaint, does the Recovery Fund pay automatically?

    Not as a freestanding rule. Official Arizona ROC complaint-process materials state that the Residential Contractors’ Recovery Fund process is not automatic — a claim separate from the complaint must be filed after a final decision against a residential contractor. Staff still review eligibility and actual damages under roughly $30,000 / $200,000 caps, and many administrative paths still require bond claim sequencing. A Written Directive or complaint “win” is not a Fund check and does not pause A.R.S. § 12-1365. See the ROC-complaint-win Recovery Fund myth in Learn.

  • If my home warranty / 2-10 / builder booklet denied a claim, will the Recovery Fund pay?

    Not as a freestanding rule. Arizona’s Court of Appeals held in Gordon v. Arizona Registrar of Contractors (2019) that breach of a home warranty policy is not a claim arising from contractor-regulation violations — so it is not automatic Recovery Fund eligibility. Fund paths center on actual damages from incomplete or defective licensed workmanship, plus bond / discipline gates and ~$30,000 / $200,000 caps. A denial is dispute evidence — not a Fund check — and does not pause A.R.S. § 12-1365. See the home-warranty-breach Recovery Fund myth in Learn.

  • Does a Recovery Fund balance around $28 million mean I’ll get every dollar back?

    No. October 2026 Holtzman coverage quoted a Residential Contractors’ Recovery Fund balance on the order of $28 million. That is reported statewide Fund assets — not an individual award. Live caps remain roughly $30,000 per claimant / $200,000 per residential contractor license (often prorated when many claims share one license). A healthy Fund balance also does not freestandingly skip bond sequencing or pause A.R.S. § 12-1365. See the Fund-balance myth in Learn.

  • Can I skip the contractor’s license bond and go straight to the Arizona Recovery Fund?

    No as a complete picture. roc.az.gov Recovery Fund materials generally require a claim against the contractor’s license bond and a final bond determination before many administrative Fund claims. A written surety claim can satisfy that sequencing in reported cases — it is not a freestanding Fund jump, and it is not a universal rule that every homeowner must sue the bonding company in superior court first. Bond / Fund paperwork also does not pause A.R.S. § 12-1365. See the skip-bond Recovery Fund myth in Learn.

  • Which ROC numbers should Paloma Creek, Starlight Stonebridge Manor, and Villas at Mystic buyers verify?

    Meritage Paloma Creek (Surprise; 25269 N 160 Drive; Estate from about $359,990 Oct 20, 2026) matches Meritage Homes Construction Inc (#322807 / #166223; verify live) — series names are not separate ROC files. Starlight Stonebridge Manor (Waddell; 10538 N 156th Drive; ~6 homes from about $399,990) matches Starlight Homes Construction LLC (#327845 / #309137) separately from Ashton Woods Stonebridge Manor (#284317) at 10481 N 157th Dr. Villas at Mystic (Peoria; 31728 N 116th Drive) matches DRB / Brightland #281891. Lessee / “renter can’t use Recovery Fund” talk is not a freestanding wipe of § 32-1132(B)(5). Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change.

  • Which ROC numbers should Willow at Teravalis buyers verify?

    Century Willow at Teravalis (Buckeye / Floreo; sales at 30193 W Oleander Way; ~13 marketed homes from about $349,990–$469,355 on Oct 19, 2026 snapshots) matches Century Communities Construction of Arizona LLC (#331328; verify live) — shared Floreo amenities with Lennar Premier / Summit, Meritage Teravalis, KB Traditions / Mesquite, and Manzanita pods are not a shared warranty desk. HOA / association Recovery Fund talk after turnover is for common-element paths under § 32-1132(B)(4) — not a freestanding unit Fund substitute. Lessee / “renter can’t use Recovery Fund” talk is not a freestanding wipe of § 32-1132(B)(5). Trust / living-trust title talk is not a freestanding Recovery Fund wipe or automatic Fund ticket under § 32-1132(B)(3). Prior bond / insurance / settlement recoveries are § 32-1132.01(F) deductions — not freestanding Fund death or automatic remaining-deposit refunds. Hotel / storage / ordinary attorney-fee talk is not a freestanding Recovery Fund ATM under § 32-1132.01. Three licensed bids prove Fund completion / repair cost — they do not freestandingly equal a Recovery Fund award after unpaid-contract netting under § 32-1132.01(H). Deposit-plus-10% interest applies only when no work / no materials were delivered and still caps at $30,000 — not a universal Fund interest rider. Co-owners do not freestandingly each stack a separate $30,000 Recovery Fund award under § 32-1132.01(D) / roc.az.gov per-residence framing. House-shell-only / pools-never-qualify talk is not a freestanding wipe of §§ 32-1132(B) / 32-1132.01(B)(1) structure-or-appurtenance language. Brief rental / Airbnb / investment-label talk is not freestanding permanent Recovery Fund death under A.R.S. § 32-1132(B). Each punch-list defect is not freestanding permission to stack another $30,000 Recovery Fund award under A.R.S. § 32-1132.01(D). Any ROC suspension is not freestanding Recovery Fund unlock for every buyer under roc.az.gov administrative Fund materials. Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change.

  • Which ROC numbers should Rancho Vista buyers in Surprise verify?

    Century Rancho Vista (Surprise; 22757 W Potter Drive; Overlook from about $349,990; Foothills QMI from about $394,990–$449,990+ on Oct 26, 2026 snapshots) matches Century Communities Construction of Arizona LLC (#331328; verify live) — shared North Surprise geography is not a shared warranty desk with North Copper Canyon pods. LLC / trust title is not a freestanding Recovery Fund wipe or automatic Fund ticket under § 32-1132. HOA / association Recovery Fund talk after turnover is for common-element paths under § 32-1132(B)(4) — not a freestanding unit Fund substitute. Co-owners do not freestandingly each stack a separate $30,000 Recovery Fund award under § 32-1132.01(D) / roc.az.gov per-residence framing. House-shell-only / pools-never-qualify talk is not a freestanding wipe of §§ 32-1132(B) / 32-1132.01(B)(1) structure-or-appurtenance language. Brief rental / Airbnb / investment-label talk is not freestanding permanent Recovery Fund death under A.R.S. § 32-1132(B). Each punch-list defect is not freestanding permission to stack another $30,000 Recovery Fund award under A.R.S. § 32-1132.01(D). Any ROC suspension is not freestanding Recovery Fund unlock for every buyer under roc.az.gov administrative Fund materials. Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change.

  • Which ROC numbers should Village at Sundance and Mayfield buyers verify?

    Century Village at Sundance (Buckeye; 2076 S 246th Lane; final-phase from about $371,990 Oct 17, 2026) and Century Complete Mayfield (6493 S 245th Ave; from about $314,990 with ~10 marketed homesites) both match Century Communities Construction of Arizona LLC (#331328; verify live) — late-phase / Century Complete branding are not separate ROC shortcuts, and Buckeye geography is not a shared warranty desk across pods. Recovery Fund claim deadlines are not freestandingly the same two-year clock from close as § 12-1365. Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change.

  • Which ROC numbers should Meritage Mesquite Mountain Ranch at Frontera buyers verify?

    Mesquite Mountain Ranch at Frontera (Surprise; sales at 22584 W Tonopah Drive; from about $384,990 Oct 14, 2026; Sawyer / Arlo / Onyx / Lark plans ~1,844–2,342 sq ft) matches Meritage Homes Construction Inc (#322807 / #166223; verify live) — keep separate from Risewell Frontera pods (#325111 / #324050 / #295355) that share masterplan geography. Frontera branding is not a shared warranty desk. “I don’t live there yet / future retirement home” talk is not an automatic Recovery Fund disqualification under Advantage Pool / § 32-1132(B)(1)(b).

