Arizona Landlord-Tenant Law
The rules for renting in Arizona — security deposits, eviction, ending a lease, repairs and rent — with the statute or official page behind every answer.
Quick answers for Arizona
- Security deposit limit
- One and one-half months' rent, counting all security however labeled, including prepaid rent. A tenant may still voluntarily prepay more rent. A.R.S. § 33-1321(A)
- Deposit return deadline
- Within 14 days, excluding Saturdays, Sundays, and legal holidays, after the tenancy ends, possession is delivered, and the tenant demands the deposit. A.R.S. § 33-1321(D)
- Notice for unpaid rent
- 5-day written notice of nonpayment stating that the landlord will terminate the rental agreement if rent is not paid within that time. Before an eviction is filed, paying all past-due rent plus a reasonable late fee set in a written lease reinstates the agreement. After filing, reinstatement also requires paying attorney fees and court costs. After judgment, reinstatement is at the landlord's discretion. A.R.S. § 33-1368(B)
- Ending a month-to-month lease
- Either party gives written notice at least 30 days before the periodic rental date named in the notice. Week-to-week tenancies need at least 10 days' written notice. A.R.S. § 33-1375(A)-(B)
- Landlord entry notice
- At least two days' notice, and entry only at reasonable times, except in an emergency or where notice is impracticable. A tenant's service or maintenance request counts as permission to enter to address that request without separate notice. A.R.S. § 33-1343
- Rent control / increase limits
- Local rent control is preempted. Cities, including charter cities, and towns have no power to control rents on private residential property. There is no statewide rent cap. A.R.S. § 33-1329
Last verified against official sources: 2026-10-22
Security Deposits in Arizona
| Security deposit limit | One and one-half months' rent, counting all security however labeled, including prepaid rent. A tenant may still voluntarily prepay more rent. The landlord must state the purpose of any nonrefundable fee or deposit in writing. Any fee or deposit not designated nonrefundable is refundable (§ 33-1321(B)). Source: A.R.S. § 33-1321(A) |
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| Deposit return deadline | Within 14 days, excluding Saturdays, Sundays, and legal holidays, after the tenancy ends, possession is delivered, and the tenant demands the deposit. The clock starts only after the tenant makes a demand. Unless the tenant arranges otherwise in writing, the list and refund go by first-class mail to the tenant's last known residence. Source: A.R.S. § 33-1321(D) |
| Itemized deductions | The landlord must provide an itemized list of all deductions together with any amount due to the tenant. Deductions may cover rent, charges specified in the signed lease (subject to the duty to mitigate), and damages from the tenant's noncompliance with § 33-1341. If the tenant does not dispute the deductions within 60 days after mailing, the list becomes final and further claims are waived. At move-in, the landlord must provide a move-in damage form and written notice that the tenant may attend the move-out inspection (§ 33-1321(C)). Source: A.R.S. § 33-1321(D) |
| Interest on deposits | No statute requires the landlord to pay interest on a security deposit. The deposit statute contains no interest requirement. Source: A.R.S. § 33-1321 |
| Penalty for withholding | If the landlord does not comply, the tenant may recover the property and money due plus damages equal to twice the amount wrongfully withheld. Source: A.R.S. § 33-1321(E) |
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Eviction in Arizona
| Notice for unpaid rent | 5-day written notice of nonpayment stating that the landlord will terminate the rental agreement if rent is not paid within that time. Before an eviction is filed, paying all past-due rent plus a reasonable late fee set in a written lease reinstates the agreement. After filing, reinstatement also requires paying attorney fees and court costs. After judgment, reinstatement is at the landlord's discretion. Mobile home space renters get 7 days under a separate act. Per the Arizona Supreme Court eviction timeline, the 5-day wait runs 5 to 10 days depending on how the notice is delivered. Source: A.R.S. § 33-1368(B) |
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| Notice for lease violations | 10-day notice to cure a material noncompliance with the rental agreement. 5-day notice to cure a noncompliance with § 33-1341 that materially affects health and safety. A repeat of the same or similar violation allows a special detainer action 10 days after written notice. A material and irreparable breach on the premises (for example, illegal weapon discharge, assault, threatening, drug dealing, or serious property damage) allows a notice of immediate termination. Material falsification of criminal or prior eviction records on the application cannot be cured. Source: A.R.S. § 33-1368(A) |
| Lockouts & utility shutoffs | If the landlord unlawfully removes or excludes the tenant, or willfully interrupts electric, gas, water, or other essential service, the tenant may recover possession or terminate the lease. In either case the tenant recovers the greater of up to two months' periodic rent or twice actual damages. A landlord may cut landlord-provided utilities only for needed repairs, or the day after a writ of restitution is executed (§ 33-1368(D)); the cut must be done by a person the utility authorizes. |
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Notice to Vacate in Arizona
| Ending a month-to-month lease | Either party gives written notice at least 30 days before the periodic rental date named in the notice. Week-to-week tenancies need at least 10 days' written notice. A willful, bad-faith holdover tenant may owe the greater of up to two months' periodic rent or twice actual damages (§ 33-1375(C)). Source: A.R.S. § 33-1375(A)-(B) |
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Landlord Entry in Arizona
| Landlord entry notice | At least two days' notice, and entry only at reasonable times, except in an emergency or where notice is impracticable. A tenant's service or maintenance request counts as permission to enter to address that request without separate notice. Otherwise the landlord may enter only by court order, under §§ 33-1369 and 33-1370, or if the tenant has abandoned or surrendered the premises. Source: A.R.S. § 33-1343 |
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Repairs & Habitability in Arizona
| Repair and deduct | Allowed for minor defects. The reasonable repair cost must be less than $300 or one-half of the monthly rent, whichever is greater. After written notice, if the landlord does not comply within 10 days (or sooner in an emergency), the tenant may have a licensed contractor do the work. The tenant then deducts the actual, reasonable cost from rent after giving the landlord an itemized statement and a lien waiver. For deliberate or negligent failure to supply water, gas, electricity, heat, air-conditioning or cooling, or other essential services, the tenant may give notice, buy the service, and deduct its cost from rent, or move to substitute housing with rent excused (§ 33-1364). Source: A.R.S. § 33-1363 |
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| Withholding rent | A tenant may not withhold rent for any reason not authorized by the Act. Authorized offsets are the § 33-1363 repair deduction and the § 33-1364 essential-service deductions or substitute housing. In a nonpayment eviction, the tenant may counterclaim for the landlord's noncompliance, and the court may order rent paid into court. |
