Arizona Rental Laws – Apartment Management Resources

Disclaimer: This article doesn’t constitute legal advice, and landlords should not substitute this information for professional legal advice.

Whether you rent a single unit or you manage dozens of properties across Arizona, you need to know how rental regulations work in your state. Naturally, when you understand how the law applies, you can better control your investment and provide a pleasant home for renters. Find out what you need to know about leases, security deposits, evictions, and more in our guide to Arizona rental laws.

A guide to Arizona rental laws and regulations

Leases, rent, and fees
Security deposits
Notices and entry
Utilities
Pet laws
Disclosures
Eviction
Business licenses
Court information
Landlord and Tenant Act
Resources
FAQs

Leases, rent, and fees in Arizona

In Arizona, you need a written lease agreement for rental periods of 12 months or longer. Your lease should include standard information, such as:

Time frame
Monthly rent amount
Rent due date
How and where to pay rent
Acceptable methods of payment
Any penalties
Who pays utilities
Late rent policies
Warning needed to raise rent

By default, subleases are legal in Arizona. If your renter opts to sublet their unit, the subletter must follow the provisions in the original lease. If you don’t want renters to sublet, you have to include a sublease provision in the original agreement. In the absence of this provision, you have to allow subletting.

Late fees

If your renter misses a payment date, you can charge a late fee. Arizona doesn’t regulate grace periods or late fees. That means you can begin tallying fees as soon as the payment date passes.

Adjusting rent prices

You can’t raise the rent during a fixed-term lease. When it comes to issuing a rent increase notice, Arizona regulations are limited. You have to provide a 30-day notice, but there are no limits to how much you can raise the rent in any Arizona city or county.

When it comes time to end a lease, you may have to provide notice: You have to give a 90-day notice for a year-to-year lease if you don’t want to renew.

For a month-to-month lease, you have to provide a 30-day notice.
For a week-to-week lease, you have to provide a 10-day notice.

You may also be able to end a lease early in certain circumstances:

If you decide to terminate a lease early for failure to pay rent, you have to give the renter five days to make past-due payments or vacate the property.
In the event that you opt to end the lease early due to a lease violation, you have to give 10 days’ notice to resolve the issue or vacate the property. However, if the violation impacts others’ health or safety, you only have to give five days’ notice.
If you learn that a renter falsified application documents, such as a criminal record or an eviction record, you have to give 10 days’ notice before ending the lease.
In the event that you learn a renter engages in illegal activity, such as discharging a weapon or manufacturing a controlled substance, you can terminate the lease immediately with no advance warning.

You typically have to do a move-out inspection at the end of the occupancy if the renter requests it. Be sure to have a copy of the move-in checklist on hand so you can identify damage.

Security deposits and deposit management in Arizona

Arizona law places some restrictions on deposits and fees.

How much you can charge for a security deposit.
The total of the security deposit and any prepaid rent can’t exceed one and a half months’ rent. However, renters can voluntarily prepay additional rent if they choose.
You can charge nonrefundable fees, such as the cost of doing a background check. However, you have to list these fees in your written lease agreement.

Holding security deposits

You can hold renters’ security deposits in an account of your choice. Arizona law doesn’t regulate the type or location of the account. There are no restrictions on commingling security deposits or on providing receipts.

Interest regulations

Arizona doesn’t regulate security deposit interest. If the account generates interest, you maintain a claim to it.

Returning security deposits

When the lease ends, you’re required to return the security deposit within 14 business days of the move-out date.

If you withhold any part of the security deposit, you have to provide an itemized list of the costs you deducted. Typical reasons for withholding a security deposit include:

Unpaid rent
Property damage beyond standard wear and tear

Belongings left behind

If a renter leaves behind belongings, Arizona law requires you to follow special guidelines:

If the renter vacated the property after you gave notice you can use or sell the belongings. If you accumulate costs related to disposing of the items, you can deduct them from the security deposit.
If you evicted the renter and local law enforcement had to lock them out, you must maintain the belongings for 21 days before assuming ownership.
A renter who abandons the unit will have 10 days before the belongings can be disposed of or sold.

