Arizona Rental Laws

Written on February 8, 2014 by , updated on April 10, 2019

Flag of ArizonaThis article summarizes some key Arizona Landlord-Tenant laws applicable to residential rental units.

We’ve used the Official State Statutes and other online sources cited below to research this information and it should provide an excellent starting point to learn about the law.

With that said, our summary is not intended to be exhaustive or a substitute for qualified legal advice. Laws and statutes are always subject to change, and may even vary from county to county or city to city.

You are responsible for performing your own research and complying with all laws applicable to your unique situation.

If you have legal questions or concerns, we recommend consulting with the appropriate government agencies and/or a qualified lawyer in your area. Your local or state bar association may have a referral service that can help you find a lawyer with experience in landlord-tenant law.

Official Rules and Regulations

Security Deposit:

  • Security Deposit Maximum: Landlords cannot demand more than one and one-half month’s rent for a deposit and/or any prepaid rent. This does not prohibit a tenant from voluntarily paying more than one and one-half month’s rent in advance. (Ariz. Rev. Stat. Ann. §§ 33-1321(A))
  • Security Deposit Interest: No Statute
  • Nonrefundable Fees: Allowed, but the fee must be stated in the written lease agreement. (Ariz. Rev. Stat. Ann. §§ 33-1321(B))
  • Separate Security Deposit Bank Account: No Statute
  • Pet Deposits and Additional Fees: Yes, but the total deposit must not exceed the limit of one and one-half month’s rent. (Ariz. Rev. Stat. Ann. §§ 33-1321(A))
  • Deadline for Returning Security Deposit: 14 days, excluding weekend days and legal holidays (Ariz. Rev. Stat. Ann. §§ 33-1321(D))
  • Require Written Description / Itemized List of Damages and Charges: Yes. The list must be sent along with the security deposited the tenant is owed, via first-class mail. (Ariz. Rev. Stat. Ann. §§ 33-1321(D))
  • Record Keeping of Deposit Withholdings: No Statute
  • Receipt of Deposit: No Statute
  • Failure to Comply: If the landlord fails to comply with Ariz. Rev. Stat. Ann. §§ 33-1321(D), the tenant may recover the property and money due together with damages in an amount equal to twice the amount wrongfully withheld. (Ariz. Rev. Stat. Ann. §§ 33-1321(E))

Lease, Rent & Fees:

  • When Rent Is Due: Rent is payable without demand or notice at the time and place agreed upon by the parties. Unless otherwise determined, rent is payable at the dwelling unit. Periodic rent is payable at the beginning of any term of one month or less and otherwise in monthly installments at the beginning of the month. Rent shall be uniformly apportionable from day-to-day unless an alternative arrangement is made. (Ariz. Rev. Stat. Ann. §§ 33-1314(C))
  • Rent Increase Notice: No Statute
  • Rent Grace Period: No statute for residential dwellings. Five days for manufactured homes (Ariz. Rev. Stat. Ann. §§ 33-1414(A4))
  • Late Fees: No statute for residential dwellings. Late fees for manufactured homes must not to exceed five dollars per day. (Ariz. Rev. Stat. Ann. §§ 33-1414(C))
  • Prepaid Rent: Landlord cannot demand more than one and one-half month’s rent for the total deposit and any prepaid rent combined. This does not prohibit a tenant from voluntarily paying more than one and one-half month’s rent in advance (see “security deposit maximum,” above). (Ariz. Rev. Stat. Ann. §§ 33-1321(A))
  • Returned Check Fees: No Statute
  • Tenant Allowed to Withhold Rent for Failure to Provide Essential Services (Water, Heat, etc.): Yes (Ariz. Rev. Stat. Ann. §§ 33-1364)
  • Tenant Allowed to Repair and Deduct Rent: Yes, but only with proper notice, and a 10 day waiting period for non-emergencies. Withheld rent must not be more than $300 or one-half of the monthly rent, whichever is greater. (Ariz. Rev. Stat. Ann. §§ 33-1363)
  • Landlord Allowed to Recover Court and Attorney Fees: Yes (Ariz. Rev. Stat. Ann. §§ 12-341.01)
  • Landlord Must Make a Reasonable Attempt to Mitigate Damages to Lessee, including an Attempt to Rerent: Yes (Ariz. Rev. Stat. Ann. §§ 33-1370(C))

Notices and Entry:

