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Please contact all Members of the AZ House to OPPOSE SB1431

We would ask for your opposition for the reasons highlighted below:
Strategies by single-family builders are keeping prices high (video)
Design standards are used for crime prevention techniques and to ensure properties retain their value and are not built cheaply with poor materials
The bill does not discriminate between new housing developments and existing neighborhoods
HOA's are sometimes required to ensure developers do not offload development costs onto other city residents, such as stormwater retention maintenance, walls separating incompatible uses, and small neighborhood parks

SB1431: municipalities; planned communities; design; prohibition (Bolick)
Design Preemptions
Legislation passed last session, HB2447 (A)(2), requires municipalities to have objective design standards which should eliminate HBACA's concerns regarding subjectivity related to roof shingles or other items. This issue has been resolved. 
This is not a Homeowners Right to Choose bill, this is a Developers Right to Build Cheap bill
Cities use Crime Prevention Through Environmental Design (CPTED) which are techniques designed to limit both property and loss of life crimes, some examples of CPTED's are:
Fewer entrances and exits to a neighborhood
Street facing doors, rather than side facing
Street lights or carriage lights on garage to ensure front doors aren't obscured for burglers
Fences between yards to prevent rear entry burglaries AND to prevent potential drownings should people have a pool
NOTE: Arizona is the state with the highest per capita pools in the nation but we have fewer drowning deaths than Texas, California, and Florida because of these techniques
THIS BILL PRECLUDES ALL THE CPTED TECHNIQUES HIGHLIGHTED ABOVE
Cities use design standards to ensure developers use good materials, develop a product that will retain value, AND a product that will not draw down the value of housing around them
The housing below come out of Texas which proponents are celebrating as an example of states without any design standards
The rear of some of the homes below do not even have a rear exit which poses a risk of someone's life in the event of a fire because there is only one exit point
    
Applies to Existing Neighborhoods Too
This bill doesn't just apply to new developments but it applies to all existing neighborhoods as well
Municipalities Precluded from Requiring Amenities in HOAs
Cities and towns keep property taxes low by not retaining excessive government property; for this reason we may ask communities to have create a small park in new communities 
We may also require areas for stormwater retention to meet open space requirements as required by the Growing Smarter Act
Also precluded from requiring surrounding walls in the community which separate incompatible uses like residential and commercial or a residential neighborhood from arterial streets; we believe this is a public safety concern
NOTE: Proponents in committee—as they did in the Senate committee and on the Senate floor despite corrections—may erroneously state that cities object to road dedication and force HOAs because they do not want to undertake the cost of road maintenance. THIS IS FALSE. 
Cities will reject road dedication for only two reasons: 
The roads are not built to the required city or town standards, or
The HOA chooses to regulate its own roads. In the latter circumstance, since the city has no control over the roadways we cannot maintain them and therefore do not accept their dedication.

While we are aware that proponents of the bill (HBACA and the Arizona Neighborhood Project) will highlight design as a reason for the high cost of housing the video linked above breaks down strategies from the home builders themselves that keep housing prices high. Those strategies include:

Incentivize (Inflating Prices): Builders offer "special perks" or mortgage rate buy-downs through their own in-house lending departments. While this makes monthly payments manageable for some, it allows builders to keep "base prices" high, which in turn inflates real estate data and home prices across the entire market because they benefit from both ends of the market (construction sale and mortgage interest).
Cut Costs (Poor Construction): To maximize margins, builders use cheap materials and labor. The video highlights cases of structural instability (like "Jenga" framing) and severe mold issues that have caused significant health problems for residents.
Sell Directly to Investors: Builders are increasingly creating "build-to-rent" communities, where entire subdivisions are sold directly to Wall Street landlords. This reduces the inventory available for individual buyers and turns neighborhoods into permanent rental hubs.
Build Less Homes (Consolidation): The industry has consolidated significantly since the 1980s. Large builders now "throttle" production to maintain high prices (a practice they call "discipline") and hoard vast tracts of land to prevent smaller competitors from building. We have issues with land banking in Arizona, as highlighted in this article, and recent Wall Street investor calls from major builders seeking SB1431 have commented they would throttle building to keep prices and margins high.