  • Which ROC numbers should Ashton Woods North Copper Canyon buyers verify?

    Ashton Woods North Copper Canyon (Surprise; sales office at 22270 N Austin Ranch Drive; from about $400,240–$518,150 with ~8 marketed homes on Oct 15, 2026 snapshots) matches Ashton Woods Construction LLC (#284317; verify live) — keep separate from Oakwood (#334071 research path), Century (#331328), Courtland Maple (#271575), and Risewell pods that share North Copper Canyon amenities. Shared parks / trails / pool marketing is not a shared warranty desk. A civil judgment is not an automatic Recovery Fund payout under § 32-1133. Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change.

  • Where can I find a list of Arizona home builders and ROC licenses?

    This page is a curated Arizona home builders list for warranty research: major production brands, legal entities, and publicly reported ROC license numbers. Match the GC on your purchase packet, then verify live status on the official Arizona ROC contractor search — marketing names are not always the license file.

  • Does Beazer stockholder approval mean Dream Finders already owns Beazer’s Arizona ROC file?

    No. Beazer’s Oct 15, 2026 Form 8-K reported stockholder approval; Dream Finders completed the acquisition on Oct 20, 2026 (Beazer Form 8-K / Dream Finders IR / Business Wire — Beazer is a wholly owned Dream Finders subsidiary and was delisted from the NYSE). Approval was never automatic closing or an Arizona ROC rewrite, and closing disclosures say nothing about Arizona ROC licenses. Keep Beazer Homes Holdings LLC (#114625) and DF Construction AZ, LLC (#356210) separate and check ROC for any license change. See the stockholder-approval myth in Learn.

  • If Buckeye Council / P&Z approved Cascades, is Mattamy’s Cascades already a selling community with a live ROC desk?

    No. Cascades remains planning-only — InBuckeye (Oct 17, 2026) and Buckeye Council packet materials report Cascades / Elianto hearings (PLZZ-26-0003 & PLZZ-25-0014) continued from the Oct 20, 2026 agenda to Nov 3, 2026. Continuance / hearing notices, master-plan approval, and Monte Verde Ordinance 27-26 capacity approval (Oct 6, 2026 — up to 862 homes; still not selling) are not currently selling inventory and do not merge Cascades / Monte Verde planning into Mattamy Tyler Ranch (#249191) closings. Match Mattamy Arizona Construction LLC (#249191) only when a packet / permit prints that GC. See the public-hearing-notice and master-plan-approval myths in Learn.

  • If a contractor cancels their ROC license or files bankruptcy, are Arizona claims automatically dead?

    No as a complete picture. October 2026 Holtzman coverage described cancelled licenses and Chapter 7 filings. ROC leadership said bankruptcy does not stop investigations, and Recovery Fund caps (~$30,000 / $200,000 per license) are not automatic full-deposit refunds. Cancellation also does not freestandingly pause A.R.S. § 12-1365 on a closed new home. See the cancelled-license / bankruptcy myth in Learn.

  • Which ROC numbers should Entrada, Ventana Ranch, or Montecito at Estrella buyers verify?

    Meritage Entrada (Tolleson; sales at 10802 W Odeum Lane; Estate Series from about $385,490 “Now Preselling”; Signature Series from about $444,990 on Oct 9–10, 2026 snapshots) matches Meritage Homes Construction Inc (#322807 / #166223; verify live) — Estate vs Signature are marketing series, not separate ROC entities, and Westgate / Western Garden geography is not a shared warranty desk. Lennar Ventana Ranch (Buckeye; 5062 S 234th Lane; ~83 homes from about $331,990–$523,990 across Premier / Crest / Signature / Discovery on Oct 13) matches Lennar Arizona Construction Inc (#228129; verify live). Lennar Montecito at Estrella (Goodyear; 18594 W Maplewood Drive; ~57 homes from about $344,990–$542,990+ on Oct 13) matches #228129 separately from Toll Beacon / KB Ventana / Beazer Acacia neighbors in Estrella. Shared amenities do not merge warranty desks. A missed Written Directive plus three estimates is not an automatic Recovery Fund payout.

  • Which ROC numbers should Asante Artisan buyers verify?

    Lennar Asante Artisan / Discovery at Asante Artisan (Surprise; sales context at 24308 N 167th Ln; ~62 homes from about the mid-$360Ks–$590Ks on Oct 13, 2026 snapshots) matches Lennar Arizona Construction Inc (#228129; verify live) — multi-collection Asante Artisan branding is not a separate ROC shortcut, and shared Asante lifestyle marketing with Pulte Atrium (#79383), Richmond Estates at Asante (#206612), and other Asante pods does not merge warranty desks. A missed Written Directive deadline plus three estimates is not an automatic Recovery Fund payout. Cascades / Monte Verde remain planning — capacity ≠ selling inventory.

  • Which ROC numbers should Beacon in Estrella, Traditions at Teravalis, or Premier at Teravalis buyers verify?

    Toll Brothers Beacon in Estrella (Goodyear; sales at 15552 S 182nd Ave; from about $490,000; Cordova QMI into mid-October on Oct 10, 2026 snapshots) matches Toll Brothers AZ Construction Company (#113644) or the exact Toll entity on your packet (#341354 / #126166 also appear on public rosters; verify live) — separately from Lennar Montecito (#228129), KB Ventana (#298287), and Beazer Acacia (#114625) neighbors in Estrella. KB Traditions at Teravalis (Buckeye; 30413 W Larkspur Dr; from about $302,990–$364,990+ with Aster Dr move-in-ready inventory) matches K B Home Phoenix Inc (#298287; verify live), separately from Mesquite at Teravalis lots and from Lennar Premier / Meritage / Century Willow / Manzanita Floreo GCs. Lennar Premier at Teravalis (Buckeye; 12350 N 303rd Lane; ~23 homes from about $309,990–$412,990 on Oct 18 snapshots) matches #228129 separately from sibling Summit calendars and other Floreo builders — including Century Willow at Teravalis (~13 homes from about $349,990; #331328). Shared Estrella / Teravalis amenities do not merge warranty desks. HOA / association Recovery Fund talk after turnover is for common-element paths under § 32-1132(B)(4) — not a freestanding unit Fund substitute. Lessee / “renter can’t use Recovery Fund” talk is not a freestanding wipe of § 32-1132(B)(5). LLC / trust title is not a freestanding Recovery Fund wipe or automatic Fund ticket under § 32-1132 — including § 32-1132(B)(3) living-trust / all-trustors gates. Prior bond / insurance recoveries are § 32-1132.01(F) deductions — not freestanding Fund death. Hotel / storage / ordinary attorney-fee talk is not a freestanding Recovery Fund ATM under § 32-1132.01. Three licensed bids prove Fund completion / repair cost — they do not freestandingly equal a Recovery Fund award after unpaid-contract netting under § 32-1132.01(H). Deposit-plus-10% interest applies only when no work / no materials were delivered and still caps at $30,000 — not a universal Fund interest rider. Co-owners do not freestandingly each stack a separate $30,000 Recovery Fund award under § 32-1132.01(D) / roc.az.gov per-residence framing. House-shell-only / pools-never-qualify talk is not a freestanding wipe of §§ 32-1132(B) / 32-1132.01(B)(1) structure-or-appurtenance language. Brief rental / Airbnb / investment-label talk is not freestanding permanent Recovery Fund death under A.R.S. § 32-1132(B). Each punch-list defect is not freestanding permission to stack another $30,000 Recovery Fund award under A.R.S. § 32-1132.01(D). Any ROC suspension is not freestanding Recovery Fund unlock for every buyer under roc.az.gov administrative Fund materials. Recovery Fund balance headlines are a separate track from these production-builder clocks.

