Arizona Landlord-Tenant Law for DIY Landlords (2026)

Security deposits, late fees, the two-day entry notice, the five-day rent demand and the special detainer timeline in Arizona, in plain English for landlords who manage their own rentals.

Last updated September 23, 2026

Most Arizona rentals run under the Arizona Residential Landlord and Tenant Act, A.R.S. Title 33, Chapter 10. Evictions run on a separate track, the forcible detainer rules in Title 12, Chapter 8, Article 4, sped up for residential cases by the special detainer statute.

Arizona is a fast state. Notice periods are short, court dates are short, and the deposit clock is short. Miss one and you pay for it.

One change to check on your lease. Cities can no longer charge transaction privilege tax on residential rent. The residential rental TPT ended on January 1, 2025 under the amendment to A.R.S. § 42-6004(H), and the Department of Revenue cancelled the licenses that covered only residential rental. If your lease still adds a city rental tax line to the rent, pull it out.

Security deposits

The cap is one and a half months' rent. That covers everything you hold, whatever you call it, including prepaid rent (A.R.S. § 33-1321(A)).

Nonrefundable fees have to say so in writing. Put the purpose of every nonrefundable fee or deposit in writing. Anything you do not label nonrefundable is refundable (§ 33-1321(B)).

Hand over three things at move-in. A signed copy of the lease, a move-in form for listing existing damage, and written notice that the tenant may be present at the move-out inspection (§ 33-1321(C)).

You have 14 business days to settle up. Saturdays, Sundays and legal holidays do not count. The clock runs from the end of the tenancy, delivery of possession and the tenant's demand. Send an itemized list of every deduction plus any money owed back (§ 33-1321(D)).

The word "demand" in that subsection invites arguments. Do not play the game. Send the itemization and the balance inside 14 business days whether the tenant asks or not.

The penalty is double. A tenant who has to chase you can recover the money plus damages equal to twice the amount wrongfully withheld (§ 33-1321(E)).

Late fees

Arizona sets no late fee cap and no statutory grace period. The only limit in the act is the phrase "a reasonable late fee set forth in a written rental agreement" (§ 33-1368(B)). No written fee means no fee. An unreasonable one gets struck by a judge who is already reading your paperwork closely.

Rent increases and rent control

Cities and towns, charter cities included, have no power to control rents on private residential property. The state took that power (§ 33-1329). The exception covers housing owned, financed, insured or subsidized by a state or local agency.

A fixed-term lease locks your rent until renewal. On a month-to-month there is no separate rent increase statute in Arizona, so the working rule is the 30-day termination notice in § 33-1375. Give 30 days' written notice of the new rate before the rental date it starts.

Entering the unit

Two days' notice. Give the tenant at least two days' notice of your intent to enter, and enter at reasonable times. Emergencies are the exception (§ 33-1343). The tenant cannot unreasonably refuse entry for inspections, repairs, agreed services or showings.

What you have to disclose

In writing, at or before move-in, name the person authorized to manage the property and an owner or agent who can accept service of process. Tell the tenant in writing that the Arizona Residential Landlord and Tenant Act is on the Arizona Department of Housing website, and deliver a signed copy of the rental agreement (§ 33-1322).

Ending a month-to-month tenancy

30 days. Either side ends a month-to-month with written notice given at least 30 days before the periodic rental date named in the notice. A week-to-week takes 10 days (§ 33-1375).

When rent isn't paid

Five days. Serve written notice of nonpayment. If the tenant does not pay within five days, you can terminate and file. Up until you file, the tenant reinstates the agreement by tendering all past due rent plus the reasonable late fee your written lease sets out (§ 33-1368(B)).

Other breaches run on different clocks (§ 33-1368(A)).

Material noncompliance with the lease. Written notice, terminates no sooner than 10 days after receipt, cured inside those 10 days.
Noncompliance affecting health and safety. Five days to fix it.
Material and irreparable breach on the premises. Immediate termination. The statute lists things like illegal discharge of a weapon, homicide, prostitution, criminal street gang activity, controlled substance offenses, assault, and threatening or intimidating.

The eviction (special detainer) timeline

Serve the correct notice and let the full period run.
File a special detainer complaint in the justice court for the precinct where the property sits (§ 33-1377).
Hearing. The summons sets the appearance not more than six and not less than three days from the date of the summons. For a material and irreparable breach, the trial and return date land no later than the third day after filing. Good cause supported by affidavit buys a postponement of up to three days in justice court, five in superior court (§ 33-1377).
Judgment. The court awards restitution of the premises plus the charges stated in the rental agreement, damages, attorney fees, court costs and other costs (A.R.S. § 12-1178).
Writ of restitution. No writ issues until five calendar days after judgment (§ 12-1178). The constable enforces it after that.

Two lines you do not cross. Lockouts and utility shutoffs let the tenant recover possession or end the lease and collect the greater of two months' rent or twice actual damages (§ 33-1367). Retaliation is its own trap. A tenant complaint in the six months before your rent increase, service cut or eviction filing creates a presumption that you retaliated, and the tenant gets the § 33-1367 remedies plus a defense to your case (§ 33-1381).

Repairs and habitability

You keep the property fit and habitable, comply with building codes affecting health and safety, keep common areas clean and safe, maintain electrical, plumbing, sanitary, heating, ventilating and air conditioning systems in good and safe working order, handle garbage removal, and supply running water, reasonable hot water and adequate heat. Air conditioning counts where it is installed (§ 33-1324).

Skip a repair and the tenant can do it for you. After written notice, if you have not fixed it in 10 days (faster in an emergency), the tenant may hire the work out and deduct the cost from rent, capped at $300 or one half of one month's rent, whichever is greater (§ 33-1363).

The short version

Deposit cap of one and a half months' rent, prepaid rent included
Itemized list and any refund inside 14 business days, or you risk paying double
Signed lease, move-in damage form and move-out inspection notice at move-in
No late fee cap, so put a reasonable fee in the written lease
No local rent control anywhere in Arizona
Two days' notice before you enter
30 days to end a month-to-month
Five-day written notice for unpaid rent, then a hearing three to six days out
Writ of restitution five calendar days after judgment

Let Taz handle the paperwork

Taz is an AI property manager for landlords who would rather not track 14 business days by hand. It watches deposit deadlines, sends rent reminders, takes maintenance calls at any hour, and keeps the paper an Arizona justice court asks to see. See how Taz works.

Where this guide says a state has no rule on something, that means we found no statute setting one, which is not the same as none existing. Local ordinances and court practice can add requirements. Confirm anything you plan to rely on.

This guide is general information, not legal advice. Laws change, and your city or county may add rules. Talk to an Arizona attorney before acting on a specific situation. Last checked September 2026.