Arizona Landlord-Tenant Laws Explained

Arizona's Residential Landlord and Tenant Act (A.R.S. § 33-1301 to 33-1381) provides the framework for rental relationships in the Grand Canyon State. While often considered landlord-friendly, Arizona law still provides meaningful protections for tenants.

This guide covers Arizona's security deposit rules, repair rights, eviction procedures, and how to recover money when your landlord doesn't follow the law.

Security Deposits in Arizona

Deposit Limits

Arizona limits security deposits to one and one-half months' rent. This includes:

• Security deposit
• Pet deposits
• Cleaning deposits
• Any other refundable deposits

Return Deadline

Landlords must return the deposit within 14 business days of:

• Termination of the lease, AND
• Delivery of possession, AND
• Receipt of your forwarding address

Itemization Requirements

If any deductions are made, the landlord must provide:

• Written itemized list of damages
• Cost of repairs for each item
• Remaining deposit balance

Wrongful Withholding

If a landlord wrongfully withholds your deposit, you can recover:

• The amount wrongfully withheld
• Up to twice that amount as damages

Arizona Repair Laws

Landlord Obligations

Arizona landlords must maintain:

• All building systems in good repair
• Plumbing, heating, and electrical systems
• Air conditioning (unique to Arizona)
• Common areas safe and clean
• Pest control (except for tenant-caused infestations)
• Smoke detectors and carbon monoxide detectors

Air Conditioning

Given Arizona's extreme heat, air conditioning is considered essential. If AC fails and the landlord doesn't repair it promptly, you may have grounds to:

• Terminate the lease
• Repair and deduct from rent
• Seek damages

The Repair Process

1. Give written notice of the problem
2. Allow reasonable time for repair (usually 10 days for non-emergencies)
3. For emergencies affecting health/safety, landlord must act promptly
4. If not repaired, send notice of intent to terminate or remedy

Breaking a Lease

Early Termination Rights

Arizona allows lease termination without penalty for:

• Military deployment: Active duty servicemembers
• Domestic violence: Victims with proper documentation
• Uninhabitable conditions: After proper notice
• Landlord harassment: Repeated violations

Landlord's Duty to Mitigate

If you break your lease, the landlord must make reasonable efforts to re-rent the unit. They cannot just leave it empty and charge you rent.

Eviction Process

Arizona has a fast eviction process, but landlords must follow the rules:

For Non-Payment

• 5-day notice to pay or quit
• If unpaid, landlord files court action
• Hearing typically within 3-6 days
• If judgment for landlord, 5-day writ of restitution

For Lease Violations

• 10-day notice for curable violations (with 10 days to cure)
• Immediate notice for serious violations

Arizona Small Claims Court

• Limit: $3,500
• Filing fee: $18-$57
• Where to file: Justice Court in the precinct where property is located
• Hearing: Usually scheduled within 30-60 days of filing
• Attorneys: Not allowed in small claims

For security deposit disputes over $3,500, you'll need to file in Justice Court (up to $10,000) or Superior Court.

Filing Tips for Arizona Courts

• Bring your lease, move-in/move-out photos, and all correspondence with the landlord
• Calculate your damages: deposit amount + potential 2x penalty for wrongful withholding
• Serve the landlord through the court's service options or certified mail
• Arrive early to your hearing and dress professionally

Move-Out Best Practices

1. Give proper notice: Check your lease for requirements (usually 30 days)
2. Document everything: Photos and video of entire unit
3. Request walk-through: Arizona landlords must do a move-out inspection if requested
4. Clean thoroughly: Return unit in same condition as received
5. Submit forwarding address: In writing, certified mail
6. Track the 14 days: Mark your calendar

Common Illegal Deductions

Arizona landlords cannot deduct for:

• Normal wear and tear
• Pre-existing damage (document at move-in!)
• Carpet cleaning if carpet was dirty at move-in
• Repainting if walls weren't damaged
• Replacing items past their useful life

Arizona Tenant Resources

These official Arizona agencies and resources can help with landlord-tenant disputes:

• Arizona Department of Housing: Official landlord-tenant information and resources
• Arizona Courts Self-Service Center: Court forms for tenant disputes and small claims
• Arizona Attorney General - Consumer: File complaints about deceptive practices
• Community Legal Services: Free legal aid for low-income Arizona residents

Frequently Asked Questions

What is the deadline for returning my security deposit in Arizona?

Arizona landlords have 14 business days to return your security deposit after: (1) the lease terminates, (2) you return possession of the property, and (3) you provide a forwarding address in writing. Note that it's 14 business days, not calendar days, so weekends and holidays don't count. If the landlord fails to return the deposit or provide an itemized deduction list within this timeframe, you may be entitled to recover up to twice the amount wrongfully withheld.

Can my Arizona landlord charge for normal wear and tear?

No. Arizona law explicitly prohibits landlords from deducting for normal wear and tear. This includes minor scuffs on walls, worn carpet in traffic areas, faded paint, small nail holes from hanging pictures, and minor cleaning. However, damage beyond normal wear - like stains, holes, burns, or broken fixtures - can be deducted. The burden is on the landlord to prove the damage exceeds normal wear.

What can I do if my air conditioning breaks in the Arizona summer?

Given Arizona's extreme heat, air conditioning failure is treated as an emergency affecting health and safety. Give the landlord immediate written notice. If they don't respond promptly (same day for extreme heat), you may have the right to: (1) have the AC repaired yourself and deduct the reasonable cost from rent, (2) terminate the lease, or (3) recover damages. Document everything, including temperatures inside the unit.

How much can an Arizona landlord charge for a security deposit?

Arizona limits security deposits to one and one-half months' rent. This total includes all refundable deposits - security deposit, pet deposit, cleaning deposit, and any other deposit by any name. Nonrefundable fees (like pet fees) are not included in this limit, but the landlord must clearly label them as nonrefundable in the lease.

How fast can I be evicted in Arizona for not paying rent?

Arizona has a fast eviction process for non-payment. The landlord must give 5 days' written notice to pay or vacate. If you don't pay within 5 days, they can file for eviction. The court hearing is typically set within 3-6 days of filing. If the landlord wins, you have 5 days before the constable can enforce the eviction. Total time from notice to lockout can be as little as 2-3 weeks.

Does Arizona require landlords to provide an itemized list of deposit deductions?

Yes. If the landlord withholds any portion of your deposit, they must provide a written itemized statement listing each deduction and its cost. This must be sent within the 14 business day deadline along with any remaining deposit balance. Failure to provide proper itemization can result in the landlord forfeiting the right to withhold any of the deposit.