Arizona Landlord-Tenant Law Guide

Security deposits

Maximum amount

1½ months’ rent maximum, counting any prepaid rent, however the money is labeled (A.R.S. §33-1321(A)). A tenant may still choose to prepay more rent. The purpose of every nonrefundable fee or deposit must be stated in writing, and any fee or deposit not designated nonrefundable is refundable (§33-1321(B)).

Return deadline

14 days, excluding Saturdays, Sundays and legal holidays, after the tenancy ends, the tenant returns possession and the tenant demands the deposit (§33-1321(D)). Unless the tenant arranges otherwise in writing, the itemized list and any refund go by first-class mail to the tenant’s last known address.

Itemized deduction requirements

The landlord must send an itemized list of all deductions with the amount owed to the tenant. Deductions may cover unpaid rent, charges in the signed lease and damage, subject to the landlord’s duty to mitigate. If the tenant does not dispute the list within 60 days after it is mailed, it becomes final. A landlord who fails to comply can owe the amount due plus damages of twice the amount wrongfully withheld (§33-1321(D)–(E)). At move-in the landlord must give the tenant a move-in form for noting existing damage and written notice that the tenant may attend the move-out inspection (§33-1321(C)).

Notice requirements

Entry notice

At least 2 days’ notice, and entry only at reasonable times (A.R.S. §33-1343(D)). No notice is needed in an emergency or where notice is impracticable. A tenant’s service or maintenance request counts as permission to enter for that purpose.

Lease termination notice

Month-to-month: written notice at least 30 days before the periodic rental date named in the notice. Week-to-week: written notice at least 10 days before the termination date (§33-1375). A tenant who willfully holds over in bad faith can owe up to 2 months’ rent or twice the actual damages, whichever is greater.

Rent increase notice

No statute sets a specific notice period for rent increases. For a month-to-month tenancy, giving written notice at least 30 days before the rental date the new rent starts matches the termination notice in §33-1375. During a fixed-term lease, rent can change only as the lease allows. A landlord may not raise rent in retaliation for a code or repair complaint (§33-1381).

Rent rules

Rent control

No rent control. State law preempts rent control by cities and towns, including charter cities (A.R.S. §33-1329). Housing owned, financed, insured or subsidized by a government agency is excluded. Separately, since January 1, 2025, cities and towns may not tax residential rent (§42-6004(H)), and landlords had to stop charging tenants the repealed city rental tax (S.B. 1131, 2023).

Late fee regulations

No statutory cap. A late fee must be reasonable and set out in a written rental agreement for the landlord to require it before reinstating the lease after a 5-day notice (§33-1368(B)). A judgment can include late charges stated in the rental agreement (§33-1377(F)).

Payment methods

No statute limits which payment methods a landlord may require. Rent is due at the time and place the parties agree. If they did not agree, it is payable at the unit at the start of each month (§33-1314(C)). A landlord does not have to accept partial rent. Accepting a partial payment without a signed, contemporaneous agreement that sets a due date for the balance can waive the right to evict for that nonpayment (§33-1371).

Eviction process

Notice to quit / cure period

5-day written notice to pay rent for nonpayment (calendar days) (A.R.S. §33-1368(B)). 10-day notice to cure for material lease violations; 5-day notice for violations that materially affect health and safety. Immediate written notice for a material and irreparable breach, such as violence, drug dealing or serious property damage (§33-1368(A)). A second violation of the same or a similar kind allows filing 10 days after notice, without a chance to cure.

Court filing

Special detainer action, usually filed in justice court (§33-1377). The trial date is 3–6 days from the summons, and the summons must be served at least 2 days before trial. For a material and irreparable breach, trial is held within 3 days of filing. A writ of restitution cannot issue until 5 calendar days after judgment (§12-1178(C)). Court records are sealed if the case is dismissed, the tenant wins, or both sides agree (§33-1379).

Estimated timeline

Approximately 2–4 weeks from the 5-day notice to a writ for uncontested nonpayment cases. Contested cases, continuances or appeals take longer.

Maintenance & habitability

Implied warranty of habitability

Yes, by statute. Landlords must comply with building codes that materially affect health and safety, keep the premises fit and habitable, and keep electrical, plumbing, sanitary, heating, ventilating and air-conditioning systems in good working order (A.R.S. §33-1324). They must supply running water, reasonable hot water and heat, and reasonable cooling where air conditioning is installed and offered.

Repair response requirements

After written notice from the tenant, the landlord has 10 days to fix a material breach, or 5 days if the problem materially affects health and safety (§33-1361). For minor defects, the landlord has 10 days after written notice before the tenant may use self-help, or less in an emergency (§33-1363).

Tenant remedies

Terminate the lease if the landlord does not fix the problem within the notice period, and recover damages or an injunction (§33-1361). Repair minor defects through a licensed contractor and deduct the cost, up to $300 or ½ month’s rent, whichever is greater (§33-1363). If the landlord fails to supply water, heat, cooling or other essential services, the tenant may buy them and deduct the cost, recover damages, or move to substitute housing and stop paying rent for that period (§33-1364). Retaliation within 6 months of a complaint is presumed (§33-1381).

Lease requirements

Required disclosures

• Lead-based paint disclosure (pre-1978 buildings)
• Name and address of the property manager and of the owner or owner’s agent, in writing at or before move-in (A.R.S. §33-1322(A))
• Written notice that the Arizona Residential Landlord and Tenant Act is available on the Arizona Department of Housing’s website (§33-1322(B))
• Signed copy of the lease, a move-in form for existing damage, and written notice that the tenant may attend the move-out inspection (§33-1321(C))
• Written statement of the purpose of any nonrefundable fee or deposit (§33-1321(B))
• Pool safety notice approved by the Arizona Department of Health Services, for homes with a pool (§36-1681(E))
• Bed bug educational materials for new and existing tenants (§33-1319; does not apply to single-family homes)

Lease term requirements

No statutory limit on lease length. Leases longer than 1 year must be in writing (A.R.S. §44-101). Without a fixed term, a tenancy is month-to-month, or week-to-week for a roomer who pays weekly (§33-1314(D)). Tenants who are victims of domestic violence or sexual assault may end a lease early with written notice and a protective order or police report (§33-1318).

Required clauses

A lease may not waive tenant rights under the Act, make the tenant pay the landlord’s attorney fees (a prevailing-party clause is allowed), limit the landlord’s legal liability, or penalize a tenant for calling police or emergency help (§33-1315). A landlord who knowingly uses a prohibited term can owe actual damages plus up to 2 months’ rent. Owners must also register each rental property with the county assessor and update it within 10 days of any change (§33-1902).

Landlord laws in other states

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