| Retaliation protection | A landlord may not raise rent, decrease services, or bring or threaten an eviction after the tenant (1) complained to a building or housing code agency about a health or safety violation, (2) complained to the landlord about a § 33-1324 maintenance violation, (3) organized or joined a tenants' union, or (4) complained to a wage-price stabilization agency. A complaint within 6 months before the alleged retaliation creates a presumption of retaliation. The presumption does not arise if the complaint was made after notice of termination. The landlord may still evict for unpaid rent or for code violations the tenant caused. Remedies are under § 33-1367. Source: A.R.S. § 33-1381 |
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Rent Increases & Late Fees in Arizona
| Rent control / increase limits | Local rent control is preempted. Cities, including charter cities, and towns have no power to control rents on private residential property. There is no statewide rent cap. The preemption does not apply to property owned, financed, insured, or subsidized by a state agency, city, or town. Source: A.R.S. § 33-1329 |
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| Late fees | No statutory cap or grace period. The fee must be reasonable and set out in a written rental agreement. The statute refers only to 'a reasonable late fee set forth in a written rental agreement' and sets no amount. Source: A.R.S. § 33-1368(B) |
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Breaking a Lease in Arizona
| Ending a lease: domestic violence | A victim of domestic violence, or of sexual assault in the dwelling, may end the lease by giving the landlord written notice requesting release, with a mutually agreed release date within the next 30 days. The notice must include either a copy of a protective order or a law enforcement departmental report stating that the tenant reported being a victim. The incident must have occurred within the 30 days before the notice, unless the landlord waives this. The tenant owes rent only through the termination date, plus earlier obligations, paid by move-out. The landlord may keep prepaid rent for the final month. No early-termination penalties or fees may be charged, and the deposit may not be withheld for the early termination, only for damages. Co-tenants' tenancy also ends. The victim may have the locks changed at the victim's own cost. The abuser can be civilly liable to the landlord for the landlord's losses. A tenant convicted of falsely filing the report or order owes treble damages. Stalking is not covered by name. Coverage is domestic violence as defined in § 13-3601, and sexual assault under § 13-1406 occurring in the tenant's dwelling. Source: A.R.S. § 33-1318 |
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| Ending a lease: military, medical, death | Law enforcement officers protected by an injunction against harassment issued within the previous 30 days may terminate the lease the same way as under § 33-1318. They must repay any lease concessions received (§ 33-1318.01). A tenant may also terminate the lease for the landlord's unlawful or harassing entry (§ 33-1376(B)). The Residential Landlord and Tenant Act has no state-law early-termination right for military service (federal SCRA applies), medical or disability reasons, seniors moving to care, or the tenant's death. For a deceased or incapacitated tenant, § 33-1314(E)-(G) only governs retrieval of property by a person the tenant authorized. HB 2673 (2023) would have added a servicemember termination section (§ 33-1318.02). That section does not exist in the current A.R.S. |
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Squatters & Abandoned Property in Arizona
| Squatters / unauthorized occupants | The owner files a forcible detainer action in court. There is no affidavit-based police removal procedure. Under SB 1426 (2026), a person who entered by force commits forcible detainer by refusing to leave after a reasonable request from the owner or the owner's agent, if all of these apply: the property is or includes a residential dwelling; the occupant is unauthorized; the owner has told the occupant to leave; the property was not open to the public when the occupant entered; and the occupant is not a current or former tenant, a cohabitant by prior agreement, an immediate family member of the owner, or a party to pending litigation with the owner. In those cases the owner does not have to wait 5 days after a written demand. The Arizona Supreme Court must adopt rules for expeditious resolution, and the writ of restitution issues immediately after the court signs a judgment against the unauthorized person. Entering or remaining unlawfully in a residential structure is criminal trespass in the first degree, a class 6 felony. SB 1426 (57th Legislature, 2nd Regular Session, 2026) amended §§ 12-1171 and 12-1173. The amended text appears in the current A.R.S. on azleg.gov, but the effective date and session-law chapter number were not confirmed. Also amended: § 12-1171(3) no longer requires the demand for possession to be in writing. The new procedure does not apply to landlords and tenants under the Residential Landlord and Tenant Act (§ 12-1173(C)). Criminal trespass text: https://www.azleg.gov/ars/13/01504.htm. Implementing Supreme Court rules were not reviewed. |
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| Belongings left behind | If the tenant abandons the unit, the landlord must send a notice of abandonment by certified mail, return receipt requested, to the tenant's last known address and any known alternate addresses, and post the notice on the door or another conspicuous place for 5 days. A unit counts as abandoned if (1) the tenant has been absent without notice for at least 7 days, rent has been unpaid for 10 days, and nothing suggests the tenant still lives there other than personal property left behind, or (2) the tenant has been absent for at least 5 days, rent has been unpaid for 5 days, and no personal property remains. For property left behind, the landlord must inventory it, notify the tenant where it is stored and what storage costs, and hold it for 14 calendar days with reasonable care. After that, the landlord may sell or donate it. Sale proceeds go first to unpaid rent and costs, and any excess goes to the tenant. Records and any undeliverable excess are kept for 12 months. Perishables, plants, and hazardous items may be disposed of right away, and property of minimal value may be destroyed. Before the property is sold, a tenant who gives written notice has 5 days to reclaim it by paying removal and storage costs. The tenant may retrieve clothing, tools of the trade, and identification and financial documents without paying costs first. If the tenant returned the keys, the landlord may dispose of anything left without liability unless the parties agreed otherwise in writing. The same property rules apply the day after a writ of restitution is executed. § 33-1368(E) (https://www.azleg.gov/ars/33/01368.htm) applies § 33-1370(D)-(I) after an eviction writ. Under § 33-1314(E)-(G), a tenant may name a person authorized to retrieve property if the tenant dies or is incapacitated. That person has 20 days to remove items, and the rule applies only if rent is at least 5 days unpaid. Abandoned animals are handled under § 33-1370(E). Section 33-1370 was read through an AI summary of the azleg page, not quoted verbatim. |
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Rental Fees in Arizona