  • Which ROC numbers should Western Garden, Madera, Lennar Saddleback, Sterling Grove, or Allure Vista buyers verify?

    Lennar Western Garden (Phoenix; Welcome Home Center 3010 N 96th Lane; ~140 homes from about $342,240–$703,490 across Cottage through Destiny collections on Oct 17, 2026 snapshots) matches Lennar Arizona Construction Inc (#228129; verify live) — collection names are marketing series, not separate ROC entities. Lennar Madera (Queen Creek; 23153 E Saddle Way; ~18 homes from about $532,490–$880,990) matches #228129 separately from Ashton Woods Sultana (#284317). Lennar Saddleback (Peoria; 35066 N 135th Glen; ~72 homes from about $505,990–$864,990) matches #228129 separately from Taylor Morrison / Toll / Weekley pods in the same masterplan. Toll Brothers Sterling Grove (Surprise; 11612 N Greenwich Blvd; ~41 quick move-ins; villa marketing from about $395,000) matches Toll #113644 / #341354 (verify live), separately from Fulton Prasada (#42430). Meritage Allure Vista Reserve Series (Buckeye; 24389 Graham Trail; from about $374,990) matches Meritage #322807 / #166223 (verify live), separately from Mountain View Estates. Shared geography does not merge warranty desks. HOA / association Recovery Fund talk after turnover is for common-element paths under § 32-1132(B)(4) — not a freestanding unit Fund substitute. Lessee / “renter can’t use Recovery Fund” talk is not a freestanding wipe of § 32-1132(B)(5). LLC / trust title is not a freestanding Recovery Fund wipe or automatic Fund ticket under § 32-1132. Recovery Fund claim deadlines are not freestandingly the same two-year clock from close as § 12-1365. “I don’t live there yet” talk is not an automatic Recovery Fund disqualification under Advantage Pool / § 32-1132. A cancelled / inactive ROC badge on filing day is not an automatic Recovery Fund wipe under § 32-1132(C). A missed Written Directive plus three estimates is not an automatic Recovery Fund payout. Home-warranty denials are not automatic Fund eligibility (Gordon). Trust / living-trust title talk is not a freestanding Recovery Fund wipe or automatic Fund ticket under § 32-1132(B)(3). Prior bond / insurance / settlement recoveries are § 32-1132.01(F) deductions — not freestanding Fund death or automatic remaining-deposit refunds. Hotel / storage / ordinary attorney-fee talk is not a freestanding Recovery Fund ATM under § 32-1132.01. Three licensed bids prove Fund completion / repair cost — they do not freestandingly equal a Recovery Fund award after unpaid-contract netting under § 32-1132.01(H). Deposit-plus-10% interest applies only when no work / no materials were delivered and still caps at $30,000 — not a universal Fund interest rider. Co-owners do not freestandingly each stack a separate $30,000 Recovery Fund award under § 32-1132.01(D) / roc.az.gov per-residence framing. House-shell-only / pools-never-qualify talk is not a freestanding wipe of §§ 32-1132(B) / 32-1132.01(B)(1) structure-or-appurtenance language. Brief rental / Airbnb / investment-label talk is not freestanding permanent Recovery Fund death under A.R.S. § 32-1132(B). Each punch-list defect is not freestanding permission to stack another $30,000 Recovery Fund award under A.R.S. § 32-1132.01(D). Any ROC suspension is not freestanding Recovery Fund unlock for every buyer under roc.az.gov administrative Fund materials. Cascades Buckeye hearing continued to Nov 3 — continuance / capacity ≠ selling inventory.

  • Which ROC numbers should Montaña Vista buyers verify?

    Century Montaña Vista (Buckeye; sales at 24182 W Sheraton Ln; from about $349,990 with Dartford / Raven / Heron / Nightingale QMI depth on Oct 12, 2026 snapshots) matches Century Communities Construction of Arizona LLC (#331328; verify live) — Century Complete branding is not a separate ROC shortcut, and Buckeye geography is not a shared warranty desk with Teravalis Floreo builders, Meritage Allure Vista, or nearby Copper Falls pods. A favorable ROC complaint decision is not an automatic Recovery Fund payout — Fund claims are separate filings under live caps and (often) bond sequencing. Cascades / Monte Verde remain planning — capacity ≠ selling inventory.

  • Which ROC numbers should Sereno Canyon, Anderson Farms, or Ladera Trails buyers verify?

    Toll Brothers Sereno Canyon (Scottsdale; sales at 12558 E Chama Rd; Villa / Enclave / Manor / Estate from about $1,389,995–$2,787,995+; ~16 QMI) matches Toll Brothers AZ Construction Company (#113644) / Toll Bros Of Arizona Inc (#341354; verify live). Lennar Anderson Farms (Maricopa; 36175 W Maddaloni Ave; ~83 homes from about $241,040–$449,990) matches Lennar Arizona Construction Inc (#228129; verify live). Toll Brothers Ladera Trails (San Tan Valley; 31380 N Crown King Ln; from about $862,995; ~7 QMI) matches the same Toll Arizona entities, separately from Sereno Canyon and Preserve at San Tan. Shared luxury branding does not merge warranty desks. Cascades / Monte Verde remain planning — capacity ≠ selling inventory.

  • Which ROC numbers should Hawes Crossing or White Tank Foothills buyers verify?

    Lennar Hawes Crossing (Mesa; sales at 8340 E Petra Ave; Discovery / Reflection / Discovery II / Towns with roughly ~39 homes across Oct 7, 2026 collection snapshots; single-family from about the mid-$470Ks into the low-$620Ks) matches Lennar Arizona Construction Inc (#228129; verify live) — shared Hawes Crossing amenities do not merge collection closing calendars, and Mesa geography is not a shared warranty desk with Anderson Farms, Madera, or Empire Pointe. Meritage White Tank Foothills (Waddell; sales at 18446 W Harmont Dr; Reserve from about $468,455; Signature from about $504,990) matches Meritage Homes Construction Inc (#322807 / #166223; verify live), separately from Asante / Windrose / Rancho Mercado pods and from Meritage Teravalis Estate / Reserve. Cascades Buckeye remains planning-only with hearings continued to Nov 3, 2026 — continuance / public hearing notice ≠ approval ≠ selling inventory. Monte Verde Ordinance 27-26 is capacity math only — still not inventory.

  • Which ROC numbers should Avila at Rancho Mercado, Tyler Ranch, or Meritage Teravalis buyers verify?

    Taylor Morrison Avila at Rancho Mercado (Surprise; sales at 14217 W. Buckskin Trail; QMI-only from about $320,990; ~6 available homes with Ready Now / Oct–Nov 2026 completions) matches Taylor Morrison/ Arizona Inc (#179178 / #295015; verify live) — Berkshire’s July 24, 2026 TM close does not rewrite Arizona GC packets; keep separate from sibling Rancho Mercado collections. Mattamy Tyler Ranch (Buckeye; 3866 S 242nd Lane; Amber / Sapphire; QMI Ready Nov 2026 / Jan 2027 from about $398,580+) matches Mattamy Arizona Construction LLC (#249191; verify live), separately from Cascades Buckeye planning. Meritage Teravalis Estate Series (from about $324,990) and Reserve Series (from about $359,990) at 12884 N 305th Ave match Meritage Homes Construction Inc (#322807 / #166223; verify live), separately from KB / Lennar / Century Floreo pods and from Mountain View Estates. Shared Rancho Mercado / Teravalis amenities do not merge warranty desks. Stockholder-approval / note-redemption merger talk is not a freestanding ROC rewrite.

