Landlord Tenant Rights in Arizona [2025]

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Confused about Arizona landlord tenant rights in 2025?

Whether you’re renting out a home or living in one, understanding these rights is key to avoiding disputes and staying protected.

From rent hikes and security deposits to early termination and evictions, Arizona law outlines clear rules for both landlords and tenants.

In this guide, we break down the essentials so you can manage or rent property confidently—and legally—under the Arizona Residential Landlord and Tenant Act.

What are Landlords’ and Tenants’ Rights in Arizona? 

What Rights Do Landlords Have in Arizona?

In Arizona, landlords have clear rights to manage their rental properties effectively. These rights are outlined in the Arizona Residential Landlord and Tenant Act (ARLTA) to help with fair rent collection, property maintenance, and tenant compliance, creating a balanced rental relationship.

Collect a Security Deposit

Landlords can collect a security deposit from the tenants before they move in. It shouldn’t exceed 1½ month’s rent (Ariz. Rev. Stat. § 33-1321), and the purpose of all non-refundable fees or deposits shall be stated in writing by the owner. 

Increase Rent

Landlords can increase rent by any appropriate amount and for any reason in the absence of state-level rent control laws. Rent cannot be increased during a lease term and requires a 30-day notice for month-to-month tenancies. For week-to-week leases, a 10-day notice is required. 

Access the Property

Ariz. Rev. Stat. § 33-1343 states that landlords can access the dwelling unit after submitting a 2-day notice to the tenants before going in, unless there’s an emergency or situation that could affect the property’s habitability. 

Charge Late Fees (for Mobile Homes)

Landlords renting manufactured or mobile homes can add a penalty amount to the monthly rent if it’s overdue by 5 days, following Ariz. Rev. Stat. § 33-1414. It should be reasonable and mentioned in the lease agreement. 

Charge an Application Fee 

While not required by law, landlords can request a small, non-refundable application fee from applicants to cover the hard or soft costs of processing a rental application.  

What Rights Do Tenants Have in Arizona? 

Tenants in Arizona have the right to fair treatment, safe housing, and access to repairs. They are further protected from discrimination, unfair rent hikes, or harassment from landlords, as discussed below.  

Early Termination

A tenant can decide to terminate a lease before its official expiry in any of the following cases:

• Breach of lease term(s) by the landlord 
• Retaliation
• Active military duty 
• Domestic violence, harassment, or physical assault
• Unsafe housing conditions

Regardless of the situation, the tenant must deliver a written notice (either in-person or through mail) to the landlord before leaving the property. 

Repair and Deduct

It’s the landlord’s responsibility to take care of minor damage(s) not caused by the tenant, the tenant’s family, or guests. If they fail to make the repair(s) within 10 days of receiving written notice of the problem, the tenant can hire a licensed contractor for the repair job and deduct the cost from the following month’s rent if it’s less than the ½ month’s rent or $300, whichever is greater.  

No Retaliation 

No retaliation is allowed against tenants for exercising their legal rights as per the Arizona Residential Landlord and Tenant Act or reporting code violations to government authorities. The tenant can sue the landlord to recover up to 2 months’ rent or 2x the damages incurred, whichever is greater, if they’re the victim of illegal retaliation. 

No Discrimination

The Fair Housing Act of 1968 protects tenants against discrimination on the basis of:

• Race or color
• Religion
• National origin
• Familial status or age (includes families with children under the age of 18 and pregnant women)
• Disability or handicap
• Sex (includes gender identity and sexual orientation)

What Are the Procedures for Lease Termination, Eviction, and Dispute Resolution in Arizona?

Legal Termination Procedure in Arizona

Ending a rental agreement in Arizona must follow certain legal steps. Both landlords and tenants need to give proper notice and meet the rules set by state law. Here’s a simple look at how the process works.

Notice Requirements 

• Week-to-Week Leases: At least 10 days
• Month-to-Month Leases: At least 30 days
• Quarterly Leases: No official rule
• Annual Leases: No official rule
• Fixed-Term Leases: No official rule

Justified Reasons for Lease Termination 

• Uninhabitable dwelling
• Active military duty under the Servicemembers Civil Relief Act
• Early termination clause
• Privacy violations or landlord harassment
• Domestic violence
• Lease contract violations
• No accommodation for tenants with a qualified disability

Unjustified Reasons for Lease Termination

• Marriage
• House upsizing or downsizing
• New house purchase
• Shifting to be closer to a family member or close friend
• Relocating for a new school or job
• Separation from the partner

Notice Delivery

Notice for early lease termination shall be delivered in-person or through certified mail. 