| Application / screening fees | No statute caps or bans rental application or screening fees, and no statute requires portable screening reports. The only general rule is that the landlord must state in writing the purpose of any nonrefundable fee or deposit, and any fee or deposit not designated nonrefundable is refundable. Two application-fee bills were introduced but do not appear in the current A.R.S. section list for Chapter 10 (no § 33-1320 or § 33-1322.01): HB 2243 (2026; proposed § 33-1320, fees capped at actual cost) and SB 1580 (2025). Nothing indicates either was enacted. Final bill status was not checked. |
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| Other rental fees | No general junk-fee or total-cost-of-rent statute. Specific limits: (1) the purpose of every nonrefundable fee must be stated in writing, and fees not designated nonrefundable are refundable (§ 33-1321(B)); (2) a landlord who bills utilities separately through submetering or ratio utility billing may recover only the provider's charges plus an administrative fee for actual administrative costs, with no other charges, and the lease must disclose the separately billed utilities and the fee amount (§ 33-1314.01(B)); (3) late fees must be 'reasonable' and set out in a written rental agreement to be required for reinstatement (§ 33-1368(B)); (4) a lease may not require the tenant to pay the landlord's attorney fees, except under a prevailing-party clause (§ 33-1315(A)(2)). No statute on online-payment or convenience fees was found in Chapter 10. SB 1580 (2025), which would have let tenants opt out of nonessential services such as smart-home fees and limited added fees, does not appear in the current A.R.S. |
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Section 8, Records & Right to Counsel in Arizona
| Section 8 / source of income | No. Arizona has no statewide ban on source-of-income discrimination. The state fair housing act protects race, color, religion, sex, familial status, and national origin (and disability under separate sections), but not source of income or voucher use. Some cities (e.g., Phoenix, Tucson) have local source-of-income ordinances. These were not reviewed or verified. Whether any state preemption exists was not checked. Source: A.R.S. § 41-1491.14 |
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| Eviction record sealing | Yes, but only in limited cases. The court must seal all records of an eviction case (special detainer, forcible entry and detainer, or summary eviction) when it dismisses the case before judgment or enters judgment for the tenant. It must also seal the case when the landlord and tenant file a written stipulation to set aside the eviction order and seal the file. Sealed records are available only to the tenant, parties and attorneys who appeared, the court, and the clerk. They may not be sold or released in bulk or individual transfers to third parties. Judgments for the landlord are not sealed unless both parties stipulate. The statute reads as automatic on dismissal or a tenant judgment. Some justice courts direct parties to file a motion to set aside and seal. That court practice was not verified on an official page. |
| Right to a lawyer in eviction | No statewide right to counsel in eviction cases. No Arizona statute gives tenants an appointed lawyer in special detainer or forcible detainer actions. Section lists for both chapters were checked, and none provides counsel. Local programs were not reviewed. |
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Mold, Pests, Heat & AC in Arizona
| Mold | No statute — general habitability/repair duty applies. Arizona has no mold disclosure or remediation law for rentals. The landlord must comply with building codes materially affecting health and safety and make all repairs needed to keep the premises fit and habitable. The tenant must promptly notify the landlord in writing of conditions that need repair (A.R.S. § 33-1341(8)). Source: A.R.S. § 33-1324(A)(1)-(2) |
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| Pests & bed bugs | Arizona has a bed-bug statute. Landlords must give bed-bug educational materials to existing and new tenants and may not rent a unit they know has a current bed-bug infestation. Tenants may not knowingly move infested items into the unit and must notify the landlord in writing or electronically if they know bed bugs are present. Other pests fall under the general duty to keep the premises fit and habitable. The bed-bug section does not apply to single-family residences, and it does not by itself create a lawsuit for bed-bug damages against either side (§ 33-1319(D)-(E)). It does not say who pays for treatment. |
| Heat | Yes. The landlord must supply reasonable heat when required by seasonal weather, unless the building is not required by law to have heating or the heat comes from equipment in the tenant's exclusive control with a direct utility connection. If the landlord deliberately or negligently fails to supply heat, the tenant may give notice and buy heat and deduct the cost, recover damages, or get substitute housing. State law sets no minimum temperature. Single-family landlords and tenants may agree in writing, for adequate consideration, that the tenant supplies heat (§ 33-1324(C)). Source: A.R.S. §§ 33-1324(A)(6), 33-1364 |
| Air conditioning | Yes, where air conditioning or cooling units are installed and offered. The landlord must supply reasonable air conditioning or cooling when required by seasonal weather and keep those systems in good working order. Failure to supply it is treated like a failure to supply heat or water, with the same tenant remedies. State law sets no maximum indoor temperature and does not require a landlord to install AC. Some cities set specific cooling temperatures by local code (e.g., Phoenix and Tucson); local rules were not reviewed. |
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Privacy, Guests & Animals in Arizona
| Cameras & privacy | No landlord-specific statute. It is a felony to knowingly photograph, film, record or secretly view a person without consent in a bathroom, bedroom or other place where they expect privacy while they are undressed or in similar situations; security cameras are exempt only if notice is clearly posted. Intercepting a conversation you are not part of without a party's consent is also a felony. The landlord must give at least two days' notice before entering, except emergencies, and may not abuse access to harass the tenant (§ 33-1343). |
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| Guests & occupants | No statute — lease governs. Arizona's landlord-tenant act sets no guest-versus-tenant rule, occupancy limit or roommate right. Tenants are responsible for damage and conduct of people on the premises with their consent. Local codes may set occupancy limits. Source: A.R.S. § 33-1341 |
| Service & support animals (state law) | Arizona's service-animal statute covers public places, not housing: it defines a service animal as a dog or miniature horse trained to perform tasks for a person with a disability and imposes a civil penalty of up to $250 for fraudulently misrepresenting an animal as a service animal to a public place. Arizona has no state statute on emotional support animal documentation or pet-fee limits in rental housing; reasonable-accommodation requests are governed by the federal Fair Housing Act and the Arizona Fair Housing Act. Whether § 11-1024's misrepresentation penalty applies to a leasing office as a 'public place' is not settled by the statute. Source: A.R.S. § 11-1024 |
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How eviction works in Arizona
Eviction cases are heard in: Justice Court for the precinct where the property is located (Superior Court also has jurisdiction).
