Arizona Landlord-Tenant Laws: Rights and Duties for Both Sides

The Arizona Residential Landlord and Tenant Act sets most rules for homes and apartments, from two days of notice before entry to repair remedies and a ban on retaliation. Tenants must be told the act is available online.

Arizona landlord-tenant rights at a glance

Rule	Arizona	Law
Notice before entry	The landlord must give at least two days of notice and enter at reasonable times, except in an emergency; a tenant's repair request counts as permission to enter for that repair.	A.R.S. section 33-1343
Tenant repair remedies	If the landlord fails to fix a material problem after written notice, the tenant may end the lease after 10 days, or 5 days for health and safety issues, and smaller defects can be repaired and deducted under set limits.	A.R.S. sections 33-1361 and 33-1363
Retaliation protection	A landlord may not raise rent, cut services or threaten eviction because a tenant complained to a government agency or the landlord or joined a tenant group, and a landlord action within six months is presumed retaliatory.	A.R.S. section 33-1381
Late fees	Only a reasonable late fee written into the rental agreement can be collected.	A.R.S. section 33-1368
Deadline to return the deposit	Within 14 days, not counting weekends and legal holidays, after the tenancy ends, possession is returned and the tenant asks for it, the landlord must send the refund and an itemized list of deductions. The 14 days are business days.	A.R.S. section 33-1321

Repairs and habitability

Every residential tenancy comes with a duty to keep the home safe and livable. Put repair requests in writing and keep a dated record of each step.

Tenant repair remedies. If the landlord fails to fix a material problem after written notice, the tenant may end the lease after 10 days, or 5 days for health and safety issues, and smaller defects can be repaired and deducted under set limits. (A.R.S. sections 33-1361 and 33-1363)

Entry and privacy

Notice before entry. The landlord must give at least two days of notice and enter at reasonable times, except in an emergency; a tenant's repair request counts as permission to enter for that repair. (A.R.S. section 33-1343)

Retaliation

Retaliation protection. A landlord may not raise rent, cut services or threaten eviction because a tenant complained to a government agency or the landlord or joined a tenant group, and a landlord action within six months is presumed retaliatory. (A.R.S. section 33-1381)

Rent, late fees and grace periods

Late fees. Only a reasonable late fee written into the rental agreement can be collected. (A.R.S. section 33-1368)

Applications and screening

Federal fair housing law applies everywhere: apply the same written criteria to every applicant, and never screen on a protected characteristic.

We could not confirm a statewide rule here. Check your county court or a local attorney.

Disclosures to include with the lease

Disclosures are easiest to get right at lease signing. Other disclosures may also be required by your city or by the property itself, so check before you sign.

Required disclosures. Homes built before 1978 need the federal lead-based paint disclosure and the EPA pamphlet. (Residential Lead-Based Paint Hazard Reduction Act (42 U.S.C. 4852d))

Required disclosures. At move in, the landlord gives a signed copy of the lease, a move in form for listing existing damage and written notice that the tenant may attend the move out inspection. (A.R.S. section 33-1321)

Required disclosures. The landlord generally must disclose the names and addresses of the owner or manager, and tell the tenant that the landlord and tenant act is available on the Arizona Secretary of State's website. (Arizona Residential Landlord and Tenant Act)

Security deposits in brief

Deposit limit. A landlord may not require security, including prepaid rent, above one and a half months of rent, although a tenant may choose to prepay more. (A.R.S. section 33-1321)

Deadline to return the deposit. Within 14 days, not counting weekends and legal holidays, after the tenancy ends, possession is returned and the tenant asks for it, the landlord must send the refund and an itemized list of deductions. The 14 days are business days. (A.R.S. section 33-1321)

Mistakes to avoid

• Entering a unit without the notice the lease or the law requires.
• Letting a written repair request sit without a reply or a plan.
• Leaving required disclosures out of the lease packet.
• Applying screening criteria differently from one applicant to the next.
• Raising rent or ending a tenancy soon after a complaint without a documented, unrelated reason.