Eviction Process in Arizona

A landlord can’t just ask a tenant to leave right away; they must follow a step-by-step legal process. This includes giving proper eviction notice and attending a court hearing for judgement. Below, we’ll discuss how the eviction process works.

Serves an Eviction Notice

When a tenant breaks the lease terms, the landlord must provide one of six eviction notices, specifying the number of days the tenant has to correct the problem:

Type of Notice	Number of Days to Remedy	Download Link
Rent Demand Notice	5 days	Link
Lease Violation Notice (Health & Safety)	5 days	Link
Repeat Violation Notice	10 days	Link
Falsification of General Information on Rental Application Notice	10 days	Link
Unconditional Notice to Quit	0 days (immediately)	Link
Falsification of Criminal or Eviction Information on Rental Application	10 days	Link

Arizona bans landlords from locking tenants out or selling their belongings to recover unpaid rent during evictions (Ariz. Rev. Stat. § 33-1372(B)). Instead, landlords can legally claim all clear financial losses, court expenses, and reasonable attorney fees caused by a tenant’s lease violations (Ariz. Rev. Stat. § 33-1368(C)).

This protects tenants from abrupt property seizures while ensuring landlords can pursue fair compensation through the courts, balancing both parties’ rights in eviction disputes.

Files an Eviction Lawsuit With the Court

When a tenant doesn’t fix a lease problem after the notice time or the issue can’t be fixed, the landlord can file an eviction form in Arizona’s Superior Court (for claims over $10,000) or Justice Court (for claims under $10,000).

The form must include the names of both parties, property address, the reason for eviction, unpaid rent details when it was due, rent amount, late fees, and total money owed.

The landlord shall attach the eviction notice (Ariz. Rev. Stat. 12-1175(B)), sign it, and add lawyer details if used. 

Court Serves the Summons to the Tenant

The court quickly sends out a Summons (Eviction Action) form, usually by the next court day, after a landlord files for eviction (Ariz. Rev. Stat. § 12-1175(A)).

This notice tells the tenant they must appear in court and lists the landlord’s name, attorney’s contact, court details, hearing date, and a warning that skipping court could mean losing the case. It also offers disability accommodations if requested 3 days in advance. 

A sheriff, constable, or certified server delivers the summons, complaint, lease copy, payment history (if about unpaid rent), and an eviction information sheet to the tenant at least 2 court days before the hearing (Ariz. Rev. Stat. § 12-1175(C)).

Delivery can be in person, to a household member, or by mail if the court allows. Either side can ask to delay the hearing, but the court only grants a short delay  of up to 3 days for a strong reason (Ariz. Rev. Stat. § 12-1177(C)). 

Tenant Files an Answer

It’s time for the tenant to file an answer. They must submit a written response, called an Answer, by the hearing date, using a form they can download from here. They can agree with the landlord’s claims, ask to dismiss the case with reasons (like improper notice), list defenses, or deny issues like unpaid rent or damage.

Skipping the Answer risks a default judgment for the landlord. Tenants can also file a counterclaim if the landlord broke the lease, such as by neglecting repairs or using illegal tactics like cutting utilities. This ensures tenants can defend their rights fairly.  

Attend Court Hearing for Judgment

In Arizona, eviction hearings happen within 5 court days after the landlord files (Ariz. Rev. Stat. § 12-1176(A)). For serious lease violations, like those needing an Unconditional Notice to Quit, hearings are set within 3 days. At the hearing, landlords bring the lease, eviction notice, proof of delivery, and evidence of the tenant’s violation. Both sides share their case, and the judge decides.

If the landlord wins, the tenant owes unpaid rent, damages, court costs, and attorney fees. The judge issues a Writ of Restitution, forcing the tenant out, but waits 5 days (or one day for serious violations). 

Tenants or landlords can appeal within 5 days by filing a bond (Ariz. Rev. Stat. § 12-1179(A)). Another hearing happens 5 days later if the landlord objects. This process balances quick action with fair chances to appeal.

Court Serves a Final Notice Period to Move Out

If a tenant doesn’t leave within 5 days after an eviction order, the court clerk issues a Writ of Restitution. The landlord must contact the sheriff’s office and cover the cost to deliver it.

The law doesn’t set a specific time for tenants to vacate before the sheriff removes them—it depends on the sheriff’s schedule. Tenants might get just hours or a couple of days to move out after the writ is served.

