Arizona Residential Lease Agreement
A free Arizona lease template, plus what Arizona law requires a lease to include, attach or leave out — each with the statute. Use it as a starting point; landlords with unusual situations should have a lawyer review the final lease.
Disclosures Arizona requires
| Owner and manager name and address | At or before the start of the tenancy, the landlord must disclose in writing the name and address of (1) the person authorized to manage the premises and (2) an owner, or a person authorized to accept legal papers, notices and demands for the owner. The information must be kept current, re-furnished on the tenant's request, and binds later landlords, owners and managers. Anyone who fails to comply becomes the landlord's agent for legal papers and the landlord's duties. Applies to: all residential leases under the Arizona Residential Landlord and Tenant Act Source: A.R.S. § 33-1322(A), (C)-(D) |
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| Notice that the Landlord and Tenant Act is online | At or before the start of the tenancy, the landlord must tell the tenant in writing that the Arizona Residential Landlord and Tenant Act is available on the Arizona Department of Housing's website. Applies to: all leases Source: A.R.S. § 33-1322(B) |
| Move-in form and move-out inspection notice | At move-in, the landlord must give the tenant a signed copy of the lease, a move-in form for listing existing damage to the unit, and written notice that the tenant may be present at the move-out inspection. On request, the landlord must tell the tenant when the move-out inspection will occur. Applies to: all leases Source: A.R.S. § 33-1321(C) |
| Purpose of nonrefundable fees | The landlord must state in writing the purpose of every nonrefundable fee or deposit. Any fee or deposit not designated as nonrefundable is refundable. Applies to: leases with fees or deposits Source: A.R.S. § 33-1321(B) |
| Separately billed utilities | A landlord who bills gas, water, wastewater, trash or electricity separately (by submeter or ratio utility billing) may recover only the provider's charges plus an administrative fee for actual costs. The rental agreement must list the utilities charged separately and the amount of any administrative fee; if a ratio billing method is used, the agreement must describe the specific allocation method. Billing may start mid-lease only if the lease allows it, and existing tenants get at least 90 days' notice. Applies to: leases where utilities are submetered or allocated |
| Bed bug educational materials | The landlord must give bed bug educational materials to existing and new tenants, and may not sign a lease for a unit the landlord knows has a current bed bug infestation. Applies to: all rentals except single-family residences Source: A.R.S. § 33-1319(A), (D) |
| Foreclosure notice | If a lease is signed after a foreclosure action has started, the owner must include with the lease a written notice, substantially in the statutory form, that the property is undergoing foreclosure, whom to contact (court, trustee, attorney or other responsible party), and the sale date or that none is set. If the owner first receives a trustee's sale or foreclosure notice after the lease is signed, the owner must give the tenant that notice within five business days. Applies to: all rentals except multifamily buildings of four or more connected units Source: A.R.S. § 33-1331(A)-(B), (D) |
| Pool safety notice | Anyone who rents or leases a dwelling with a swimming pool or similar body of water must give the renter a notice explaining pool safety education and the responsibilities of pool ownership, as approved by the Arizona Department of Health Services. Applies to: dwellings with a pool or contained body of water (the statute lists exceptions, e.g. certain local ordinances and homes where all residents are at least six years old) Source: A.R.S. § 36-1681(E) |
Terms Arizona law requires or controls
| Default rent terms | A lease may include any terms not prohibited by law. If the lease is silent, rent is due without demand at the dwelling unit, at the start of any term of one month or less and otherwise in equal monthly installments at the start of each month; and the tenancy is week-to-week for a roomer paying weekly and month-to-month in all other cases. Applies to: all leases Source: A.R.S. § 33-1314(A)-(D) |
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| Late fees must be in a written lease | Only a reasonable late fee set out in a written rental agreement counts toward the amount a tenant must pay to reinstate a lease after a nonpayment notice. Applies to: leases that charge late fees Source: A.R.S. § 33-1368(B) |
| Security deposit limit | Security of any kind, including prepaid rent, may not exceed one and one-half months' rent, though a tenant may voluntarily prepay more rent. Applies to: all leases Source: A.R.S. § 33-1321(A) |
| Emergency property and pet contact (optional) | The landlord may ask the tenant to name, and keep updated, a person authorized to enter the unit to retrieve the tenant's belongings or animal if the tenant dies or becomes incapacitated. Applies to: optional clause Source: A.R.S. § 33-1314(E)-(G) |
| Tenant repair or maintenance duties | For a single-family residence, the parties may agree in writing, supported by adequate consideration, that the tenant handles garbage removal and utilities/heat/cooling plus specified repairs and remodeling, if in good faith and not needed to cure code or habitability violations. For other units, tenant repair duties require a separate signed writing supported by adequate consideration. Applies to: all leases Source: A.R.S. § 33-1324(C)-(D) |
| House rules and lease amendments | Rules are enforceable only if reasonable, fairly applied, clear, not meant to evade the landlord's duties, and known to the tenant at signing; a later rule needs 30 days' notice and may not substantially modify the lease. If a new law affects existing leases, the landlord may amend them immediately with written notice describing the change and its effective date. Applies to: all leases Source: A.R.S. § 33-1342 |
Clauses that are void in Arizona
| Waiving rights under the Act | A rental agreement may not make the tenant waive or give up rights or remedies under the Act. Applies to: all leases Source: A.R.S. § 33-1315(A)(1) |
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| Paying the landlord's attorney fees | A rental agreement may not require the tenant to pay the landlord's attorney fees, except that a written agreement may provide for attorney fees to the prevailing party in court (and fees may be awarded in a contested eviction regardless). Applies to: all leases Source: A.R.S. § 33-1315(A)(2) |
| Landlord liability waivers and indemnity | A rental agreement may not excuse or limit the landlord's legal liability or require the tenant to indemnify the landlord for it. Applies to: all leases Source: A.R.S. § 33-1315(A)(3) |
| Limits on calling police or emergency help | A rental agreement may not waive or limit the tenant's or anyone else's right to call police or emergency assistance in an emergency, or penalize the tenant for such a call. Applies to: all leases Source: A.R.S. § 33-1315(A)(4)-(5) |
| Penalty for prohibited clauses | A prohibited clause is unenforceable. If a landlord deliberately uses a rental agreement with clauses the landlord knows are prohibited, the tenant may recover actual damages and up to two months' periodic rent. Applies to: all leases Source: A.R.S. § 33-1315(B) |
Format and delivery rules
| Signed copy and no blanks | If there is a written rental agreement, 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 blank spaces must be filled in. Failure is a material noncompliance with the lease by whichever party failed. Applies to: written leases |
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Fill in the lease
Nothing you type leaves your browser. Bracketed items are yours to complete; clauses marked as required by Arizona law must be written to meet the rule shown above.