- Landlord delivers written notice: 5-day pay-or-quit for nonpayment, 5- or 10-day notice to cure for violations, or immediate notice for a material and irreparable breach
- Landlord files a special detainer complaint; the summons issues the same day
- Tenant is served at least 2 days before the court date (or by posting plus certified mail)
- Initial appearance/trial set 3 to 6 days from the date of the summons; judgment may be entered at the first appearance or at a trial within 3 days
- Judgment for possession, rent, late charges stated in the lease, costs, and fees
- Writ of restitution may issue 5 calendar days after judgment; it is executed by a constable (or sheriff)
- Landlord must store the tenant's remaining property for 14 days after the writ is executed
The tenant must appear at the time named in the summons, 3 to 6 days after the summons is issued. For a material and irreparable breach, the hearing is set no later than the third day after filing, and restitution is ordered 12 to 24 hours after judgment. Per the Arizona Judicial Branch, a written answer is not required in justice court unless the judge orders one.
Source: A.R.S. §§ 33-1377, 12-1178(C); Arizona Supreme Court eviction timeline (10/2021)
What surprises people about Arizona rental law
- The 14-business-day deposit deadline starts only after the tenant demands the deposit, and a tenant who does not dispute the itemized deductions within 60 days of mailing waives further claims (A.R.S. § 33-1321(D)).
- Repair-and-deduct requires a licensed contractor and is capped at $300 or half a month's rent, whichever is greater (A.R.S. § 33-1363).
- Landlords must provide reasonable air-conditioning or cooling where installed and offered, and tenants can buy substitute cooling and deduct it if the landlord fails (A.R.S. §§ 33-1324(A)(6), 33-1364).
- A tenant who stays or returns after being served with a writ of restitution commits third-degree criminal trespass (A.R.S. § 12-1178(D)).
- Fastest nonpayment eviction is roughly 2 to 3 weeks from missed rent to writ per the Arizona Supreme Court timeline.
Federal law that also applies in Arizona
These federal rules apply on top of Arizona law, mostly to discrimination, servicemembers, survivors and federally assisted housing:
- Fair Housing Act: protected classes, covered housing and exemptions: Save every listing, text and email. A discriminatory ad is illegal even when the landlord's unit is otherwise exempt. More
- Assistance animals (service and emotional support animals) in housing: Ask for the accommodation in writing, keep a copy, and if a disability or the need for the animal is not obvious, offer reliable documentation of it. More
- Servicemembers Civil Relief Act: ending a lease early: Deliver the notice and orders by a method you can prove, such as certified mail with return receipt, and keep copies. More
- Servicemembers Civil Relief Act: eviction protection: Tell the court in writing that you or your spouse are on active duty and ask for an SCRA stay. More
- VAWA housing protections: Ask the landlord or housing authority for its VAWA emergency transfer plan and request a transfer in writing. More
- CARES Act 30-day notice to vacate (covered dwellings): If your building has a federally backed mortgage or federal subsidy and you received less than 30 days' notice to vacate, raise the CARES Act as a defense. More
- HUD 30-day nonpayment notice (public housing and project-based Section 8): If you pay the full amount listed in the notice within 30 days, the landlord cannot file for eviction over that rent. More
- Housing Choice Voucher (Section 8) basics for private landlords: If a voucher landlord asks for 'side payments' above your share of the rent, refuse and report it to your PHA. More
- Lead-based paint disclosure (pre-1978 housing): If your pre-1978 lease came with no lead disclosure form and pamphlet, ask for them in writing before signing. More
- FCRA tenant screening: adverse action notices and disputes: Request your free report from the screening company within 60 days of a denial and dispute any errors in writing with supporting documents. More
- Rental 'junk fee' rulemaking and enforcement (FTC/CFPB): Before paying an application fee, ask in writing for the total monthly cost including every mandatory fee. More
- Federal eviction moratoria: Check your state and city rules, since any eviction pause now comes from local, not federal, law. More
City rules in Arizona
These cities add their own tenant protections on top of state law:
- Chandler landlord-tenant rules
- Mesa landlord-tenant rules
- Phoenix landlord-tenant rules
- Tucson landlord-tenant rules
Eviction by county in Arizona
Which court hears evictions, filing fees, local rent levels and help:
- Eviction in Maricopa County (Phoenix)
- Eviction in Pima County (Tucson)
- Eviction in Pinal County (Casa Grande, Maricopa, San Tan Valley)
- Eviction in Yavapai County (Prescott)
For landlords
How to evict a tenant in Arizona — steps, cost, timeline and forms.
Common Arizona questions
- Can a landlord enter without notice or permission?
- How long does a landlord have to return a security deposit?
- Can a landlord evict you without going to court, change the locks or shut off utilities?
- Can I withhold rent for repairs?
- How long does an eviction take?
- How much notice does a landlord have to give before an eviction?
- Can a landlord raise the rent in the middle of a lease?
- How much notice does a landlord have to give to end a lease or not renew?
- How much can a landlord charge for a late fee?
- Can a landlord retaliate against a tenant for complaining?
- How much can a landlord charge for a security deposit?
- How long does a landlord have to sue for unpaid rent or damages?
- Can a landlord accept rent during an eviction?
- Can you be evicted in the winter?
- Can a landlord give an eviction notice by text or email?
- How much notice does a landlord have to give before raising the rent?
- Does a landlord have to give you a copy of the lease?
- What happens to tenants if the landlord goes into foreclosure?
- How long does a landlord have to keep a tenant's belongings?
- How do you remove a squatter?
- How much can a landlord charge for a rental application fee?
- What rental fees are illegal (junk fees)?
- Can I break my lease because of domestic violence?
- Can I break my lease for military orders, medical reasons or a death?
- Can a landlord refuse Section 8?
