Arizona landlord-tenant laws are governed by the Arizona Residential Landlord and Tenant Act (ARLTA). This legislation establishes the legal framework for rental agreements, outlining the rights and responsibilities of both landlords and tenants. It covers various aspects, including lease terms, security deposits, maintenance obligations, and procedures for resolving disputes. As a landlord in Arizona, it is your responsibility to understand and comply with these regulations, and to proactively uphold them in your rental agreements.
Keep in mind that these laws are subject to change, and individual municipalities may have additional requirements beyond the statewide statutes. This article provides an overview, but it is not exhaustive. Be sure to consult the Arizona statutes directly or seek legal advice if you have specific questions about compliance.
Disclaimer: Innago does not provide legal advice. The content and materials provided in this article are for general informational purposes only and may not be the most up-to-date information.
NEW! 2025 Arizona Rental Laws
The following new rental laws passed in Arizona in recent years:
City Tax on Residential Rentals Prohibited (A.R.S. § 42-6004(H)): Effective January 1, 2025, cities, towns, and other local jurisdictions in Arizona can no longer impose transaction privilege taxes (TPT) on residential rental income from long-term stays of 30 days or more. This change stems from Laws 2023, Chapter 204 and amendments to A.R.S. § 42-6004(H).
Application Fees: N/A Rent Control: N/A Late Fee Limit: N/A Grace Period Minimum: N/A
Security Deposits
Amount Limit: 1.5 times monthly rent Interest: N/A Return Within: 14 days
Fair Housing Protections
Race Color National origin Religion Sex Familial status Disability
Landlord Entry
Notice: 2 days Permitted Times of Entry: Reasonable
Eviction Notices
Rent Demand Notice: 5-day pay-or-quit notice Notice for Lease Violation (Health and Safety): 5-day cure-or-quit notice Notice for Repeat Violation: 10-day quit notice Falsification of General Information on Rental Application: 10-day cure-or-quit notice Falsification of Criminal/Eviction Information on Rental Application: 10-day quit notice Unconditional Notice to Quit: Immediate
Rights and Responsibilities of Arizona Landlords and Tenants
In Arizona, both landlords and tenants have specific rights and responsibilities that are designed to promote fair and safe rental practices. For example, landlords are responsible for maintaining habitable living conditions and essential services, and they also have the right to receive rent payments on time and to access the unit when proper notice is given. Tenants are expected to pay rent and keep the property in good condition, and they have the right to privacy and to live in a unit free from discrimination or health hazards.
These landlord and tenant rights and obligations should be clearly outlined in the rental agreement, but keep in mind that all lease terms must comply with Arizona’s Residential Landlord and Tenant Act (ARLTA) to be enforceable.
Below is a brief overview of the rights and responsibilities of both landlords and tenants in Arizona:
Arizona landlords have the right to:
Collect rent payments as stipulated in the written rental agreement.
In Arizona, landlords are legally required to provide tenants with specific disclosures to ensure transparency and compliance with both federal and state laws. These disclosures inform tenants about potential health hazards, the identities of responsible parties, and the terms of their rental agreements.
Below is a summary of the key disclosures that Arizona landlords must provide to tenants:
Lead-based paint (Title X, Section 1018). Landlords in all 50 states must include information about lead-based paint hazards in the rental agreements for most properties built before 1978. Sellers and landlords must distribute an EPA-approved information pamphlet called “Protect Your Family from Lead in Your Home” and disclose any known lead hazards in the property. These obligations were established by Section 1018 of the Residential Lead-Based Paint Hazard Reduction Act of 1992.
Landlord/Agent Identification (ARS § 33-1322). The landlord must disclose to the tenant in writing the name and address of the person authorized to manage the premises and the owner of the premises, or the person authorized to act on their behalf who may receive notices and demands.
Nonrefundable Fees (ARS § 33-1321(B)). Landlords must provide a written statement indicating the purpose of all nonrefundable fees or deposits. Fees that are not designated as nonrefundable are automatically treated as refundable.