  • Does Beazer’s Oct 20 note-redemption notice mean Dream Finders already owns Beazer’s Arizona ROC file?

    No. Beazer’s Sept 28, 2026 Form 8-K described a conditional notice to redeem $350M of 2029 notes on Oct 20, 2026 — conditioned on the Dream Finders merger closing substantially concurrently. The merger did close Oct 20, 2026, but financing choreography and parent closing still do not automatically rewrite Arizona ROC files. Closing disclosures say nothing about Arizona ROC licenses — keep Beazer Homes Holdings LLC (#114625) and DF Construction AZ, LLC (#356210) separate and check ROC for any license change. See the conditional-redemption myth in Learn.

  • Is the yard-sign brand the same as the ROC license on my Arizona home?

    Not always. Marketing brands rebrand and get acquired. Match the legal entity and ROC number printed on your purchase agreement, warranty booklet, or permit card — then verify that exact license in the official Arizona ROC contractor search.

  • How do I look up an Arizona builder’s ROC number?

    Find the brand in this directory for commonly reported license numbers, then paste the number or legal name into the official ROC contractor search to confirm Active status, classification, bonding signals, and recent complaint summaries.

  • Does a quiet ROC complaint file mean the builder is problem-free?

    No. Closed ROC complaints generally age out of the public view after about two years from case close per ROC FAQ materials. Use the public file as one research signal alongside your own documentation and warranty calendars.

  • How should I read media ROC complaint tallies for busy Arizona builders?

    Treat annual permit and complaint charts as scoped snapshots — not lifetime defect rates. Verify the legal GC on your packet in this directory and the official ROC search, then calendar month-11 and two-year ROC timing for your own lot. See the ABC15 top-builders roundup in Learn.

  • Which ROC number should Oakwood Homes buyers in Arizona verify?

    Published Arizona Oakwood listings commonly point to Clayton Properties Group Inc ROC #334071 (confirm Active status and classification on the live ROC search). Match the legal GC printed on your purchase agreement or permit card — marketing “Oakwood” branding is not automatically the same as every sister Clayton brand’s license.

  • Do Magma Ranch Vistas or Mandarina share one ROC file across builders?

    No. Magma Ranch Vistas (Florence) markets separate Starlight (#327845 / #309137) and D.R. Horton (#64532 / #113105) collections. Mandarina (Marana) markets Lennar (#228129), KB Home (Phoenix or Tucson entity — match your packet), and Meritage (#322807 / #166223). Shared amenities and masterplan branding do not merge limited warranties or ROC complaint files — verify the exact GC on your purchase agreement.

  • Which ROC numbers should Western Crossings, Haven at Mission Ranch, or Desert Bloom buyers verify?

    Western Crossings (Florence) and Haven at Mission Ranch (Casa Grande) are Century Complete / Century Communities Construction of Arizona LLC — published research commonly points to ROC #331328 (confirm live). Desert Bloom at Monarch (Marana) is Richmond American Construction Inc (#206612). Century Complete is a brand, not a separate ROC shortcut, and shared Marana geography with Mandarina or Cypress Gardens does not merge warranty desks — match the legal GC on your packet.

  • Which ROC numbers should Agave Trails, Laveen Farms, Wales Ranch, or Western Garden buyers verify?

    Agave Trails (Buckeye), Laveen Farms (Phoenix), and Wales Ranch (San Tan Valley) are Starlight Homes Construction LLC — published research commonly points to ROC #327845 primary / #309137 secondary (confirm live). Western Garden (Phoenix) is Lennar Arizona Construction Inc (#228129); Cottage through Destiny collection names are marketing series, not separate ROC entities. Ashton Woods sister branding and shared West Valley geography do not merge warranty desks — match the legal GC on your packet and calendar each close/occupancy date.

  • Which ROC numbers should The Trails, Hayden Estates, Alta Vida at Westpark, or Sunset Farms buyers verify?

    The Trails (Phoenix) and Sunset Farms (Tolleson) are Starlight Homes Construction LLC — published research commonly points to ROC #327845 primary / #309137 secondary (confirm live). Hayden Estates (Buckeye) is Pulte Development Corporation (#79383). Alta Vida at Westpark (Buckeye) is W R H Construction Inc (#227709) under the William Ryan brand family. Shared West Valley geography does not merge warranty desks — match the legal GC on your packet, and do not treat closing/walkthrough signatures as a freestanding as-is waiver of ROC or implied-warranty tracks.

  • Which ROC numbers should Mesquite at Teravalis, Traditions at Teravalis, Mystic Vista, Ventana de Estrellas, Haciendas at White Peak, Estrella Crossing, Symmetry at Magnolia, Copper Falls, Coolidge Gateway Manor, Montecito at Estrella, Beacon in Estrella, or Solara buyers verify?

    Mesquite, Traditions at Teravalis, Mystic Vista Traditions/Enclaves (Buckeye), and Ventana de Estrellas Enclaves (Goodyear / Estrella) are KB Home — match K B Home Phoenix Inc (#298287) or the printed Tucson/Phoenix KB entity on your packet (separate collections; Estrella amenities with Lennar/Toll/Beazer do not merge ROC files). Haciendas at White Peak (Peoria) Seasons/Estates product is Richmond American Construction Inc (#206612). Estrella Crossing / Estates (Laveen) is Ashton Woods Construction LLC (#284317). Symmetry at Magnolia (Chandler) is Shea — match SHAZ GC Inc (#327019) or SHALC GC Inc (#291056). Copper Falls (Buckeye) has Centex/Pulte lots under Pulte Development Corporation (#79383) and a separate D.R. Horton pod (#64532 / #113105) — shared community name does not merge warranty desks. Coolidge Gateway Manor is Century Complete — match Century Communities Construction of Arizona LLC (#331328), separately from Coolidge Sundance. Montecito at Estrella (Goodyear) is Lennar Arizona Construction Inc (#228129). Beacon in Estrella (Goodyear) is Toll — match Toll Brothers AZ Construction Company (#113644) or the Toll entity on your packet. Solara (Laveen) is Ashton Woods Construction LLC (#284317), separately from Starlight sister-brand packets. Citing A.R.S. § 12-1361 as an 8-year statutory mechanical warranty, treating Ready Now inventory age as a burned ROC window, treating “call the manufacturer / chase the sub” as a GC escape, treating a 2-10 / warranty-company portal as Arizona’s only path, treating purchase-contract arbitration as a ban on ROC complaints, treating preferred-lender financing as a warranty off-switch, treating a missed-maintenance / filter-log denial as a freestanding ROC off-switch, or treating a DIY / temporary-patch denial as a freestanding ROC off-switch does not rewrite booklet, ROC, or repose calendars.

  • Which ROC numbers should Silverbell Ridge, The Landings at Rancho Del Lago, or Summerstone II buyers verify?

    Silverbell Ridge (Marana) is Mattamy Arizona Construction LLC (#249191). The Landings at Rancho Del Lago (Vail) is KB Home — match the southern Arizona KB entity printed on your packet (KB Home Tucson Inc or the exact legal GC; #298287 Phoenix is only a starting research point). Summerstone II (Marana / Continental Ranch) is Meritage Homes of Arizona, Inc. (#322807 / related #166223 — confirm which number is on your packet). Shared Marana or Rancho Del Lago geography does not merge ROC files with nearby LGI Cypress Gardens, Mandarina, or Rocking K pods. Arbitration clauses and QMI marketing do not erase the two-year ROC window.