- Can an eviction be removed from your record?
- Do tenants get a free lawyer for an eviction?
- What are my rights without a written lease?
- Does a landlord have to fix mold?
- Who pays for pest control and bed bugs in a rental?
- Does a landlord have to provide heat?
- Does a landlord have to provide air conditioning?
- What can a landlord charge for at move-out (cleaning, painting, carpet)?
- Can a landlord put cameras in or around a rental?
- Can a landlord limit overnight guests or roommates?
- Can a landlord deny a service or emotional support animal?
- Can a landlord evict you for no reason?
Free calculators
- Notice Deadline Calculator
- Security Deposit Deadline Calculator
- Late Fee Checker
- Rent Increase Calculator
How Arizona compares to neighboring states
| State | Security deposit limit | Deposit return deadline | Notice for unpaid rent |
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| Arizona | One and one-half months' rent, counting all security however labeled, including prepaid rent. A tenant may still voluntarily prepay more rent. A.R.S. § 33-1321(A) | Within 14 days, excluding Saturdays, Sundays, and legal holidays, after the tenancy ends, possession is delivered, and the tenant demands the deposit. A.R.S. § 33-1321(D) | 5-day written notice of nonpayment stating that the landlord will terminate the rental agreement if rent is not paid within that time. Before an eviction is filed, paying all past-due rent plus a reasonable late fee set in a written lease reinstates the agreement. After filing, reinstatement also requires paying attorney fees and court costs. After judgment, reinstatement is at the landlord's discretion. A.R.S. § 33-1368(B) |
| California | One month's rent, in addition to the first month's rent. Small-landlord exception: up to two months' rent if the landlord is a natural person (or an LLC whose members are all natural persons) who owns no more than two residential rental properties with no more than four units in total. The exception does not apply if the prospective tenant is a service member. Cal. Civ. Code § 1950.5(c)(1), (c)(5) | No later than 21 calendar days after the tenant vacates. The landlord must return the remaining deposit with an itemized statement. Cal. Civ. Code § 1950.5(h)(1) | 3-day notice to pay rent or quit, excluding Saturdays, Sundays, and judicial holidays. The notice must state the amount due, the name, phone number, and address of the person to pay, and the payment method. It may be served any time within one year after the rent becomes due. Cal. Civ. Proc. Code § 1161(2) |
| Nevada | Security deposit plus any surety bond may not total more than 3 months' periodic rent. NRS 118A.242(1) | 30 days after termination of the tenancy. NRS 118A.242(4) | Written notice to pay rent or surrender by the close of business on the 7th judicial day after service (summary eviction). For rent reserved weekly or less where the tenancy has lasted 45 days or less: by noon on the 4th full day after service. NRS 40.253(1) |
| Utah | No statutory cap. Utah Code 57-17-1 to 57-17-5 | No later than 30 days after the renter vacates and returns possession. If the owner misses it, the renter may serve a statutory 'Tenant's Notice to Provide Deposit Disposition', after which the owner has five business days to comply. Utah Code 57-17-3(2)-(5) | 3 business days' written notice to pay rent and other amounts due or surrender the premises. Utah Code 78B-6-802(1)(c) |
| New Mexico | No cap for leases of one year or more (but if the deposit exceeds one month's rent on an annual lease, the owner must pay annual interest). For rental agreements shorter than one year: max one month's rent. NMSA 1978, § 47-8-18(A) | Within 30 days of the end of the rental agreement or the resident's departure, whichever is later NMSA 1978, § 47-8-18(C) | 3-day written notice of nonpayment and intent to terminate. Tender of the full amount due, in the manner stated in the notice, before the 3 days expire bars an action for nonpayment. NMSA 1978, § 47-8-33(D) |
| Colorado | Two monthly rent payments. A separate pet deposit may be no more than $300 and must be refundable. Monthly pet rent may be no more than the greater of $35 or 1.5% of monthly rent. C.R.S. §§ 38-12-102.5, 38-12-106 | Within 30 days after the lease ends or the premises are surrendered, whichever is later. The lease may set a longer period, up to 60 days. C.R.S. § 38-12-103(1) (as amended by HB 25-1249) | 10-day written demand to pay rent or deliver possession. Exempt residential agreements get 5 days; employer-provided housing gets 3 days. The tenant may pay the full amount in the notice, plus any rent that has since come due, at any time until the judge enters a judgment for possession. Payment can go to the landlord or the court, and the case is then dismissed. C.R.S. §§ 13-40-104(1)(d), 13-40-106, 13-40-115(4) |
Arizona landlord-tenant FAQ
How much can a landlord charge for a security deposit in Arizona?
One and one-half months' rent, counting all security however labeled, including prepaid rent. A tenant may still voluntarily prepay more rent. (A.R.S. § 33-1321(A))
How long does a landlord have to return a security deposit in Arizona?
Within 14 days, excluding Saturdays, Sundays, and legal holidays, after the tenancy ends, possession is delivered, and the tenant demands the deposit. (A.R.S. § 33-1321(D))
Does a landlord have to pay interest on a security deposit in Arizona?
No statute requires the landlord to pay interest on a security deposit. (A.R.S. § 33-1321)
Does a landlord in Arizona have to give an itemized list of deposit deductions?
The landlord must provide an itemized list of all deductions together with any amount due to the tenant. Deductions may cover rent, charges specified in the signed lease (subject to the duty to mitigate), and damages from the tenant's noncompliance with § 33-1341. If the tenant does not dispute the deductions within 60 days after mailing, the list becomes final and further claims are waived. (A.R.S. § 33-1321(D))
What happens if a landlord in Arizona wrongfully keeps a security deposit?
If the landlord does not comply, the tenant may recover the property and money due plus damages equal to twice the amount wrongfully withheld. (A.R.S. § 33-1321(E))
How much notice does a landlord have to give before evicting for unpaid rent in Arizona?
5-day written notice of nonpayment stating that the landlord will terminate the rental agreement if rent is not paid within that time. Before an eviction is filed, paying all past-due rent plus a reasonable late fee set in a written lease reinstates the agreement. After filing, reinstatement also requires paying attorney fees and court costs. After judgment, reinstatement is at the landlord's discretion. (A.R.S. § 33-1368(B))
How much notice is required to evict for a lease violation in Arizona?