Move-in Checklist (ARS § 33-1321(C)). Landlords must provide tenants with a move-in form listing any existing damages to the property and explaining that the tenant may be present at the subsequent move-in checklist.
Bedbugs (ARS § 33-1319). Landlords in Arizona must provide bedbug educational materials to new and existing tenants. These materials may include a description of prevention measures, information about bedbugs and a description of their appearance, and behaviors that may attract bedbugs. The landlord may also include information provided by the Centers for Disease Control and Prevention (CDC) or other state and local health or housing agencies. Landlords are prohibited from entering into a lease agreement for a dwelling unit that the landlord knows is currently infested with bedbugs.
Shared Utilities (ARS § 33-1314.01(G)). If the landlord uses a ratio utility billing system to allocate costs between tenants, Arizona law requires that the rental agreement include a disclosure describing the ratio utility billing method used to determine each tenant’s bill.
Transaction Privilege Tax Change (ARS § 33-1314(E)). If a municipality changes the percentage of a transaction privilege tax on residential rent, the landlord may adjust rent pursuant to this. However, they must disclose their right to do so in the rental agreement and give the tenant 30 days’ written notice.
Arizona Landlord-Tenant Act (ARS § 33-1322). Landlords must inform their tenants in writing at or before the beginning of the tenancy that the Arizona residential landlord and tenant act is available online on the Arizona Department of Housing’s website.
Pool Safety (ARS § 36-1681(E)). Landlords who own properties with swimming pools must provide renters with a notice explaining the safety education and responsibilities of pool ownership or usage. This information should be approved by the department of health services, as summarized in this Arizona Residential Pool Safety Notice.
Soil Remediation(ARS § 33-434.01). Property owners must notify buyers if the property has been subject to soil remediation unless the site meets residential use safety standards. This applies to properties where residents or children might be in frequent contact with soil (e.g., homes, child care centers, schools).
Arizona landlord-tenant laws provide flexibility in how landlords charge and collect rent, but there are still several important regulations that govern late fees, rent collection timing, and tenant remedies. While the state does not impose rent control or set specific limits on most fees, landlords must act in good faith and follow procedures outlined in the Arizona Residential Landlord and Tenant Act (ARLTA).
Rent Payments
Due Date: Landlords should collect rent in Arizona on the date specified in the rental agreement, typically the first of the month.
Rent Increases: There is no statewide rent control in Arizona.
Grace Period: There is no required grace period in Arizona for residential properties, but landlords must wait at least five days after a tenant fails to pay rent before filing for eviction.
Fees
Application Fees: Rental application fees are not regulated in Arizona.
Late Fees: No limit but must be reasonable, according to Arizona late fee laws.
NSF/Bounced Check Fee Maximum: If the tenant’s rent payment check bounces, the landlord may charge a fee of up to $25 (ARS § 44-6852).
Tenant Remedies
Withholding Rent/Repair and Deduct: If the landlord fails to remedy a condition of the rental unit they are obligated to maintain, the tenant may withhold funds from rent up to $300 or half of monthly rent, whichever is greater. The tenant may also send the landlord written notice of their intention to repair and deduct. If the landlord receives this notice and does not comply within 10 days, the tenant may arrange for the repair to be completed by a licensed contractor and deduct the actual and reasonable cost of the work from rent, up to the limit specified above. Tenants may not withhold rent or repair and deduct if the condition was caused by the tenants’ negligence (ARS § 1363).
Arizona Security Deposits
Security deposits in Arizona are regulated under the Arizona Residential Landlord and Tenant Act (ARLTA) and are intended to protect landlords against unpaid rent or property damage. While Arizona offers landlords some flexibility, they must still comply with specific limits, deadlines, and documentation requirements. Understanding these regulations helps ensure both parties handle deposits lawfully and avoid unnecessary disputes.
Below is an overview of Arizona’s security deposit rules:
Interest: Landlords in Arizona are not required to pay interest on security deposits.
Return Within: 14 days, excluding Saturdays, Sundays, and other legal holidays (ARS § 33-1321(D)).