1. Parties. This lease is between [landlord name] ("Landlord") and [tenant name(s)] ("Tenant"). Landlord's address for notices: [landlord notice address].
2. Property. Landlord rents to Tenant the home at [rental address], including [parking, storage, appliances included].
3. Term. The lease begins on [start date] and ends on [end date]. [If month-to-month instead: the tenancy continues month to month until either side gives the written notice Arizona law requires.]
4. Rent. Rent is $[monthly rent] per month, due on the [due day] day of each month, paid by [payment method] to [where to pay].
5. Late fee. If rent is not received by [late day], a late fee of $[late fee] is due. This fee must comply with Arizona law (A.R.S. § 33-1368(B)).
6. Security deposit. Tenant pays a security deposit of $[deposit amount], within the Arizona limit (A.R.S. § 33-1321(A)). Landlord will return it, minus lawful deductions with any required itemized list, within the time Arizona law sets (A.R.S. § 33-1321(D)).
7. Utilities. Tenant pays: [utilities tenant pays]. Landlord pays: [utilities landlord pays].
8. Occupants and guests. Only these people may live in the home: [names of all occupants]. Guests may stay up to [guest limit] unless Landlord agrees in writing.
9. Pets. [No pets allowed / Pets allowed: describe, plus any pet deposit or fee]. Assistance animals for people with disabilities are not pets and are handled under fair housing law.
10. Repairs and maintenance. Landlord keeps the home safe and fit to live in and makes repairs required by law. Tenant keeps the home clean, reports problems promptly in writing, and pays for damage beyond normal wear and tear.
11. Landlord entry. Landlord may enter for repairs, inspections or showings after giving the notice Arizona law requires (A.R.S. § 33-1343), except in an emergency.
12. Subletting. Tenant may not sublet or assign this lease without Landlord's written consent, which [will / will not] be unreasonably withheld.
13. Ending the lease. At the end of the term, [the lease ends / the lease renews month to month] unless either side gives written notice at least [notice days] days before the end date, and never less than Arizona law requires.
14. Default rent terms. (Write this clause to meet Arizona law: see "Default rent terms" above (A.R.S. § 33-1314(A)-(D)).)
15. Late fees must be in a written lease. (Write this clause to meet Arizona law: see "Late fees must be in a written lease" above (A.R.S. § 33-1368(B)).)
16. Security deposit limit. (Write this clause to meet Arizona law: see "Security deposit limit" above (A.R.S. § 33-1321(A)).)
17. Emergency property and pet contact (optional). (Write this clause to meet Arizona law: see "Emergency property and pet contact (optional)" above (A.R.S. § 33-1314(E)-(G)).)
18. Tenant repair or maintenance duties. (Write this clause to meet Arizona law: see "Tenant repair or maintenance duties" above (A.R.S. § 33-1324(C)-(D)).)
19. House rules and lease amendments. (Write this clause to meet Arizona law: see "House rules and lease amendments" above (A.R.S. § 33-1342).)
20. Disclosures attached. Landlord has given Tenant these disclosures required by Arizona law: Owner and manager name and address; Notice that the Landlord and Tenant Act is online; Move-in form and move-out inspection notice; Purpose of nonrefundable fees; Separately billed utilities; Bed bug educational materials; Foreclosure notice; Pool safety notice. [Attach each one.]
21. Lead paint (homes built before 1978). If the home was built before 1978, Landlord has given Tenant the federal lead-based paint disclosure and the EPA pamphlet "Protect Your Family From Lead in Your Home."
22. Whole agreement. This lease and its attachments are the whole agreement. If any part is not allowed by law, the rest still applies. Changes must be in writing and signed by both sides.
Landlord: [landlord name] Signature: ____________ Date: [date signed]
Tenant: [tenant name(s)] Signature: ____________ Date: [date signed]
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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.