10-day notice to cure a material noncompliance with the rental agreement. 5-day notice to cure a noncompliance with § 33-1341 that materially affects health and safety. A repeat of the same or similar violation allows a special detainer action 10 days after written notice. A material and irreparable breach on the premises (for example, illegal weapon discharge, assault, threatening, drug dealing, or serious property damage) allows a notice of immediate termination. (A.R.S. § 33-1368(A))
How much notice is needed to end a month-to-month lease in Arizona?
Either party gives written notice at least 30 days before the periodic rental date named in the notice. Week-to-week tenancies need at least 10 days' written notice. (A.R.S. § 33-1375(A)-(B))
Can a landlord enter without notice in Arizona?
At least two days' notice, and entry only at reasonable times, except in an emergency or where notice is impracticable. A tenant's service or maintenance request counts as permission to enter to address that request without separate notice. (A.R.S. § 33-1343)
Is there a limit on late fees in Arizona?
No statutory cap or grace period. The fee must be reasonable and set out in a written rental agreement. (A.R.S. § 33-1368(B))
Can a tenant repair and deduct from rent in Arizona?
Allowed for minor defects. The reasonable repair cost must be less than $300 or one-half of the monthly rent, whichever is greater. After written notice, if the landlord does not comply within 10 days (or sooner in an emergency), the tenant may have a licensed contractor do the work. The tenant then deducts the actual, reasonable cost from rent after giving the landlord an itemized statement and a lien waiver. (A.R.S. § 33-1363)
Can a tenant withhold rent for repairs in Arizona?
A tenant may not withhold rent for any reason not authorized by the Act. Authorized offsets are the § 33-1363 repair deduction and the § 33-1364 essential-service deductions or substitute housing. In a nonpayment eviction, the tenant may counterclaim for the landlord's noncompliance, and the court may order rent paid into court. (A.R.S. §§ 33-1368(B), 33-1364, 33-1365)
Can a landlord retaliate against a tenant for complaining in Arizona?
A landlord may not raise rent, decrease services, or bring or threaten an eviction after the tenant (1) complained to a building or housing code agency about a health or safety violation, (2) complained to the landlord about a § 33-1324 maintenance violation, (3) organized or joined a tenants' union, or (4) complained to a wage-price stabilization agency. A complaint within 6 months before the alleged retaliation creates a presumption of retaliation. (A.R.S. § 33-1381)
Is there rent control or a limit on rent increases in Arizona?
Local rent control is preempted. Cities, including charter cities, and towns have no power to control rents on private residential property. There is no statewide rent cap. (A.R.S. § 33-1329)
Can a landlord change the locks or shut off utilities in Arizona?
If the landlord unlawfully removes or excludes the tenant, or willfully interrupts electric, gas, water, or other essential service, the tenant may recover possession or terminate the lease. In either case the tenant recovers the greater of up to two months' periodic rent or twice actual damages. (A.R.S. §§ 33-1367, 33-1364(C)-(D))
What is the small claims court limit in Arizona for a deposit dispute?
$5,000 (justice court small claims division, exclusive of interest and costs) (A.R.S. § 22-503(A))
How do you remove a squatter in Arizona?
The owner files a forcible detainer action in court. There is no affidavit-based police removal procedure. Under SB 1426 (2026), a person who entered by force commits forcible detainer by refusing to leave after a reasonable request from the owner or the owner's agent, if all of these apply: the property is or includes a residential dwelling; the occupant is unauthorized; the owner has told the occupant to leave; the property was not open to the public when the occupant entered; and the occupant is not a current or former tenant, a cohabitant by prior agreement, an immediate family member of the owner, or a party to pending litigation with the owner. In those cases the owner does not have to wait 5 days after a written demand. The Arizona Supreme Court must adopt rules for expeditious resolution, and the writ of restitution issues immediately after the court signs a judgment against the unauthorized person. Entering or remaining unlawfully in a residential structure is criminal trespass in the first degree, a class 6 felony. (A.R.S. §§ 12-1171, 12-1173(A)(3)(b), (B), (C) (as amended by SB 1426, 2026); A.R.S. § 13-1504(A)(1), (B))
What can a landlord do with a tenant's abandoned property in Arizona?
If the tenant abandons the unit, the landlord must send a notice of abandonment by certified mail, return receipt requested, to the tenant's last known address and any known alternate addresses, and post the notice on the door or another conspicuous place for 5 days. A unit counts as abandoned if (1) the tenant has been absent without notice for at least 7 days, rent has been unpaid for 10 days, and nothing suggests the tenant still lives there other than personal property left behind, or (2) the tenant has been absent for at least 5 days, rent has been unpaid for 5 days, and no personal property remains. For property left behind, the landlord must inventory it, notify the tenant where it is stored and what storage costs, and hold it for 14 calendar days with reasonable care. After that, the landlord may sell or donate it. Sale proceeds go first to unpaid rent and costs, and any excess goes to the tenant. Records and any undeliverable excess are kept for 12 months. Perishables, plants, and hazardous items may be disposed of right away, and property of minimal value may be destroyed. Before the property is sold, a tenant who gives written notice has 5 days to reclaim it by paying removal and storage costs. The tenant may retrieve clothing, tools of the trade, and identification and financial documents without paying costs first. If the tenant returned the keys, the landlord may dispose of anything left without liability unless the parties agreed otherwise in writing. The same property rules apply the day after a writ of restitution is executed. (A.R.S. §§ 33-1370(A)-(J), 33-1368(E), 33-1314(E)-(G))
Is there a limit on rental application fees in Arizona?
No statute caps or bans rental application or screening fees, and no statute requires portable screening reports. The only general rule is that the landlord must state in writing the purpose of any nonrefundable fee or deposit, and any fee or deposit not designated nonrefundable is refundable. (A.R.S. § 33-1321(B); A.R.S. Title 33, Ch. 10 (§§ 33-1301 to 33-1381) checked)
What rental fees are banned or limited in Arizona?