  • Notice to Terminate Tenancy – Fixed End Date in Lease: No notice is needed as the lease simply expires.
  • Notice to Terminate Tenancy – Month-to-Month Lease: 30 days or more from lease expiration. (Ariz. Rev. Stat. Ann. §§ 33-1375(B))
  • Notice to Terminate Tenancy – Week-to-Week Lease: At lease 10 days from lease expiration. (Ariz. Rev. Stat. Ann. §§ 33-1375(A))
  • Tenant Holdover: If the tenant remains in possession without the landlord’s consent after the rental agreement expires or is terminated, the landlord may bring an action for possession. If the tenant’s holdover is willful and not in good faith the landlord, in addition, may recover an amount equal to not more than two months’ rent or twice the actual damages sustained by the landlord, whichever is greater. (Ariz. Rev. Stat. Ann. §§ 33-1375(C))
  • Notice of Date/Time of Move-Out Inspection: Upon the tenant’s request, the landlord must perform a joint move-out inspection. If the tenant is being evicted for a material and irreparable breach and the landlord has reasonable cause to fear violence or intimidation from the tenant, the landlord has no obligation to conduct the joint move-out inspection. The landlord must provide a written notification to the tenant that the tenant may be present at the move-out inspection. (Ariz. Rev. Stat. Ann. §§ 33-1321(C))
  • Lease Terminations / Notices to Quit:
    • Lease Termination for Nonpayment: 5 days to remedy or quit (Ariz. Rev. Stat. Ann. §§ 33-1368(B))
    • Termination for Lease Violation: 10 days to remedy or quit, but only 5 days notice is required for noncompliance by the tenant, if the tenant’s breach affects health and safety. (Ariz. Rev. Stat. Ann. §§ 33-1368(A) and 33-1314)
    • Termination of Lease for Falsification of Information: 10 days notice is required if the tenant falsified a criminal record, previous eviction record, or current criminal activity. (Ariz. Rev. Stat. Ann. §§ 33-1368(A2))
    • Immediate Lease Termination: Allowed, if tenant is responsible for illegal discharge of a weapon, homicide (see Sections 13-1102 through 13-1105), prostitution (see Section 13-3211), criminal street gang activity (see Section 13-105), activity as prohibited in Section 13-2308, the unlawful manufacturing, selling, transferring, possessing, using or storing of a controlled substance (see Section 13-3451), threatening or intimidating (see Section 13-1202), assault (see Section 13-1203), acts that have been found to constitute a nuisance (see Section 12-991), or a breach of the lease agreement that jeopardizes the health, safety and welfare of the landlord, the landlord’s agent or another tenant or involves imminent or actual serious property damage. (Ariz. Rev. Stat. Ann. §§ 33-1368(A2))
  • Required Notice before Entry: Two days (Ariz. Rev. Stat. Ann. §§ 33-1343(D))
  • Entry Allowed with Notice for Maintenance and Repairs (non-emergency): Yes (Ariz. Rev. Stat. Ann. §§ 33-1343(A))
  • Entry Allowed with Notice for Showings: Yes (Ariz. Rev. Stat. Ann. §§ 33-1343(A))
  • Emergency Entry Allowed without Notice: Yes (Ariz. Rev. Stat. Ann. §§ 33-1343(C))
  • Entry Allowed During Tenant’s Extended Absence: No Statute (Ariz. Rev. Stat. Ann. §§ 33-1343)
  • Notice to Tenants for Pesticide Use: No Statute
  • Lockouts Allowed: No
  • Utility Shut-offs Allowed: No. If the landlord fails to comply, the tenant may recover an amount not more than two months’ periodic rent or twice the actual damages sustained by him, whichever is greater. If tenant terminates the lease, landlord is required to return the entire security deposit. (Ariz. Rev. Stat. Ann. §§ 33-1367)

Disclosures and Miscellaneous Notes:

