AZ HB2116

Amends Arizona Revised Statutes Section 12-552 to establish an 8-year statute of limitations for contract-based actions against developers and construction professionals after substantial completion of real property improvements.

Extends the statute of limitations to 9 years for actions involving latent defects discovered during the eighth year after substantial completion, allowing one additional year to bring claims after discovery.

Adds a new 8-year limitation period for municipalities and counties to bring actions against developers based on municipal/county codes, ordinances, or permit requirements for improvements dedicated to the municipality or county, measured from final completion.

Clarifies that the limitations apply to actions based on implied warranties (habitability, fitness, workmanship) but do not apply to personal injury, death claims, or express written warranties.

Defines "substantial completion" as occurring when the improvement is first used, first available for use after completion per contract, or receives final inspection approval from the issuing governmental body.