  • Which ROC numbers should Enclaves at Sonrisa, Springwood at Gladden Farms, Ovation at Meridian, Vistoso Canyon Estates, Saguaro Reserve Majesty, or Claro at Amarillo Creek buyers verify?

    The Enclaves at Sonrisa (Queen Creek) is KB Home — match K B Home Phoenix Inc (#298287) unless your packet prints a different KB entity. Springwood at Gladden Farms (Marana) is Lennar Arizona Construction Inc (#228129). Ovation at Meridian 55+ (Queen Creek) is Taylor Morrison/ Arizona Inc (#179178 or #295015 — confirm which number is on your packet). Vistoso Canyon Estates (Oro Valley) and Saguaro Reserve Majesty (Marana / Dove Mountain) are Pulte Development Corporation (#79383) — separate closings and clocks from each other and from Mandarina / Summerstone / Silverbell neighbors. Claro at Amarillo Creek (Maricopa) is Ashton Woods Construction LLC (#284317) — not Starlight Homes Construction LLC (#327845) even when sister-brand pods share Amarillo Creek amenities. Shared geography does not merge ROC files. Preferred-lender incentives, maintenance-log denials, and DIY-repair denials are purchase / booklet logistics — not freestanding claim waivers.

  • Which ROC numbers should Acclaim at Jorde Farms, Mirador Ridge Skies, or The Preserve at Rocking K buyers verify?

    Acclaim at Jorde Farms (Queen Creek) is Shea — match SHAZ GC Inc (#327019) or SHALC GC Inc (#291056), separately from neighboring Pulte Jorde Farms lots (#79383). Mirador Ridge Skies (Tucson / Mirador Point) is KB Home — match KB HOME Tucson Inc when the packet prints that entity; do not assume K B Home Phoenix Inc (#298287) covers every Southern Arizona lot. The Preserve at Rocking K (Tucson / Vail) is Richmond American Construction Inc (#206612), separately from Mattamy Alamar / Covena and other Rocking K builders. Shared masterplan amenities do not merge ROC files. DIY-repair denials, sales-promise denials, act-of-God / monsoon denials, and preferred-lender incentives are booklet / purchase logistics — not freestanding Arizona claim off-switches.

  • Which ROC numbers should Barnett Village, Saguaro Bloom, or Coronet at Gladden Farms buyers verify?

    Barnett Village (Marana), Saguaro Bloom (Marana), and Coronet at Gladden Farms (Marana) are D.R. Horton collections — match the Horton Arizona GC on your Tucson-area packet (commonly DRH Phoenix Construction Inc #64532 or D R H Construction Inc #113105 on Phoenix marketing; Tucson packets can differ — verify live on ROC). Keep separate closings and clocks from each other and from Springwood (Lennar), Mandarina, Cypress Gardens, Silverbell Ridge, and Summerstone neighbors. Shared Marana or Gladden Farms amenities do not merge ROC files. Sales-promise denials, DIY-repair denials, act-of-God / monsoon denials, and preferred-lender incentives are booklet / purchase logistics — not freestanding Arizona claim off-switches.

  • Which ROC numbers should Carlton Commons, Heartland Ranch, or Elena Trails buyers verify?

    Carlton Commons (Casa Grande), Heartland Ranch (Coolidge), and Elena Trails (Maricopa) are D.R. Horton Express Series collections in Pinal County — match the Horton Arizona GC on your packet (Phoenix marketing often cites #64532 / #113105; verify the live ROC number printed for your lot). Keep separate closings and clocks from each other and from Florence Magma Ranch / Coolidge Gateway neighbors. Shared Pinal geography or monsoon-season punch-list patterns do not merge ROC files. Act-of-God / monsoon denials, sales-promise denials, DIY-repair denials, HOA-turnover delays, and preferred-lender incentives are booklet / purchase logistics — not freestanding Arizona claim off-switches.

  • Which ROC numbers should Portfolio at Lucero, Estates at Arroyo Seco, or Hastings Farms Creekside buyers verify?

    Portfolio at Lucero and Estates at Arroyo Seco are Richmond American Construction Inc — published research commonly points to ROC #206612 (confirm live). Shared Estrella or Arroyo Seco amenities with Lennar / Toll / Beazer / KB / DRB neighbors do not merge warranty desks. Hastings Farms Creekside is Cresleigh close-out inventory; secondary pages historically list ROC #097750 with a June 2020 expiry and ADRE corp license CO104439000 is not an ROC substitute — match the GC on each remaining packet and verify live ROC status. Open-ticket pause talk, HOA-turnover talk, and monsoon / act-of-God denials are not freestanding Arizona claim off-switches.

  • Which ROC numbers should Avion, Mandarina Horizon, or Saguaro Reserve II buyers verify?

    Avion (Goodyear / Ballpark Village) is Lennar Arizona Construction Inc (#228129) — Oct 22, 2026 Lennar pages still market Horizon from about $474,490 with roughly three Miami St homes under construction at 15746 W Miami St. Mandarina Horizon (Marana) is KB Home — match KB HOME Tucson Inc / the exact Tucson-area GC on southern Arizona packets (Phoenix #298287 is not an automatic substitute), separately from Lennar and Meritage Mandarina pods. Saguaro Reserve II (Marana / Dove Mountain) is Mattamy Arizona Construction LLC (#249191), separately from Pulte Saguaro Reserve Majesty (#79383) and Richmond American Dove Mountain neighbors. Shared Ballpark Village, Mandarina, or Dove Mountain amenities do not merge ROC files. “Finish the one-year warranty before ROC” talk, open-ticket pause talk, and QMI inventory age are booklet / purchase logistics — not freestanding Arizona claim off-switches. Prior bond / insurance recoveries are § 32-1132.01(F) deductions — not freestanding Fund death. Hotel / storage / ordinary attorney-fee talk is not a freestanding Recovery Fund ATM under § 32-1132.01. Three licensed bids prove Fund completion / repair cost — they do not freestandingly equal a Recovery Fund award after unpaid-contract netting under § 32-1132.01(H). Deposit-plus-10% interest applies only when no work / no materials were delivered and still caps at $30,000 — not a universal Fund interest rider. Co-owners do not freestandingly each stack a separate $30,000 Recovery Fund award under § 32-1132.01(D) / roc.az.gov per-residence framing. House-shell-only / pools-never-qualify talk is not a freestanding wipe of §§ 32-1132(B) / 32-1132.01(B)(1) structure-or-appurtenance language. Brief rental / Airbnb / investment-label talk is not freestanding permanent Recovery Fund death under A.R.S. § 32-1132(B). Each punch-list defect is not freestanding permission to stack another $30,000 Recovery Fund award under A.R.S. § 32-1132.01(D). Any ROC suspension is not freestanding Recovery Fund unlock for every buyer under roc.az.gov administrative Fund materials.

  • Which ROC numbers should Mountain View Estates, Trovita at Citrus Park, or Emblem at Avalon Crossing buyers verify?