No general junk-fee or total-cost-of-rent statute. Specific limits: (1) the purpose of every nonrefundable fee must be stated in writing, and fees not designated nonrefundable are refundable (§ 33-1321(B)); (2) a landlord who bills utilities separately through submetering or ratio utility billing may recover only the provider's charges plus an administrative fee for actual administrative costs, with no other charges, and the lease must disclose the separately billed utilities and the fee amount (§ 33-1314.01(B)); (3) late fees must be 'reasonable' and set out in a written rental agreement to be required for reinstatement (§ 33-1368(B)); (4) a lease may not require the tenant to pay the landlord's attorney fees, except under a prevailing-party clause (§ 33-1315(A)(2)). (A.R.S. §§ 33-1321(B), 33-1314.01, 33-1368(B), 33-1315(A))
Can a domestic violence survivor break a lease in Arizona?
A victim of domestic violence, or of sexual assault in the dwelling, may end the lease by giving the landlord written notice requesting release, with a mutually agreed release date within the next 30 days. The notice must include either a copy of a protective order or a law enforcement departmental report stating that the tenant reported being a victim. The incident must have occurred within the 30 days before the notice, unless the landlord waives this. The tenant owes rent only through the termination date, plus earlier obligations, paid by move-out. The landlord may keep prepaid rent for the final month. No early-termination penalties or fees may be charged, and the deposit may not be withheld for the early termination, only for damages. Co-tenants' tenancy also ends. The victim may have the locks changed at the victim's own cost. The abuser can be civilly liable to the landlord for the landlord's losses. A tenant convicted of falsely filing the report or order owes treble damages. (A.R.S. § 33-1318)
When can a tenant break a lease without penalty in Arizona?
Law enforcement officers protected by an injunction against harassment issued within the previous 30 days may terminate the lease the same way as under § 33-1318. They must repay any lease concessions received (§ 33-1318.01). A tenant may also terminate the lease for the landlord's unlawful or harassing entry (§ 33-1376(B)). The Residential Landlord and Tenant Act has no state-law early-termination right for military service (federal SCRA applies), medical or disability reasons, seniors moving to care, or the tenant's death. For a deceased or incapacitated tenant, § 33-1314(E)-(G) only governs retrieval of property by a person the tenant authorized. (A.R.S. §§ 33-1318.01, 33-1376(B), 33-1314(E)-(G); Title 33, Ch. 10 section list checked)
Can an eviction record be sealed or removed in Arizona?
Yes, but only in limited cases. The court must seal all records of an eviction case (special detainer, forcible entry and detainer, or summary eviction) when it dismisses the case before judgment or enters judgment for the tenant. It must also seal the case when the landlord and tenant file a written stipulation to set aside the eviction order and seal the file. Sealed records are available only to the tenant, parties and attorneys who appeared, the court, and the clerk. They may not be sold or released in bulk or individual transfers to third parties. Judgments for the landlord are not sealed unless both parties stipulate. (A.R.S. § 33-1379 (Laws 2022, ch. 286, HB 2485))
Can a landlord refuse Section 8 vouchers in Arizona?
No. Arizona has no statewide ban on source-of-income discrimination. The state fair housing act protects race, color, religion, sex, familial status, and national origin (and disability under separate sections), but not source of income or voucher use. (A.R.S. § 41-1491.14)
Do tenants have a right to a free lawyer in eviction cases in Arizona?
No statewide right to counsel in eviction cases. No Arizona statute gives tenants an appointed lawyer in special detainer or forcible detainer actions. (A.R.S. Title 33, Ch. 10 (§§ 33-1301 to 33-1381); A.R.S. Title 12, Ch. 8, Art. 4 (§§ 12-1171 to 12-1183) checked)
What does a Arizona notice to pay rent or quit have to include?
Written notice of nonpayment stating that the landlord intends to terminate the rental agreement if rent is not paid within 5 calendar days. If unpaid, the landlord may file a special detainer action. Before filing, paying all past-due rent plus any reasonable late fee set in a written lease reinstates the lease. The tenant 'receives' notice when it is hand-delivered or sent by registered or certified mail to the place the tenant designated, or otherwise to the tenant's last known residence. Mailed notice is deemed received on actual receipt or 5 days after mailing, whichever is first. The statute prescribes no specific wording. (A.R.S. §§ 33-1368(B), (G), 33-1313(B))
What does a Arizona notice to end a month-to-month tenancy have to include?
Either party may end a month-to-month tenancy by written notice given at least 30 days before the periodic rental date specified in the notice. A week-to-week tenancy needs at least 10 days' written notice before the termination date. No reason or particular wording is required. Delivery follows the general notice rule: hand delivery, or registered or certified mail to the tenant's designated address or last known residence. Mailed notice is deemed received on actual receipt or 5 days after mailing, whichever is first. (A.R.S. §§ 33-1375(A)-(B), 33-1313(B))
What must a Arizona security deposit itemization include?
Within 14 days, excluding weekends and legal holidays, after the tenancy ends, possession is delivered, and the tenant demands the deposit, the landlord must provide an itemized list of all deductions together with any amount due to the tenant. Unless the tenant arranges otherwise in writing, the list and payment go by first-class mail to the tenant's last known residence. Deductions may cover rent, charges specified in the signed lease (subject to the duty to mitigate), and damages from the tenant's breach of § 33-1341. If the tenant does not dispute the list within 60 days after mailing, it becomes final. (A.R.S. § 33-1321(D)-(E))
How long does a landlord have to sue for unpaid rent in Arizona?
6 years for a debt founded on a written contract signed in Arizona, such as a written lease. 3 years for a debt not evidenced by a written contract, such as an oral lease, and for stated or open accounts. (A.R.S. § 12-548(A)(1); § 12-543(1)-(2))
Can a landlord accept rent during an eviction in Arizona?
A landlord does not have to accept partial rent. If the landlord accepts a partial payment, the landlord keeps the right to evict only if the tenant agrees in a written agreement, signed at the same time, that sets the terms for continuing the tenancy and the date the balance is due. If the landlord already served the 5-day nonpayment notice, no new notice is needed when the tenant breaks that agreement. A housing-assistance (for example, Section 8) payment does not count as partial rent or as a waiver. Otherwise, accepting rent, or any portion of it, with knowledge of the tenant's default waives the right to terminate for that breach. (A.R.S. § 33-1371(A)-(C))
Can you be evicted in the winter in Arizona?