  • Landlord Responsibilities: Landlord must maintain the rental unit so that it is fit and habitable. (Ariz. Rev. Stat. Ann. §§ 33-1324)
  • Tenant Responsibilities: Tenant must maintain a fit and habitable premise and is prohibited from intentionally or negligently damaging or removing any part of the premise (Ariz. Rev. Stat. Ann. §§ 33-1341).
  • Recording of Rental Property: An owner of residential rental property shall register the property with the assessor in the county where the property is located. (Ariz. Rev. Stat. Ann. §§ 33-1902)
  • Name and Addresses: Landlord must disclose the name and address of the property owner and anyone authorized to manage the property. (Ariz. Rev. Stat. Ann. §§ 33-1322)
  • Disclosure of the Landlord and Tenant Act: Before or at the beginning of the tenancy, the landlord shall inform the tenant in writing that the Arizona Residential Landlord and Tenant Act is available on the Arizona Department of Housing’s website. (Ariz. Rev. Stat. Ann. §§ 33-1322)
  • Move-In Documents: The landlord shall provide the tenant with a copy of a signed lease, a move-in form for specifying any existing damages to the dwelling unit and written notification to the tenant that the tenant may be present at the move-out inspection. (Ariz. Rev. Stat. Ann. §§ 33-1321(C))
  • Bedbugs: The landlord shall provide bedbug educational materials to existing and new tenants. If the landlord knows that a rental unit has a bedbug infestation, the landlord shall not enter into any lease agreement with a tenant. (see Ariz. Rev. Stat. Ann. §§ 33-1319 for more information).
  • Domestic Violence Situations:
  • Assumption of Retaliation: Landlord must not terminate or refuse to renew a lease, or reduce services, to a tenant who has filed an official complaint to a Government Authority or has been involved in a tenant’s organization in the previous six months. (Ariz. Rev. Stat. Ann. §§ 33-1381)
  • Tenant’s Personal Property:
    • The landlord shall hold the tenant’s personal property for a period of 10 days after the landlord’s written declaration of abandonment. The landlord shall use reasonable care in holding the tenant’s personal property. Then, the landlord may sell the property to pay an outstanding debts. Any excess proceeds shall be mailed to the tenant at the tenant’s last known address. (Ariz. Rev. Stat. Ann. §§ 33-1370(E))
    • Landlord must keep records of the sale for twelve months. (Ariz. Rev. Stat. Ann. §§ 33-1370(F))

Court Related:

Business Licenses:

  • Business License Required: No statewide statute, but local cities and counties may have regulations and requirements. An owner of residential rental property is required to register the property with the assessor in the county where the property is located. (Ariz. Rev. Stat. Ann. §§ 33-1902)

State agencies & regulatory bodies

Housing Authorities

Realtor & Landlord and Tenant Associations

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668 CommentsLeave a Comment

  • Marie

    My boyfriend and I moved into a rental home managed by the owner 7 years ago. We asked upon first viewing the home if it was necessary to have me on the lease and the landlord said it was as not. The relationship between us and the landlord has recently becomes strained do to a lack of communication and now they are threatening to have me removed in 48 hours by the Sheriff because I voiced my views on their behavior. Do I have any rights if this occurs? If I have large amounts of proof that they knowingly excepted me as a resident over the last 7 years. Does this help or even matter? We never signed a new lease after the first expired so we have been month to month over the last six years.

    • shann

      they legally have to give you a 30 day notice to vacate
      anytime past 2 weeks, they legally have to do a regular eviction then court.
      so yes, you have 30 days

    • Anonymous

      Legally they have to issue a 10 day notice of non compliance with the opportunity to remedy the situation. If the situation is not remedied then eviction process can be started. That would be your change to argue the eviction. Now he can choose to not renew the mtm but has to give you 30 days notice of no. Renewal even with a my. I would also refer to your original lease and read the fine print..

  • Roxy

    A friend moved into a manufactured type home sent rent walmart to walmart to a person only to find out the owner hadn’t received a dime of it. They have copies of everything so fixed that. The AC is constantly frozen there’s mold, the floor is giving way in several places throughout the house. There’s a baby on the way, 2 little children 2 adults n their dog. Tenants spent 100’s of $ to clean up and make livable. It’s an unsafe living environment for all of them. What can they do? Landlord has told them “she doesn’t care about their kids” they need to move to a safe liveable environment. The landlord has threatened to kick them out more than once, continues to not fix anything or take less rent for what’s been put into the home already

  • Steve

    ARS 33-1376 B Allows for injunctive and monetary damages for abuse of access. I can see injunctive relief, but how do you attach a monetary value on what seems to be an invasion of your privacy. How much would you ask for and how would you substantiate that amount. Just trying to understand. I’m new to this legal stuff.

    • Denise

      My son had to move out of state due to loss of job. Lease required 60 days notice. He is willing to pay that amount to keep credit rating from plummeting, but apt management would not accept keys back before the very last day of that second month. Is this legal? Don’t care if they rent it again as soon as they can; just feel uncomfortable with no one living there to oversee things.