    Mountain View Estates Signature Series (Buckeye) is Meritage — match #322807 / #166223 (verify live), separately from nearby Teravalis, Copper Falls, and Remington pods. Trovita at Citrus Park (Goodyear / Risewell) requires matching the TNHC / Landsea ROC entity on the packet (#325111 / #324050 / #295355), not the Risewell brand alone or sibling Harvest / Mandarin / Valencia Citrus Park desks. Emblem at Avalon Crossing (Mesa / Shea) is SHAZ GC / SHALC GC — published research commonly points to #327019 / #291056 (verify live; #195895 is flagged expired on some aggregators), separately from sibling Ascent and Medley Avalon Crossing collections. Shared Citrus Park or Avalon Crossing amenities do not merge ROC files. “ROC starts when you discover the defect” talk, finish-year-one-before-ROC talk, and QMI inventory age are booklet / purchase logistics — not freestanding Arizona claim off-switches.

  • Which ROC numbers should Ascent at Avalon Crossing, Medley at Avalon Crossing, or Emblem at Blossom Rock buyers verify?

    Ascent at Avalon Crossing (Mesa / Shea; ~155 planned; sales at 10323 E Ulysses Ave) and Medley at Avalon Crossing (Mesa / Shea; ~213 planned; sales at 10327 E Ursula Ave) are SHAZ GC / SHALC GC — published research commonly points to #327019 / #291056 (verify live), separately from sibling Emblem at Avalon Crossing (~114 planned; 10320 E Ulysses Ave) and from each other. Emblem at Blossom Rock (Apache Junction / Shea; 53 homesites; 9790 Miners Run Trl) uses the same Shea GC research path (#327019 / #291056) but sits inside the multi-builder Blossom Rock masterplan — keep separate closings and clocks from Meritage, Lennar, Richmond, Brookfield, and other Blossom Rock pods. Shared Avalon Crossing or Blossom Rock amenities do not merge ROC files. HSR-clearance-as-closing talk on Dream Finders–Beazer does not flip Beazer #114625 into Dream Finders #356210 or rewrite Shea packet GCs. QMI inventory age and finish-year-one-before-ROC talk are booklet / purchase logistics — not freestanding Arizona claim off-switches.

  • Which ROC numbers should Mountain View Estates Reserve, Ascent at Aloravita, or Ascent at Legacy Place buyers verify?

    Mountain View Estates Reserve Series (Buckeye) is Meritage — match #322807 / #166223 (verify live), separately from Signature Series closings at the same sales pin and from nearby Teravalis, Copper Falls, and Remington pods. Ascent at Aloravita (Peoria; ~144 planned; sales at 7427 W Hedge Hog Pl) and Ascent at Legacy Place (Peoria; sales at 7935 W Loma Ln) are SHAZ GC / SHALC GC — published research commonly points to #327019 / #291056 (verify live), separately from Lennar, Emblem, Ashton Woods, Pulte, and other Aloravita / Legacy Place neighbors. Ascent at Jorde Farms showed sold-out messaging on Sept 17, 2026 while Acclaim continues — recent Ascent buyers still calendar ROC from their own close/occupancy. Portal tickets and ordinary warranty emails are documentation — not automatic § 12-1363 certified-mail PDA notice.

  • Which ROC numbers should Meritage Teravalis Estate / Reserve, Lennar Madera, or Borgata Journey buyers verify?

    Meritage Teravalis Estate Series (from about $324,990) and Reserve Series (from about $359,990) at 12884 N 305th Ave (Oct 5, 2026 snapshots) are Meritage Homes Construction Inc — match #322807 / #166223 (verify live), separately from KB Traditions and other Floreo / Teravalis builders and from Mountain View Estates pods at 24381 W Hazel Dr. Lennar Madera (Queen Creek; Horizon / Signature / Destiny; sales at 23153 E Saddle Way) is Lennar Arizona Construction Inc (#228129) — shared Madera amenities with Ashton Woods Sultana (#284317) do not merge ROC files. Taylor Morrison Borgata Journey Collection (Queen Creek; Hunt Hwy & Thompson Rd; coming late 2026) is Taylor Morrison of Arizona / Arizona Inc — match #179178 / #295015 (verify live); Berkshire ownership closed July 24, 2026 does not rewrite Arizona GC packets. Stockholder-approval / note-redemption merger talk and closing-credit claim wipes are booklet / purchase / corporate logistics — not freestanding Arizona claim off-switches.

  • Which ROC numbers should Lennar Summit at Teravalis, Lennar Saddleback, or Shea Skymark at Northpointe buyers verify?

    Lennar Summit at Teravalis (Buckeye; sales at 12350 N 303rd Lane) is Lennar Arizona Construction Inc (#228129) — match separately from sibling Premier closings and from Meritage Teravalis Estate / Reserve (#322807 / #166223) and KB Traditions Floreo pods. Lennar Saddleback Discovery / Horizon / Destiny (Peoria; sales at 35066 N 135th Glen) is also #228129 — shared Saddleback amenities with Taylor Morrison Saltbrush (#179178 / #295015), Toll Brothers, and upcoming Weekley pods do not merge ROC files. Shea Skymark at Northpointe (Peoria; Ascent / Emblem; sales at 32944 N 130th Dr) is SHAZ GC / SHALC GC — published research commonly points to #327019 / #291056 (verify live), separately from Beazer Highpointe (#114625), Weekley Meridian, and Pulte Northpointe closings. Warranty-denial claim wipes and closing-credit claim wipes are booklet / purchase logistics — not freestanding Arizona claim off-switches.

  • Which ROC numbers should Lennar Premier at Teravalis or Century Manzanita at Teravalis buyers verify?

    Lennar Premier at Teravalis (Buckeye; sales Welcome Home Center at 12350 N 303rd Lane) is Lennar Arizona Construction Inc (#228129) — match separately from sibling Summit closings at the same pin and from Meritage Teravalis Estate / Reserve (#322807 / #166223), KB Traditions / Mesquite (#298287), and Century Manzanita. Century Manzanita at Teravalis (Buckeye; sales at 12470 N 304th Drive) is Century Communities Construction of Arizona LLC (#331328) — Century Complete branding is not a separate ROC shortcut; keep separate closings and clocks from Lennar, Meritage, and KB Floreo pods. Shared Teravalis / Floreo amenities do not merge ROC files. “We’ll fix it under warranty after closing — so skip the punch list” talk and warranty-denial claim wipes are booklet / purchase logistics — not freestanding Arizona claim off-switches.

  • Which ROC numbers should Desert Moon Estates, DRB Homes Teravalis, or Asante Atrium buyers verify?

    Desert Moon Estates (Buckeye; Tradition Series; sales at 24046 W Yavapai St) is D.R. Horton — match #64532 or #113105 (verify live), separately from nearby Copper Falls Centex branding. DRB Homes Teravalis / Floreo (Buckeye; from about $349,990; Wild Hazel corridor inventory) is DRB Group Construction, LLC (#281891) — older Brightland paperwork may still appear after the brand transition; shared Teravalis amenities with Lennar (#228129), Century (#331328), Meritage (#322807 / #166223), and KB (#298287) do not merge ROC files. Asante Atrium Series (Surprise / Pulte; from about $346,990–$441,090; Whispering Wind Dr QMI) is Pulte Development Corporation (#79383) — keep separate from Lennar Asante Artisan and Richmond Estates at Asante. Exclusive-repair / original-crew-only talk and punch-list skip talk are booklet / PDA process — not freestanding Arizona claim off-switches.

  • Which ROC numbers should Alta / Skyline at Verrado Regent Hills or Estates at Asante buyers verify?