No statute. Arizona's landlord-tenant act has no winter or cold-weather limit on evictions. Landlords must supply reasonable heat, and air-conditioning or cooling where installed, when seasonal weather requires it. (A.R.S. Title 33, Ch. 10 (checked); § 33-1324(A)(6))
Can a landlord give notice by text or email in Arizona?
A tenant receives a notice when it is handed to them, or mailed by registered or certified mail to the address they gave for notices (or their last known residence). A landlord receives a notice when it is handed over, or mailed by registered or certified mail, to the landlord's place of business where the lease was made or another address the landlord gave, or delivered to the disclosed agent. Mailed notice counts as received on the actual date of receipt or 5 days after mailing, whichever comes first. The statute does not provide for email or text notice. (A.R.S. § 33-1313(B))
How much notice is required for a rent increase in Arizona?
No statute sets a specific rent-increase notice. A month-to-month tenancy can be ended, and new terms offered, with written notice given at least 30 days before the periodic rental date (10 days for week-to-week). During a fixed-term lease, rent follows the lease. (A.R.S. § 33-1375(A)-(B); § 33-1314(A))
Does a landlord have to give a copy of the lease in Arizona?
Yes. If there is a written lease, the landlord must give the tenant a signed copy, and the tenant must sign and return one fully executed copy within a reasonable time. All blanks must be filled in. Failing to do so is a material noncompliance. At or before move-in, the landlord must disclose in writing the name and address of the property manager and of an owner or agent authorized to accept legal papers and notices. The landlord must also tell the tenant in writing that the Arizona Residential Landlord and Tenant Act is available on the Arizona Department of Housing's website. This information must be kept current and provided again when the tenant asks. (A.R.S. § 33-1322(A)-(E))
What are tenants' rights in a foreclosure in Arizona?
If a lease is signed after a foreclosure has started, the owner must include a written notice that the property is undergoing foreclosure. The notice must say whom to contact (court, trustee or attorney) and the sale date, or that no date is set. If the owner first gets a trustee's sale notice or foreclosure notice after the lease is signed, the owner must give the tenant that notice within 5 business days. If the owner fails to do so, the tenant may give a written notice under § 33-1361 (landlord noncompliance), recover damages and get an injunction, and must get the security deposit back under § 33-1321. This does not apply to buildings with 4 or more connected units. (A.R.S. § 33-1331)
Does a landlord have to fix mold in Arizona?
No statute — general habitability/repair duty applies. Arizona has no mold disclosure or remediation law for rentals. The landlord must comply with building codes materially affecting health and safety and make all repairs needed to keep the premises fit and habitable. (A.R.S. § 33-1324(A)(1)-(2))
Who pays for pest control and bed bugs in Arizona?
Arizona has a bed-bug statute. Landlords must give bed-bug educational materials to existing and new tenants and may not rent a unit they know has a current bed-bug infestation. Tenants may not knowingly move infested items into the unit and must notify the landlord in writing or electronically if they know bed bugs are present. Other pests fall under the general duty to keep the premises fit and habitable. (A.R.S. § 33-1319; § 33-1324(A)(2))
Does a landlord have to provide heat in Arizona?
Yes. The landlord must supply reasonable heat when required by seasonal weather, unless the building is not required by law to have heating or the heat comes from equipment in the tenant's exclusive control with a direct utility connection. If the landlord deliberately or negligently fails to supply heat, the tenant may give notice and buy heat and deduct the cost, recover damages, or get substitute housing. State law sets no minimum temperature. (A.R.S. §§ 33-1324(A)(6), 33-1364)
Does a landlord have to provide air conditioning in Arizona?
Yes, where air conditioning or cooling units are installed and offered. The landlord must supply reasonable air conditioning or cooling when required by seasonal weather and keep those systems in good working order. Failure to supply it is treated like a failure to supply heat or water, with the same tenant remedies. State law sets no maximum indoor temperature and does not require a landlord to install AC. (A.R.S. §§ 33-1324(A)(4), (6), 33-1364(A))
What can a landlord deduct from a deposit for cleaning or damage in Arizona?
The statute does not define normal wear and tear. The landlord may apply the deposit to rent, charges specified in the signed lease (subject to the duty to mitigate), and damages caused by the tenant's failure to meet tenant duties, such as deliberately or negligently damaging the premises. Deductions must be itemized within 14 business days after move-out and the tenant's demand. (A.R.S. §§ 33-1321(D), 33-1341(6))
Can a landlord put cameras in or around a rental in Arizona?
No landlord-specific statute. It is a felony to knowingly photograph, film, record or secretly view a person without consent in a bathroom, bedroom or other place where they expect privacy while they are undressed or in similar situations; security cameras are exempt only if notice is clearly posted. Intercepting a conversation you are not part of without a party's consent is also a felony. (A.R.S. §§ 13-3019, 13-3005; § 33-1343)
Can a landlord limit guests or roommates in Arizona?
No statute — lease governs. Arizona's landlord-tenant act sets no guest-versus-tenant rule, occupancy limit or roommate right. Tenants are responsible for damage and conduct of people on the premises with their consent. (A.R.S. § 33-1341)
Can a landlord deny a service or emotional support animal in Arizona?
Arizona's service-animal statute covers public places, not housing: it defines a service animal as a dog or miniature horse trained to perform tasks for a person with a disability and imposes a civil penalty of up to $250 for fraudulently misrepresenting an animal as a service animal to a public place. Arizona has no state statute on emotional support animal documentation or pet-fee limits in rental housing; reasonable-accommodation requests are governed by the federal Fair Housing Act and the Arizona Fair Housing Act. (A.R.S. § 11-1024)
Official resources for Arizona
- Arizona Judicial Branch - Eviction Actions
- Arizona Judicial Branch - Landlord/Tenant FAQs
- Arizona Supreme Court - Timeline for Newly Filed Eviction Cases (Nonpayment)
- Arizona Revised Statutes Title 33 (Arizona Legislature)
General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.