Deposit Location: There is no statute in Arizona designating where security deposits should be held. However, they should be responsibly stored and kept safe in a reasonable manner.
Withholding: Landlords may withhold funds from the security deposit for unpaid rent, any other charges specified in the lease or rental agreement, or to cover damages to the dwelling unit caused by the tenant. Landlords must also provide an itemized list of deductions together with the remainder of the security deposit (ARS § 33-1321(D)).
Arizona Tenant Screening and Fair Housing Protections
Landlords in Arizona must comply with federal fair housing laws when screening prospective tenants. These laws are in place to prevent discrimination and ensure that all renters have equal access to housing, regardless of their background or personal characteristics. From advertising to application review, landlords are prohibited from making decisions based on any protected class status.
The sections below explain what constitutes housing discrimination and details the protected classes recognized under federal law.
What actions are considered housing discrimination?
Tenants in Arizona are protected under the Federal Fair Housing Act (Title 24 USC § 3601–3607) as well as state law. Discrimination occurs when a landlord uses a tenant’s protected characteristics as a basis for decisions related to:
Accepting or denying rental applications
Selecting or applying screening methods
Advertising or listing available rental units
Setting rent prices, deposits, or lease terms
Offering discounts, promotions, or rent credits
Providing maintenance or repairs
Enforcing lease rules or penalties
Initiating eviction or non-renewal
Any other rental-related decision
What are the protected classes in Arizona?
Federal law protects tenants from discrimination based on:
Race
Color
Religion
Sex (including gender)
National origin
Familial status (e.g., having children)
Disability
Arizona state law mirrors these protections under ARS § 41-1491.14, ensuring that landlords in the state cannot discriminate on any of the grounds listed above during any stage of the rental process. Violations may result in legal action, fines, or civil penalties.
Use of Credit Reports
Arizona landlords are subject to the federal Fair Credit Reporting Act (FCRA) (15 USC § 1681), which outlines the responsibilities of landlords to protect tenant credit information. According to the Act, landlords may not share tenant credit information with anyone without a legal reason to view it. They must also investigate disputed information, dispose of credit reports after use in tenant screening, and notify applicants when their credit score or history was the reason for their denial.
Use of Criminal Histories
Are background checks illegal in Arizona? According to Arizona criminal background check laws, background checks may be used during tenant screening. Landlords may discriminate based on convictions under federal or state law or due to the illegal manufacture or distribution of drugs (ARS § 41-1491.14(C)). However, Arizona landlords should follow HUD recommendations for using criminal background checks fairly. This includes avoiding blanket policies for denying applicants with criminal convictions, assessing applicants and their criminal histories on a case-by-case basis, and only denying an applicant when they demonstrate a risk to the safety of other residents or the property.
Before entering a rental unit, Arizona landlords must understand the rules that protect tenant privacy and outline lawful access procedures. Below is an overview of what qualifies as reasonable notice, the valid reasons for entry, and how to handle emergency situations.
Permitted Times: Landlords in Arizona may only enter at reasonable times. They may enter to inspect the premises, make necessary or agreed repairs, make alterations or improvements, supply necessary services, or show the unit to prospective tenants or buyers (ARS § 33-1343(A, D)).
Emergency Entry: In case of emergency, landlords may enter the property without consent or prior notice (ARS § 33-1343(C)).
Arizona Eviction Notices
Evictions are complex legal processes often misunderstood by both parties. Before pursuing eviction in Arizona, consider hiring an experienced real estate attorney and be sure to review the Arizona eviction process in more detail. Like all breaches of Arizona law, there may be penalties if a landlord fails to follow the relevant laws and processes while attempting to evict a tenant from a rental property.
Notice for Nonpayment: 5 days to pay or quit (ARS § 33-1368(B)). This notice applies when a tenant fails to pay rent after any grace period established in the lease agreement.
Notice for Lease Violation (Health & Safety): 5 days to cure or quit. According to eviction laws in Arizona, if the tenant’s breach or noncompliance materially affects health and safety, the landlord may send notice that the lease will terminate in five days if the breach is not fixed (ARS § 33-1368(A)).