    Alta at Verrado Regent Hills (Buckeye; from about $964,990; sales at 4125 N 218th Drive) and Skyline at Verrado Regent Hills (from about $661,490; sales at 21844 W Prospector Way) are both David Weekley — match Weekley Homes LLC (#290837). Shared Regent Club / Verrado Main Street amenities with Tri Pointe Highlands, K. Hovnanian Victory, and other Verrado villages do not merge ROC files. Estates at Asante (Surprise / Richmond American; from about $549,995–$631,995+; sales at 17230 W Charlotte Drive) is Richmond American Construction Inc (#206612) — keep separate from Pulte Asante Atrium (#79383) and Lennar Asante Artisan (#228129). Attorney-required ROC filing talk is process preference — not a freestanding filing gate or pause of § 12-1365.

  • Which ROC numbers should Overlook at Verrado Regent Hills, Heights at Victory, or Fulton Prasada buyers verify?

    Overlook at Verrado Regent Hills (Buckeye; from about $797,990; sales at 4133 N 218th Drive) is David Weekley — match Weekley Homes LLC (#290837), separately from Alta / Skyline and from Tri Pointe Highlands / K. Hovnanian Victory closings. The Heights at Victory (Encore by David Weekley 55+; from about $1,029,990; sales at 5746 N 210th Drive) is also #290837 — Encore is a lifestyle brand, not a separate ROC shortcut; shared Victory Club amenities with K. Hovnanian (#277023), Risewell / Landsea entities, and William Ryan do not merge ROC files. Fulton Homes Prasada (Surprise; four series from about $390K–$540K+; Sierra Nevada sales at 15662 W Andora St) is Fulton Homes Corporation (#42430) — keep separate from Toll Brothers Sterling Grove (#113644 / related Toll entities). Insurance-first-before-warranty talk is storm triage — not a freestanding Arizona claim off-switch.

  • Which ROC numbers should Ridge at Victory, Four Seasons at Victory, or Fairways at Victory buyers verify?

    The Ridge at Victory (Encore by David Weekley 55+; from about $827,990–$916,990; sales at 20954 San Miguel Ave) is Weekley Homes LLC (#290837) — keep separate from Heights at Victory and from other Victory pods. K. Hovnanian Four Seasons at Victory (from about the mid-$700s; sales office at 20818 Pasadena Avenue; QMI into October 2026 on W Palo Verde Drive) is #277023. William Ryan Fairways in Victory (from about $545,900–$600,900; sales at 20938 W San Miguel Ave; Phase 9–10 QMI) is W R H Construction Inc (#227709). Shared Victory Club / Verrado amenities do not merge warranty desks. Ten-day surface / scratch reporting talk is finish process — not a freestanding wipe of § 12-1365 / R4-9-108 / Zambrano / PDA layers.

  • Which ROC numbers should Mira Vista at Victory, Century North Copper Canyon, or CantaMia at Estrella buyers verify?

    Risewell Mira Vista at Victory (Buckeye 55+; from about $339,990–$384,990; sales at 5651 N 205th Dr) matches TNHC Arizona LLC (#325111), Landsea Construction Arizona Inc (#324050), and/or Landsea Development Arizona LLC (#295355) to the GC on your packet — keep separate from Weekley Encore / K. Hovnanian / William Ryan Victory pods. Century Communities at North Copper Canyon (Surprise; from about $371,990; sales at 23649 N 179th Drive) is Century Communities Construction of Arizona LLC (#331328) — keep separate from Oakwood (#334071 common path — verify live) and Ashton Woods (#284317) North Copper Canyon closings. Taylor Morrison CantaMia at Estrella (Goodyear 55+; from about $284,990–$391,990+; sales at 17700 W Star Point Drive) is Taylor Morrison/ Arizona Inc (#179178 / #295015). Shared Victory / North Copper Canyon / Estrella amenities do not merge warranty desks. Warranty-registration / activate-or-void talk is administrator process — not a freestanding wipe of § 12-1365 / R4-9-108 / Zambrano / Richards / PDA layers.

  • Which ROC numbers should Beacon Hill at Marley Park, Laveen Vistas III, or Preserve at Mason Ranch buyers verify?

    Homes by Towne Beacon Hill at Marley Park (Surprise / Homestead; from the low $400s; sales at 14558 W Pershing Street) and Laveen Vistas III (Laveen; from the low $400s; sales at 11112 S 50th Lane) match H B T Construction Of Arizona Inc (#179975; verify live) — project LLCs such as HBT of Marley Park LLC / HBT of Laveen LLC are marketing developers, not automatic ROC substitutes, and earlier Laveen Vistas phases do not share one closing calendar. Richmond American Preserve at Mason Ranch (Surprise; from about $494,990–$565K+; sales at 25157 N 157th Drive) is Richmond American Construction Inc (#206612) — keep separate from nearby Asante / Sunrise / Marley Park pods. Shared northwest Surprise or Laveen amenities do not merge warranty desks. Orientation-form “not listed = waived” talk is documentation process — not a freestanding wipe of § 12-1365 / R4-9-108 / Zambrano / PDA layers.

  • Which ROC numbers should Windrose V or Agave Springs at Teravalis buyers verify?

    Homes by Towne Windrose V (Waddell / Zanjero Trails; from the low $400s to the mid $500s with live QMI into the mid-$600Ks; sales at 18930 W Claremont Street) matches H B T Construction Of Arizona Inc (#179975; verify live) — HBT of Windrose LLC is a project developer, not an automatic ROC substitute, and neighboring Zanjero Trails sellers do not share one closing calendar. Courtland Agave Springs at Teravalis (Buckeye; five single-story plans ~1,886–2,526 sq ft; May 22, 2026 pricing sheet examples near ~$409K–$415K for Ironwood elevations; sales at 30424 W Nightshade Drive) is Courtland Communities LLC (#271575; verify live) — keep separate from Lennar / Century / Meritage / KB / DRB / Risewell Floreo pods. Shared masterplan amenities do not merge warranty desks. Booklet “wait 60 days / settle in first” talk is convenience process — not a freestanding wipe of § 12-1365 / R4-9-108 / Zambrano / PDA layers.

  • Which ROC numbers should Solancia Ridge, Silva Farms, or Meritage El Cidro buyers verify?

    Courtland Solancia Ridge (Wittmann; acre-lot / RV-garage plans from the low $500s; sales at 24312 W Duane Lane) matches Courtland Communities LLC (#271575; verify live) — same GC file as Agave Springs at Teravalis, separate community / closing calendar from neighboring Wittmann / Waddell sellers. Meritage Silva Farms Classic Series (Goodyear; from about $359,990; sales at 17715 W Washington Street) / Estate Series (from about $394,990) and Meritage El Cidro (Goodyear; from about $434,990; sales at 17674 W Illini Street) match Meritage Homes Construction Inc (#322807 / #166223; verify live) — keep separate from William Ryan Grove at El Cidro (#227709) and Dream Finders / DF Construction AZ (#356210) permitting nearby. Shared masterplan amenities do not merge warranty desks. HOA / association Recovery Fund talk after turnover is for common-element paths under § 32-1132(B)(4) — not a freestanding unit Fund substitute. LLC / trust title is not a freestanding Recovery Fund wipe or automatic Fund ticket under § 32-1132. Booklet “after year one, only structural remains” talk is express-stage narrowing — not a freestanding wipe of § 12-1365 / R4-9-108 / Zambrano / PDA layers.

  • Which ROC numbers should Solvida at Estrella, Premier at Ventana Ranch, or Windstone Ranch buyers verify?