If you sell the remaining items and collect proceeds that total more than what the renter owes you, Arizona law requires you to send the money to the renter.

Notices and entry regulations

You must provide the renter with reasonable notice 48 hours prior to entering the rental unit.

You can enter without notice in an emergency, to make urgent repairs, or to administer pest control.

Arizona utilities laws

As a landlord, you can charge renters for utilities, such as electricity, natural gas, water, or sewage. To determine costs, you can either rely on a sub-metering system or apply a ratio to the main meter. You are not allowed to shut off the utilities in an occupied unit at any time.

Arizona pet laws

Arizona law doesn’t require you to allow pets in your rental property. However, federal law does require you to make an exception for service animals.

Required disclosures

As a property owner in Arizona, you have to comply with a few common requirements. Standard disclosures include:

Bedbugs

Landlords must disclose any bedbug infestations, even if the unit is presently clear.

Property owner identification

You must provide renters with the name and address of the property owner and the property manager, if applicable.

Domestic violence

If a renter is a victim of domestic violence, you may request proof of status. You’re responsible for allowing eligible renters to end their leases early or change their locks upon request.

Lead paint

If your unit existed prior to 1978, federal law requires you to disclose the presence of lead-based paint. In addition, you have to give renters a copy of the standard lead-based paint brochure.

Move-in documents

Landlords must give renters copies of the lease agreement and a property condition checklist.

Rental regulations

You have to tell renters where they can access information about Arizona tenant rights. In most cases, that means you can direct renters to the Arizona Department of Housing via a written notice.

Eviction laws in Arizona

In Arizona, eviction laws are relatively landlord-friendly. After giving notice according to the early lease termination guidelines above, you can file for eviction. Instead of changing the locks or engaging in other prohibited activities, follow Arizona’s standard eviction process:

File a complaint with your local justice court or superior court.
Send a summons and a copy of the complaint to the renter.
Attend the hearing, which may result in the judge issuing an eviction order.

Business licenses for Arizona landlords

Before you list your first property, it’s important to check whether you need a license. The Arizona Department of Revenue doesn’t typically require landlords to have business licenses, but you may need other licenses to operate legally. Some common licenses for Arizona landlords include:

Property managers need a real estate broker’s license.
Residential rental property owners need an Arizona transaction privilege tax license.

Be sure to check licensing requirements for your city or county, as well. Many local jurisdictions require licenses to own or manage rental property within the city or county lines.

Arizona court information

If you have a serious dispute with a renter, you may have to settle in court. Small claims court and justice of the peace court handle most landlord-tenant disputes with values up to $10,000. Use these links to learn more about your options:

If you need to settle an eviction-related claim, neither small claims court nor justice of the peace court can assist. Instead, you’ll have to contact the Arizona judicial branch for more information about filing a claim.

Arizona and Landlord Tenant Act

The Arizona Landlord and Tenant Act involves the governing of rental units and the rights and obligations of the landlord and tenant. Read more about the Arizona Landlord Tenant Act here.

Additional resources for Arizona landlords

Although some larger cities, such as Phoenix and Tucson, may have additional regulations, Arizona landlord-tenant law applies across the state. Follow these helpful links to learn more about the state’s housing guidelines and landlord-renter act:

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FAQs about rental laws in Arizona

Is Arizona a landlord- or renter-friendly state?

Landlord-friendly.

Does Arizona require a written lease agreement?

Yes, in specific cases.

Does Arizona have security deposit regulations?

Yes. Both the amount of a security deposit and how it’s held are regulated.

Are landlords required to provide receipts for rent payments or deposits?

No. Landlords do not have to give you a receipt.

Does Arizona place limits on late fees for rent payments?

No. Landlords determine late fees.

Does Arizona have pet laws for renters?

No. Allowing pets is at a landlord’s discretion.

Do Arizona landlords have to provide notice before entry?

Yes. 48-hour notice is required, except in the case of an emergency.

Make sure to review your city and state’s ordinances and regulations in detail, and seek the help of a professional for legal advice.

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