Are you eyeing a new-build in North Phoenix and wondering how Arizona’s water rules could affect your purchase? You’re not alone. With more talk about drought and long-term supplies, it pays to understand how water service is approved for new communities in 85024. In this guide, you’ll learn the essentials of Arizona’s assured water framework, how it ties to new construction, and the exact documents and questions to bring to a sales office. Let’s dive in.
Arizona’s assured water supply, simplified
Arizona’s Assured Water Supply program, run by the Arizona Department of Water Resources (ADWR), is the main system used to confirm long-term, reliable water for new subdivisions. The standard you hear most is a 100-year supply determination for the proposed development. Local governments and lenders rely on these ADWR findings when deciding approvals and financing.
Phoenix sits inside the Phoenix Active Management Area, where groundwater and growth are closely managed. You can review the Assured Water Supply program overview and mapping tools on the ADWR website to verify whether a property lies in the Phoenix AMA and to learn how determinations are made. Start with the ADWR resources by visiting the Assured Water Supply pages on the ADWR site.
How this affects 85024 new builds
Most new subdivisions in 85024 connect to a retail provider, often a municipal utility such as City of Phoenix Water Services or another regional company. Builders typically secure water through written provider commitments, known as will-serve or capacity letters, which are separate from ADWR’s determinations but critical to show that your specific lot can be served.
Builders may also fund offsite water infrastructure, like main lines or storage tanks. Those costs can influence lot pricing, HOA assessments, or special districts. Because many central Arizona providers use a mix of sources, including Colorado River deliveries through the Central Arizona Project, you should review how the provider plans for shortage scenarios and what that means for residential customers.
Buyer due-diligence checklist
Do a little homework now to avoid delays and surprises later. Use this checklist as you compare communities and builders.
Documents to request
- Certificate of Assured Water Supply (CAWS) or ADWR determination for the subdivision or provider. If none exists, ask what documentation supports long-term supply. Review the ADWR program overview to understand what a determination covers: ADWR Assured Water Supply
- Provider will-serve or capacity commitment letter for the specific lot, including any meter reservation and conditions.
- Water source breakdown showing the provider’s portfolio for the community: proportions of CAP water, groundwater with legal authorization, reclaimed water, and any leases or contracts.
- Infrastructure and improvement schedule that lists who pays for offsite facilities, expected completion dates, and whether occupancy depends on those items.
- Impact and connection fees plus expected monthly charges, including any tiered rates for higher usage.
- HOA covenants and landscaping rules covering irrigation schedules, turf limits, xeriscape standards, or reclaimed water use.
- Shortage and contingency plans describing how reduced CAP deliveries would be managed for residential customers.
- Metering and billing policies for irrigation meters, allowances for pool fills, and any construction water rules.
- Permitting and plat status from the local jurisdiction that confirms water conditions tied to plat approval.
- Lender and insurer requirements documenting that the water assurances meet their standards.
Smart questions to ask your builder
- Which retail provider will serve this lot, and can you provide a written will-serve with meter reservation details?
- Has ADWR issued an Assured Water Supply determination for this subdivision or the provider? Can I see it?
- What is the projected water mix for this community, including CAP, groundwater, reclaimed water, or leased supplies?
- Will any closings be restricted until offsite water facilities are complete?
- What one-time fees and monthly bills should I expect for water and wastewater service?
- Are there HOA or city limits on turf, irrigation schedules, or pool filling? Is reclaimed water used for common-area landscaping?
- Has the provider modeled a meaningful CAP reduction and documented a mitigation plan?
- Are irrigation meters available or required for yards? How are they billed?
- If the parcel is outside today’s service boundary, what is the timeline and process for service to start?
Red flags worth extra scrutiny
- No written will-serve letter or ADWR documentation for the development or provider.
- Heavy reliance on short-term water leases without a long-term backup source.
- Occupancy tied to offsite infrastructure with no firm completion timeline.
- Unusually high or unclear impact fees or ambiguous responsibility for improvements.
- Provider capacity claims with no dated, written capacity commitment.
Verify with third parties
- ADWR: Confirm whether the parcel lies in the Phoenix AMA and look up Assured Water Supply materials: ADWR maps and AWS resources
- Municipal or county planning: Check plat approval status and conditions related to water service.
- Retail provider: Verify will-serve, meter reservations, fees, and shortage policies in writing.
- Title company or real estate attorney: Review for easements, water service agreements, or special tax districts tied to water facilities.
Practical timing tips
- Expect some items, like ADWR determinations or infrastructure, to be in progress during pre-sales. Insist on dated, written commitments.
- Build protections into your contract so your deposit and timeline are safeguarded if water-related milestones slip.
Costs and lifestyle to budget for
Water can influence both your closing costs and your day-to-day living. Many providers use tiered water rates that increase as usage rises. One-time costs can include impact and connection fees, and in some cases special assessments to fund new infrastructure.
Plan for community rules that promote water efficiency. New neighborhoods often favor desert-friendly plantings, efficient irrigation, and limited turf. If reclaimed water is used for common areas, ask how it affects irrigation schedules and whether it changes how you can water your private yard.
Common North Phoenix scenarios and what to do
Scenario A: Inside city limits with city water
- Action steps: Request a will-serve letter, confirm meter timing and any occupancy limits, and review the city’s current rate structure on the provider site: City of Phoenix Water Services
Scenario B: Community relying heavily on CAP water
- Action steps: Ask how much of the supply is CAP-based, review the provider’s shortage plan, and request written evidence of storage or alternative sources. For context on regional planning, review the Central Arizona Project.
Scenario C: Reclaimed water used for landscaping
- Action steps: Confirm whether reclaimed water irrigates common areas or private lots, whether separate meters are used, and any limits on potable water for landscapes.
Scenario D: Private wells in the Phoenix AMA
- Action steps: New subdivisions on private wells are rare and tightly regulated. Consult ADWR resources and your lender early if a private well is proposed: ADWR programs and maps
Your next steps
If you’re comparing builders in 85024, line up the documents above before you sign. Review the provider’s will-serve letter, read any ADWR materials available, and understand the mix of supplies behind your future tap. Confirm how potential CAP shortages would be managed and how fees, meters, and HOA rules affect your monthly costs and lifestyle.
For discreet, contract-focused support from search to closing, connect with Allison Cahill. You will get a clear plan, rigorous document review, and a calm, concierge experience tailored to your move.
FAQs
What does Arizona’s Assured Water Supply mean for new builds?
- It is ADWR’s system for confirming a long-term, reliable water supply for new subdivisions, commonly described as a 100-year standard, which local approvals and lenders rely on.
How do I verify if my 85024 lot is in the Phoenix AMA?
- Use ADWR’s online resources and maps to confirm AMA boundaries and review program details: visit the ADWR website and navigate to mapping tools and AMA pages.
What is a will-serve letter and why does it matter?
- It is a written commitment from the retail water provider to serve your specific lot, including capacity and conditions, and it is essential for connection and financing.
How do CAP shortages affect North Phoenix homeowners?
- Providers that rely on CAP plan for reductions using stored groundwater, reclaimed water, or purchased supplies, and they publish contingency measures for residential customers.
Which documents should I request before signing a contract?
- Ask for the ADWR determination or CAWS, the provider will-serve letter, fee schedules, infrastructure timelines, HOA water rules, and the provider’s shortage plan.