  • Renee

    My tenant recently abandoned the property after nonpayment- I had them text me that they were out b4 I changed the locks- they left all their keys on the premises. From what I understand I have 14 business days to mail them their account of deposit. Is that from the date I accessed the house? Normally I go by when the tenant hands over their keys but they didn’t tell anyone they were moving and claimed to have left all keys in the house so I had to get a locksmith to gain entry…also they left a tv and desk in the garage. I asked if they wanted to pick them or should I dispose. The response was ‘I don’t need them I have no way’ and then something nasty, am I required to store these items?

  • Michael

    I have been in this house for over 2 yrs. The lease expired after one year. The landlord agreed to go month to month. My pets died and I replaced them. The lease does not have any restrictions for adding or replacing pets. My landlord says now the pet section is null and void and we have to sign an amendment to the lease. Can he do this or is he bound by the lease. Can he evict us if we refused to sign it. Can he force us to sign a new lease.

  • Brittany

    I gave landlords more than a 30 day notice that I was moving due to work. We are moving end of July and end of Aug my lease is up. First question, They are stating that even after the walk through 7/28, that I need to maintain the house and keep utilities on through the end of the lease or until someone moves in which ever first. I understand the utilities but am I still responsible for the maintenance of the house if I will not be living there and have turned keys in?
    Second question, they state that they will give me back my security deposit (subject to condition) 14 days after after the lease is up or someone else moves in NOT 14 days after the walk through. However I still paid Aug rent and don’t think this is legal?

  • Andrea

    I was helping a homeless girl stay in my apartment. She started acting weird and i had to put her out she is not on the least but she is threaten to sue for unlawful eviction. What can I do

  • Marie Merrifield

    Can the apartment complex add a fee to your lease for renters insurance irregardless that you have your own coverage? Office stated that they cannot remove the fee from the lease, but the first lease that was wrong did not have this fee. I have always gotten my own policy as I get a discount on the auto insurance, I don’t want their policy. Isn’t this illegal?

  • Tamika

    My family came out of town to visit has only been here two days and my landlord is trying to evict me is that legal in the state of Tucson Arizona

  • Sheri Smith

    What is the recourse when a landlord does not allow tenant an opportunity to do a final walk thru with them and then mails deposit with deductions taken which the tenant does not agree with?

    • Suzanne Cornejo-Lopez

      We’re in the same position. Further the landlord continues to sue us a month at a time starting failure to pay rent and excessive damage to property all in hopes that v we don’t have a receipt for “1” if those months!

  • jaki

    our lease was up sept 1, 2017 we were evicted/ asked to leave due to contractors coming in and out doing renovations etc on her house.. we were told onJuly 1st to be out by end of the month due to owner doing remodeling and wanting to sale – put on the market asap. (our lease was up Aug 31st) we moved out but were absolutely shocked at having to go rent a house that we would not of rented if we had more time, lost working hours due to having to pack and move so quickly, got very ill from the stress and had to be hospitalized … no deposit returned to us shes trying to charge us for carpet remodel after the insurance is paying her for the carpet replacement due to flood in May. anyone??

  • lanell

    last month on the first 1 went and go my money order and meant to turn it in but honestly it slipped my mind when I got home due to be distracted. once I remembered it was the 4th and they hit me with a late fee. I told her that the date on the money order is the first and I should not still be charged a late fee. Im still new to az and still learning the rules and would like to know if they could still charge me a late fee and where can I look it up to show them proof. Thank you for uor help in advance.

  • Patricia

    I need help.
    What are the AZ laws on renting an “ as is” condo. My husband was shown a condo where he was told that the condo was being rented “as is” which he “agreed” since we needed the condo. Due to time constraints, I was unable to see it until after we signed the lease. When I did, the condo is disgustingly dirty and the plumbing under the kitchen sink looks like it’s rotting. We just signed lease last night and now they’re saying that we saw it before the lease and we agreed to renting it “as is”

  • Bruce Keene

    If I sell my rental prior to a lease agreement terminating how does that obligate the owner?

    • Susan Higgins

      we rent a manufactured home. our renter decided to move out after 2 months of a 12 month lease. Are we required to give her her deposit back? She feels we should and we are unsure as she broke the lease.
      We have re-rented it within 2 weeks.

      • Melody

        8 months ago, I moved into a duplex that was supposed to be subleased to me. Then I went to the owner’s place with the tenant and they had me sign a lease with the owner. The tenant and I never had a sublease agreement. The guy is back now, a month late. He says he has a signed lease with the owner, and is making me miserable. Aren’t I the tenant and can make him leave?
        I haven’t paid the rent this month, I feel like I am being bullied. I am now the tenant-at-will. So what is he? A trespasser? Please help quickly!

