Landlord Guide to Renting in Arizona

Arizona allows both written and oral rental agreements. However, written leases are strongly recommended for clarity and enforceability. Leases may be for a fixed term or periodic (month-to-month). If a written rental agreement exists, the landlord must provide the tenant with a signed copy (A.R.S. § 33-1314).

• Written and oral leases are both valid under Arizona law
• Fixed-term and month-to-month tenancies are recognized
• Landlord must provide the tenant a copy of the signed written agreement (§ 33-1314)
• Lease provisions that waive tenant rights under the Act are void (§ 33-1315)

Under A.R.S. § 33-1321, the security deposit may not exceed one and one-half months' rent. The deposit does not need to be held in a separate account or accrue interest. Nonrefundable fees (such as cleaning fees) are permitted and must be clearly identified in the lease as nonrefundable.

• Maximum deposit: one and one-half months' rent (§ 33-1321)
• No requirement to hold the deposit in a separate or interest-bearing account
• Nonrefundable fees are allowed if clearly stated as nonrefundable in the lease
• Purpose of the deposit must be disclosed in writing

Arizona law requires several disclosures to tenants before or at the start of the tenancy. These are designed to ensure tenants are informed about the property, the landlord, and any known risks.

• Name and address of the property owner and the person authorized to manage and receive notices (§ 33-1322)
• Move-in inspection checklist documenting existing damage (§ 33-1321(C))
• Lead-based paint disclosure for pre-1978 properties (federal requirement)
• Written notice if the property is located in an area where a convicted sex offender database is available (§ 33-1317)
• Purpose of and accounting for any nonrefundable fees

Rent is due on the date specified in the rental agreement. Arizona law provides a mandatory 5-day grace period for rent payments before a late fee may be charged (A.R.S. § 33-1368(B)). Late fees must be reasonable and described in the lease.

• Rent is due on the date specified in the lease
• Mandatory 5-day grace period before late fees may apply (§ 33-1368(B))
• Late fees must be reasonable and stated in the lease
• Landlord must accept rent payments during business hours at a designated location

Under A.R.S. § 33-1324, landlords must maintain the premises in a fit and habitable condition. This includes compliance with all applicable building codes and maintaining essential services such as plumbing, heating, cooling, and electrical systems. Arizona's extreme heat makes functional air conditioning a critical habitability concern.

• Comply with all applicable building and housing codes (§ 33-1324)
• Maintain plumbing, heating, air conditioning, ventilation, and electrical systems
• Keep common areas clean and safe
• Provide and maintain appropriate receptacles for trash removal

Arizona requires at least two days' advance notice before a landlord may enter a tenant's dwelling, except in emergencies (A.R.S. § 33-1343). Entry must be at reasonable times and for legitimate purposes such as inspections, repairs, or showing the unit.

• Two days' (48 hours') notice required for non-emergency entry (§ 33-1343)
• Entry must be at reasonable times
• No notice required for genuine emergencies
• Tenant may not unreasonably withhold consent for lawful entry

Arizona has no statewide rent control and state law preempts local rent control ordinances (A.R.S. § 33-1329). Landlords may raise rent by any amount with proper notice. For month-to-month tenancies, at least 30 days' written notice is required before the next rental period begins.

• No rent control — state law preempts local rent control ordinances (§ 33-1329)
• 30 days' written notice required for rent increases on month-to-month tenancies
• Rent cannot be increased during a fixed-term lease unless the lease expressly permits it
• Rent increases must not be retaliatory (§ 33-1381)

Notice requirements in Arizona depend on the type of tenancy and the reason for termination. Fixed-term leases expire automatically at the end of the lease period unless renewed.

• Month-to-month tenancy: 30 days' written notice (§ 33-1375)
• Week-to-week tenancy: 10 days' written notice (§ 33-1375)
• Fixed-term lease: terminates at the end of the lease term without notice
• Nonpayment of rent: 5 days' written notice to pay or quit (§ 33-1368(B))
• Material lease violation (non-remediable): 10 days' notice (§ 33-1368(A))

To evict a tenant in Arizona, the landlord must first serve the appropriate written notice. For nonpayment of rent, a 5-day notice to pay or quit is required (§ 33-1368(B)). For material health or safety violations, the landlord may give an immediate 5-day notice to vacate with no opportunity to cure. If the tenant fails to comply, the landlord files a special detainer action in Justice Court.

• Serve the required written notice (5 days for nonpayment, 10 days for curable violations)
• File a special detainer action in Justice Court if the tenant does not comply
• Attend the court hearing (typically scheduled within 3–6 days of filing)
• If the court rules for the landlord, a writ of restitution is issued within 5 days

Under A.R.S. § 33-1321, landlords must return the security deposit within 14 business days after the tenant vacates and provides a forwarding address. The landlord must provide an itemized statement of any deductions. If the landlord fails to comply, the tenant may recover the deposit plus damages equal to twice the withheld amount.

• Return deadline: 14 business days after move-out and receipt of forwarding address
• An itemized list of deductions must be provided
• Permissible deductions: unpaid rent, damages beyond normal wear and tear, lease-specified cleaning costs
• Failure to return the deposit on time may result in liability for twice the withheld amount