    Risewell Solvida at Estrella (Goodyear; late-phase / appointment-only closeout; 2 featured move-in-ready homes at 15602 / 15596 S 180th Lane from about $409,990–$424,990) matches TNHC Arizona LLC / Landsea Construction Arizona Inc / Landsea Development Arizona LLC (#325111 / #324050 / #295355; verify live) — keep separate from sibling Estrella / CantaMia / Montecito pods. Lennar Premier at Ventana Ranch (Buckeye; sales at 5062 S 234th Lane; Dalton / Coronado / Hadley from about $349,990 with Chipman Rd QMI) and Lennar Windstone Ranch Signature (Surprise; sales at 15039 W Desert Hollow Drive; Aspen / Juniper / Trillium from about $484,990–$528,990; ~3 homes) match Lennar Arizona Construction Inc (#228129; verify live) with separate close/occupancy calendars from each other and from sibling Ventana Ranch Crest / Signature / Discovery collections. Shared Estrella / Ventana Ranch / northwest Surprise amenities do not merge warranty desks. “Three repair attempts before ROC” talk is process preference — not a freestanding wipe of § 12-1365 / R4-9-108 / Zambrano / PDA layers.

  • Which ROC numbers should Sol at Amarillo Creek, Tyler Ranch, or Cascades Buckeye buyers verify?

    Ashton Woods Sol at Amarillo Creek (Maricopa; sales pin 11811 N Orris Dr; plans from about $425,240–$478,240; Brinder Ln QMI from about $389,990–$459,990) matches Ashton Woods Construction LLC (#284317; verify live) — keep separate from sibling Claro closings and from Starlight Homes Construction LLC (#327845 / older #309137) even when Amarillo Creek amenities are shared. Mattamy Tyler Ranch (Buckeye; sales at 3866 S 242nd Lane; Amber / Sapphire; QMI Ready Nov 2026 / Jan 2027 from about $398,580–$423,805+) matches Mattamy Arizona Construction LLC (#249191; verify live). Cascades Buckeye (~2,771 acres / up to ~11,600 homes) remains planning-only as of the morning of Oct 6, 2026 (P&Z recommended Sept 22; City Council Regular Meeting 6:00 p.m. Oct 6; Monte Verde capacity amendment is separate zoning math) — planning ≠ a current GC packet; do not invent a Cascades ROC shortcut or merge it with Tyler Ranch closings. “Council approved = homes selling” talk is entitlement talk — not a freestanding sales / warranty flip. “Stockholder approved = Dream Finders closed” talk is merger condition talk — not a freestanding wipe of § 12-1365 / R4-9-108 / Zambrano / PDA layers.

  • Which ROC numbers should Empire Pointe or IronWing at Windrose buyers verify?

    Mattamy Empire Pointe (Queen Creek; sales at 22846 E Firestone Drive; 18 plans ~1,775–3,983 sq ft; QMI Ready Oct 2026 / Jan 2027 from about $472,895–$721,458) matches Mattamy Arizona Construction LLC (#249191; verify live) — keep separate from Lennar Madera, Taylor Morrison Borgata Journey, Shea Acclaim at Jorde Farms, and Buckeye Tyler Ranch closing calendars. Lennar IronWing at Windrose (Litchfield Park; Welcome Home Center 5919 N 192nd Lane; ~7 homes; plans from about $470,990–$554,990 incl. Latitude Next Gen) matches Lennar Arizona Construction Inc (#228129; verify live) — keep separate from Homes by Towne Windrose V (Waddell; #179975) and nearby Verrado / Festival Ranch pods. Shared West Valley / East Valley amenities do not merge warranty desks. “Already fixed / completion-form signed” booklet talk is express ticket process — not a freestanding wipe of § 12-1365 / R4-9-108 / Zambrano / PDA layers.

  • Which ROC numbers should Heritage at Verrado, Pulte El Cidro, or Harvest Enchantment Series buyers verify?

    Richmond American Heritage at Verrado (Buckeye; sales at 2789 N Verrado Way; Boston / Chicago paired plans ~1,500–1,520 sq ft; QMI from about $397,995–$404,995) matches Richmond American Construction Inc (#206612; verify live) — keep separate from Weekley / Encore / K. Hovnanian / William Ryan / Risewell Victory and Regent Hills pods. Pulte El Cidro (Goodyear; sales at 17871 W Pueblo Ave; plans from about $413,990–$493,990; QMI on S 178th Ln) matches Pulte Development Corporation (#79383; verify live) — keep separate from Meritage El Cidro (#322807 / #166223), William Ryan Grove (#227709), and Dream Finders permitting nearby. Pulte Harvest Enchantment Series (Queen Creek; sales commonly at 25943 S 227th St; Messina / related plans from about the mid-$600Ks+) matches #79383 separately from Meritage Harvest phases. Shared Verrado / El Cidro / Harvest amenities do not merge warranty desks. “Drainage / grading is homeowner responsibility forever” booklet talk is express maintenance process — not a freestanding wipe of § 12-1365 / R4-9-108 / Zambrano / PDA layers.

  • Which ROC numbers should Maple at North Copper Canyon, Borgata Summit, or Saddleback Encore buyers verify?

    Courtland Maple at North Copper Canyon (Surprise; NOW OPEN; sales at 18175 W Avenida Del Sol; five single-story plans ~1,339–1,965 sq ft; about $369K–$409K) matches Courtland Communities LLC (#271575; verify live) — keep separate from Century NCC (#331328), Ashton Woods, and Oakwood pods that share North Copper Canyon amenities. Taylor Morrison Borgata Summit Collection (Queen Creek; sales at 34672 N Nighthawk Lane; ~3,111–3,721 sq ft from about $724,990–$784,990; Now selling / late-2026 delivery) matches Taylor Morrison/ Arizona Inc (#179178 / #295015; verify live) — keep separate from Borgata Journey. Taylor Morrison Saddleback Encore (Peoria; sales at 35072 N 135th Dr; mid-$500Ks+ with Cavalry Drive QMI into late 2026) matches the same TM Arizona GC files, separately from Lennar Saddleback (#228129). Shared NCC / Borgata / Saddleback amenities do not merge warranty desks. Berkshire–TM closed July 24, 2026 ≠ packet rewrite. “Missed the 11-month inspection so year-one / ROC are waived” talk is express appointment process — not a freestanding wipe of § 12-1365 / R4-9-108 / Zambrano / PDA layers.

  • Which ROC numbers should Estrella Estates II, Borgata Journey, or Premier at Teravalis buyers verify?

    Courtland Estrella Estates II (Buckeye; Now Pre-Selling; model under construction at 19702 W Corto Lane; ~32 one-acre lots; seven single-story RV-garage plans ~1,622–3,198 sq ft) matches Courtland Communities LLC (#271575; verify live) — keep separate from Estrella masterplan GCs (Lennar Montecito #228129, Toll Beacon, KB Ventana, Beazer Acacia #114625). Taylor Morrison Borgata Journey Collection (Queen Creek; sales at 34630 N Nighthawk Lane; from about $577,990; six plans ~2,228–2,892 sq ft) matches Taylor Morrison/ Arizona Inc (#179178 / #295015; verify live) — keep separate from Borgata Summit. Lennar Premier at Teravalis (Buckeye; sales at 12350 N 303rd Lane; from about $339,490–$421,490+; ~14–17 homes) matches Lennar Arizona Construction Inc (#228129; verify live) — keep separate from Meritage / KB / Century / DRB / Courtland Floreo pods. Shared geography or amenities do not merge warranty desks. Berkshire–TM closed July 24, 2026 ≠ packet rewrite. Verbal “superintendent will fix it / don’t open a ticket” talk is triage process — not a freestanding wipe of § 12-1365 / R4-9-108 / Zambrano / PDA layers.

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