Sheriff Forcibly Removes the Tenant

The final eviction step involves hiring a sheriff to remove a tenant, costing $48 plus $40 per hour per officer after 3 hours. The sheriff forces the tenant out, giving the landlord control of the property. One day later, the landlord can shut off utilities (Ariz. Rev. Stat. § 33-1368(D)).

For items left behind, the landlord must follow Ariz. Rev. Stat. § 33-1370: send a notice giving the tenant 14 days to claim their stuff, store it safely, and allow immediate pickup of essentials like clothes or ID. 

For tenants, they shall pay storage and moving costs to reclaim items. If unclaimed, the landlord can sell or donate the property, using sale proceeds to cover unpaid rent, then mail any extra money to the tenant. Donations benefit the tenant’s taxes.

Dispute Resolution Options in Arizona

Sometimes, problems can come up between landlords and tenants. When that happens, there are a few ways to solve them without going to court right away.

Here are the different dispute resolution options available to settle things peacefully:

Work It Out Together  

The first resolution option for the dispute between landlords and tenants is to talk directly. They should calmly discuss the problem, like a late rent payment or a needed repair, and try to agree on a solution. It’s best to write down any agreement and have both sign it. Keeping records of all talks, like emails or letters, helps avoid confusion later. This approach is free and can keep things friendly. 

Mediation

If talking doesn’t work, mediation is a good next step. In mediation, a neutral person, called a mediator, listens to both sides and helps them find a solution.

The mediator doesn’t pick a winner but guides the conversation. Both the landlord and tenant must agree to try mediation, and any agreement they reach is voluntary. Mediation is often free or low-cost through community programs, like those offered by the City of Phoenix’s Landlord and Tenant Program. It’s less stressful than going to court and can save time and money.

Free legal aid, like Southern Arizona Legal Aid, is available for those who can’t afford a lawyer. 

Arbitration

Arbitration is another option, but it’s more formal than mediation. A neutral person, called an arbitrator, listens to both sides and makes a decision that both must follow.

Arbitration is binding, meaning you can’t appeal the decision easily. It’s faster than court but might cost more than mediation. 

Both sides must agree to use arbitration, often through a lease clause. It’s not as common as mediation for landlord-tenant issues but can work for bigger disputes. 

File a Legal Case

If nothing else works, either the landlord or tenant can take the dispute to court, usually in small claims court for disputes up to $3,500, like eviction or security deposit issues. Eviction cases, called Forcible Detainer Actions, move quickly and follow Arizona’s Residential Landlord and Tenant Act. It’s smart to hire a lawyer for court, as the process can be complex.

Keep all documents, like the lease or repair requests, to show the judge. 

Please remember that court takes more time and money but may be needed for serious issues.

What Are Landlords’ and Tenants’ Responsibilities in Arizona?

Landlord Responsibilities in Arizona

Landlords are responsible for providing safe and comfortable homes for their tenants. Knowing their main duties helps keep things running smoothly, builds good tenant relationships, and makes managing property easier and more rewarding.

Give a Copy of the Lease to the Tenant

According to Ariz. Rev. Stat. § 33-1322(E), landlords are required to give a signed copy of the written lease agreement to the tenant within a reasonable time. The agreement should be completely filled by both parties, with no blank spaces left. 

Provide a Move-In Inspection Form

Landlords must provide tenants with a move-in inspection form specifying the current condition of the dwelling unit (Ariz. Rev. Stat. § 33-1321(C)). This form provides security to both landlords and tenants. For tenants, this ensures they won’t be held accountable for any damages they didn’t cause. For landlords, this checklist acts as proof of damages from the previous tenancy. 

List Available Utilities in the Lease

Ariz. Rev. Stat. § 33-1364(B) mandates that landlords must mention all available utilities in the lease, for example, hot/cold water, drinking water, HVACs, and other essential services. They shall not terminate any such utilities, except as necessary to make repairs. Otherwise, tenants may recover damage costs and attorney fees. 

Notify the Tenant Where to Find a Copy of ARLTA

Landlords must notify tenants where to find a copy of ARLTA in the future, such as Arizona Department of Housing, AZCourts.gov, and AZLawHelp.org.  