Notice for Repeat Violation: 10 days to quit. This notice applies if the tenant commits a second lease violation of the same or similar nature within the same term as a previous remedy of noncompliance. No cure period is necessary (ARS § 33-1368(A)).
Falsification of General Information on Rental Application: 10 days to cure or quit. This notice applies if the tenant falsified any general information on their rental application (such as the number of occupants, pets, income, social security number, or current employment) (ARS § 33-1368(A)).
Falsification of Criminal/Eviction Information on Rental Application: 10 days to quit. If the tenant is found to have falsified information about their criminal record, prior eviction record, or current criminal activity on their rental application, the eviction notice becomes non-curable (ARS § 33-1368(A)).
Unconditional Notice to Quit: The landlord may terminate the rental agreement immediately if the tenant commits a "material and irreparable act" on the premises. This may include the illegal discharge of a weapon, homicide, prostitution, criminal street gang activity, unlawful drug activity, threatening or intimidating behavior, assault, or another breach of the lease that involves jeopardizes the health, safety, or welfare of the landlord or that involves serious property damage (ARS § 33-1368(A)).
Squatters are people who occupy a property without the legal permission of the owner or a valid lease. In Arizona, as in many states, removing a squatter typically requires going through the formal eviction process. Property owners are not permitted to use self-help measures such as changing the locks, shutting off utilities, or physically removing the squatter without a court order.
Squatters in Arizona may attempt to claim ownership of a property through adverse possession, but this is rare and only possible under strict conditions. According to A.R.S. § 12-521 through § 12-529, a squatter must:
Occupy the property openly, continuously, and hostilely (without permission) for 10 years.
Have color of title (a document that appears to give legal claim) and pay property taxes for 5 of those 10 years (A.R.S. § 12-526).
These cases are uncommon and require judicial approval. Before attempting to remove a squatter, landlords should consult a qualified Arizona real estate attorney and follow the legal eviction procedures under the Arizona Residential Landlord and Tenant Act.
The median rent rate in Arizona according to Zillow is $1,995.
The median rent rate in Phoenix according to Zillow is $1,850.
If a landlord in Arizona violates the laws of entry dictated by ARS § 33-1343, the tenant may recover actual damages not less than one month’s rent (ARS § 1376(B)).
Conclusion
Arizona’s landlord-tenant laws support both landlord rights and tenant protections. While the state allows flexibility in lease terms and fees, it also enforces clear rules on maintenance, disclosures, security deposits, and eviction. To avoid disputes and stay compliant, landlords and tenants should review the Arizona Residential Landlord and Tenant Act regularly and seek legal guidance as necessary.
FAQs
How much can a landlord charge for a security deposit in Arizona?
Arizona landlords may charge a security deposit of up to 1.5 times the monthly rent(ARS § 33-1321(A)).
When must a landlord return the security deposit in Arizona?
Landlords must return the security deposit within 14 business days after the lease ends, excluding weekends and legal holidays, along with an itemized list of any deductions (ARS § 33-1321(D)).
What is the eviction process in Arizona?
Eviction is a complex legal process that varies by state, so be sure to review the Arizona eviction process and associated laws in close detail before pursuing an eviction. In general, Arizona landlords must first issue a written notice based on the lease violation, such as a 5-day notice to pay or quit for nonpayment, before filing for eviction in court. Self-help evictions (like changing locks) are illegal.
Can a landlord charge late fees in Arizona?
Yes. Arizona law does not set a specific cap, but late fees must be reasonable and clearly outlined in the lease agreement.
Is there a grace period for rent payments in Arizona?
Arizona law does not require a grace period, but landlords must wait at least five days after issuing an eviction notice following a missed payment before filing for eviction (ARS § 33-1368(B)).
Can tenants withhold rent for repairs in Arizona?
Yes, under certain conditions. Tenants may withhold up to $300 or half of one month’s rent, whichever is greater, or use the repair and deduct remedy after giving written notice and waiting 10 days for the landlord to act (ARS § 33-1363).
