Arizona Landlord-Tenant Laws

• 14 business days (excluding Saturdays, Sundays, and legal holidays) after termination of tenancy, delivery of possession, and demand by tenant
• First class mail to tenant's last known place of residence, unless other arrangements made in writing
• Tenant has 60 days after itemized list is mailed to dispute deductions

• Landlord has 14 business days to return deposit and provide itemized list of deductions
• 14-day period excludes Saturdays, Sundays, and legal holidays
• Clock starts after ALL three conditions are met: (1) tenancy terminated, (2) tenant delivers possession, (3) tenant demands return
• Must provide written itemized list of ALL deductions
• Must mail by first class mail to tenant's last known address unless tenant provides other arrangements in writing
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Within 14 business days of termination, possession, and demand

• May deduct for unpaid rent
• May deduct for all charges specified in the signed lease agreement
• May deduct for damages caused by tenant's noncompliance with A.R.S. § 33-1341 (tenant obligations)
• Cannot deduct for normal wear and tear
• Cannot deduct for routine carpet cleaning if tenant left unit in reasonably clean condition
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5 calendar days after written notice

• Landlord must serve written notice of nonpayment and intent to terminate
• Tenant has 5 calendar days (including weekends and holidays) to pay all rent due
• If tenant pays ALL past due rent plus reasonable late fees (if in lease) before filing, the rental agreement is automatically reinstated
• After the 5-day period, if unpaid, landlord may file a special detainer action in court (A.R.S. § 33-1377)
• After filing: tenant can still reinstate by paying all past due rent, late fees, attorney fees, AND court costs
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• 10-day notice to cure or quit
• 5-day notice to cure or quit
• 10-day unconditional quit (no right to cure)
• Immediate termination

• Material lease violation (general): 10-day notice to cure — tenant can fix the problem within 10 days
• Material falsification on rental application (general info): 10-day notice to cure
• Material falsification of criminal records or prior evictions: 10-day notice, NOT curable
• Health and safety violations (A.R.S. § 33-1341): 5-day notice to cure
• Repeat violation of same or similar nature: 10-day unconditional notice — landlord may file eviction after 10 days with no right to cure
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Ongoing duty; specific repair timelines depend on the remedy pursued

• Must comply with applicable building codes affecting health and safety
• Must make all repairs necessary to keep premises fit and habitable
• Must keep common areas clean and safe
• Must maintain all electrical, plumbing, sanitary, HVAC, and other facilities in safe working order
• Must provide receptacles and removal service for waste
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Tenant must give notice; landlord has reasonable time to repair before tenant may self-help

• Applies when landlord fails to comply with A.R.S. § 33-1324 (habitability obligations)
• Repair cost must be $300 or less, OR one-half of monthly rent, whichever is GREATER
• Tenant must notify landlord in writing of the condition and intent to correct at landlord's expense
• If landlord fails to comply, tenant may have repairs made by a licensed contractor
• Tenant must submit an itemized statement of costs to the landlord
• +4 more requirements

2 days' notice required; entry only at reasonable times

• Landlord must give 2 days' notice before entering the dwelling unit (A.R.S. § 33-1343(D))
• Entry only at reasonable times
• Tenant shall not unreasonably withhold consent for lawful entry
• Lawful reasons for entry: inspect premises, make repairs, supply services, show unit to prospective tenants/buyers/contractors
• Emergency entry permitted WITHOUT notice or consent
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At or before lease signing

• Leases for one year or more must be in writing (Statute of Frauds)
• Oral leases are valid for less than one year — treated as month-to-month or week-to-week
• Landlord must disclose in writing the name and address of the property manager and the owner or owner's agent (A.R.S. § 33-1322(A))
• Must provide notice that copies of the AZ Residential Landlord and Tenant Act are available free from the Secretary of State (A.R.S. § 33-1322(B))
• Must provide move-in inspection form (A.R.S. § 33-1321(C))
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Protection applies when tenant engages in protected activity

• Landlord may NOT retaliate by: increasing rent, decreasing services, or bringing/threatening eviction
• Protected tenant activities include: complaining to a government agency about code violations affecting health and safety, organizing or joining a tenants' union
• Retaliation is presumed if landlord acts within 6 months of the tenant's protected activity
• Landlord can rebut the presumption by showing a valid non-retaliatory reason
• Protection does NOT apply if tenant made the complaint after receiving a notice of termination
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Per lease terms; no state-mandated grace period

• No state-mandated grace period — rent is late the day after it is due
• Late fees must be 'reasonable' — no specific dollar cap in state law
• Late fees must be specified in the written rental agreement to be enforceable
• Landlord may collect all reasonable charges specified in the lease (A.R.S. § 33-1368(C))
• No statewide rent control — Arizona law prohibits local governments from enacting rent control
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Educational materials at lease signing; treatment as needed

• Landlord must provide bedbug educational materials to all existing and new tenants
• Tenant must not knowingly move infested materials into the dwelling
• Tenant must promptly notify landlord of any suspected bedbug infestation
• Landlord of multi-family properties must coordinate treatment efforts
• Does NOT apply to single-family residences (A.R.S. § 33-1319(D))
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Ongoing; applies to all housing transactions

• Federal Fair Housing Act protections: race, color, national origin, religion, sex, familial status, disability
• Arizona Civil Rights Act adds similar state-level protections (A.R.S. §§ 41-1491.14, 41-1491.19)
• Cannot refuse to rent to families with children unless housing qualifies as 'housing for older persons' (A.R.S. § 33-1317)
• Must make reasonable accommodations for tenants with disabilities
• Must allow reasonable modifications for disability (at tenant's expense)
• +3 more requirements