  • amber

    I just moved into a home day 2 of renting the property the owners just walk in without notice woke up my uncle that was sleeping. And when I say just walked in I mean just walked in. it’s my understanding that they can not do that. they have shown up several times to question my son and his friends that were moving me into the house. the owners have even shown up at my place of employment, they have even been to my daughter’s work and questioned her coworkers. the last several nights they have pulled and told us not to park in the rocks when we are unloading the truck. they even sat at the neighbor’s house and watched us unload the truck. would love to get out of this lease

  • Heather

    I received a 30 day notice Nov 27 giving me until Dec 31 to be out but I pay my rent on the 3rd so shouldn’t we be given until the 2nd to be out.
    I should also say we are current on rent and not late we have lived here for 13 years the property came under new management about a year ago.

  • Diana M Coonce

    My sister leases the lot and is purchasing the trailer. Last week she received notice in her monthly invoice for her lease and purchase, that her taxes were due by January 5, 2018. The manager did not give her notice of the additional fee and because she could only pay $50 of the $97.50 he is charging her a $25 late fee on the taxes. Can he do this without notice? If notice is required, how many days would it be? She is on disability and is on a very tight budget and asking for $97.50 without notice was next to impossible. Thank you.

  • Scott

    We have rented the same home for 4 years, in the 2nd year, 1 of our kids turned 18, and in the 4th year the other turned 18, now management company is forcing us to add both kids to the lease and pay a $50 fee for each (application fee). The kids were listed on the lease at the original lease signing. The Property managers claim is the kids have become tenants after being guests upon turning 18. Both are dependents and still in school, neither pay rent of any kind. Is this correct, or are they just trying to make some money? They have also issued a 10 day notice, saying if we don’t comply they will evict us.

  • cindy

    my friend was renting me a room…..i payed her 250 the first month and the second month i was only able to give her 150 and shes charging me 150 more i told her i was going to pay her as soon as i had money she said i had until the end of the month to pay her the rest and that i had to move out i ended up moving 2 days before the first but i left most of my belongings there i txt her and ask her when was a good time to pick up my stuff she said that if i wanted to get my stuff back that i needed to pay her the money or else she was going to throw it in the trash i dont know what to do help i live in arizona also i dont have any written agreement but i have proof that i lived there

  • Crystal

    We have tenants that’s lease expires Feb 1. They sent us a text and said they would pay February rent and be out the end of February. They then ended up moving out the last week of January and was out by Feb 1st. They did not provide a 30 day notice and we did not try to find new tenents due to them saying they were staying. My question is are we still entitled to the Feb rent since they said they were staying then didn’t and didn’t give a 30 day notice of not renewing their lease?

  • Brett

    Are landlords required to replace carpet/flooring in an apartment after it has been vacated by the previous occupant and prior to being occupied by new tenants? Is there a documented requirement to cleaning/maintenance of an apartment prior to being rented? If so, is there a law to reference (or revised statute)?

  • Tonya

    I have a renter who lease is up and I decided not to renew the lease because she is rarely on time with the rent and when she is on time the check rarely clears. I am giving her 60 days to vacate, mainly because it is more convenient for me. She is claiming that because her mother is “disabled” I have to give her 90 days. Is this true? I can’t find anything to support this claim.


  • Marvin

    So. Back in December of 2017 I signed a contract for another year. They ended up sending out a addendum to have renters insurance. Which in its Self is not bad. But when I paid my rent in January. They did not add the fee of 35 dollars. When I come in on feb 2nd they charged me for not having it in January. And said I will have to pay for February at the beginning of March. I ended up getting renters insurance on the 15th of February and they won’t budge.

    So I look at my contract. And it states no where that I signed to have renters insurance. When I renewed my lease. It was not part of the lease. But then they sent out a addendum. Am I still responsible of complying. Even though they added it later after I already renewed my lease?

  • Tom Stoker

    I am currently on a month-to-month lease after completing a one year lease. I went in the leasing office today to pay the rent in a timely fashion but the manager refused to accept the rent payment because she is trying to bill me for electrician’s service because I complained to the building department of non-compliant electrical service.

    Can they refuse to accept payment?

  • Julie Tyson

    My daughter recently moved to Phoenix. Her complex is gated but has been kept open at night for pedestrians. Last night she was woken up by gun shots which hit her bedroom window. Police were called. She’s afraid to sleep there now. Can she break her lease due to this and not get penalized? I was reading Ariz. Rev. Stat. Ann. § 33-1363 to -1365 but that only applies in domestic abuse cases.

    Thank you.

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