Maintain Fit Premises

Landlords must maintain fit premises to comply with federal laws, including:

• Keeping all services and electrical appliances in working condition 
• Keeping common areas clean
• Completing all repairs promptly
• Providing and maintaining trash receptacles

Return the Security Deposit to the Tenant

Landlords must return the entire security deposit amount, minus any valid deductions, to the tenant within 14 days (excluding Saturdays, Sundays, or other legal holidays) after termination of the tenancy and delivery of possession. (Ariz. Rev. Stat. § 33-1321(D))

Avoid Forceful Possession of the Property

Landlords can’t take forceful possession of the property, meaning they must follow the due procedure for eviction. 

Make Mandatory Disclosures to the Tenant

In Arizona, the landlord must make the following mandatory disclosures to the tenant:

• Separate utility charges for electricity, gas, water, or wastewater removal (Ariz. Rev. Stat. § 33-1314.01)
• Property manager’s or owner’s identity (Ariz. Rev. Stat. § 33-1322)
• Passing an increase in local tax to the rent (Ariz. Rev. Stat. § 33-1314)
• Bedbug infestation information (Ariz. Rev. Stat. § 33-1319)

Install Smoke Detectors

Government-approved smoke detectors shall be installed by the landlord and maintained by the tenant, unless the latter gives written notification to the landlord of its malfunction or repair, according to Ariz. Rev. Stat. § 36-1637. 

Tenant Responsibilities in Arizona

Tenants in Arizona have a few simple duties to follow while living in a rental home. These help keep the property in good shape and avoid problems with the landlord. Let’s look at what’s expected. 

Follow the Rules and Regulations of the Lease

Tenants are obligated to abide by the rules and regulations of the lease agreement, including rent due date, minor repair(s), respecting neighbors, etc. 

Permit Landlord’s Access to the Home

Landlords must be permitted to enter the rental home after giving adequate notice before time, usually 2 days, irrespective of the reason. Tenants cannot block access. 

Use Premises Solely as Dwelling Unit

According to Ariz. Rev. Stat. § 33-1344, unless otherwise agreed, the tenant shall use premises only as a dwelling unit. 

Pay the Rent When Due

Tenants must pay the rent when due, which is typically the 1st of every month. There’s no official grace period, unless the landlord mentions about one in the lease. 

Maintain Fit Premises

The Arizona Residential Landlord Tenant Act also requires tenants to maintain fit premises, which includes:

• Complying with building codes that affect health and safety
• Keeping the unit in a clean and safe condition
• Keeping plumbing in a working condition 
• Disposing of trash in a proper manner
• Using in-house facilities responsibly
• Reporting urgent repairs to landlords

Arizona Landlord-Tenant Rental Laws

Renting in Arizona comes with its own set of laws for landlords and renters. These rental rules cover things like leases, rent, and notices. Understanding them can help both groups stay informed and avoid issues during the tenancy.

Fair Housing Law

Arizona follows federal and state fair housing laws to prevent discrimination in renting. Landlords can’t refuse to rent to someone because of race, color, religion, national origin, sex, disability, or family status (like having kids). They must treat everyone equally when showing rentals, setting terms, or providing services. For example, landlords must allow service animals for tenants with disabilities, even in no-pet buildings. 

Tenants can file complaints with the Arizona Attorney General’s Office or the U.S. Department of Housing and Urban Development (HUD) if they face unfair treatment. 

Rent Control Law

There’s no rent control regulations in the state of Arizona. A state law passed in 1984 bans cities and counties from setting limits on how much landlords can charge for rent.

This means landlords can raise rent as much as they want, whenever they want, as long as they give proper notice (30 days for month-to-month leases). This makes Arizona flexible for landlords but can make renting less predictable for tenants.  

Pet Law

Arizona doesn’t have a specific pet law for rentals, so rules about pets depend on the property owner. Landlords can decide if pets are allowed, what types, and any extra fees, like a pet deposit or monthly pet rent. However, under fair housing laws, landlords must allow service animals or emotional support animals for tenants with disabilities, even in no-pet properties.

These animals aren’t considered pets, and landlords can’t charge extra fees for them, but tenants must provide proof of need, like a doctor’s letter.

Rental Agreement Law

In Arizona, rental agreements can be written or verbal, but written leases are safer because they clearly list rules. The Arizona Residential Landlord and Tenant Act says leases must include rent amount, due dates, and responsibilities for repairs and utilities. 

Landlords must give tenants a signed copy of the lease. Both sides must follow the agreement, like paying rent on time or keeping the property safe. If either breaks the lease, like not paying rent or failing to fix issues, they get notice to fix it (5 days for rent, 10 for other issues). Written leases protect tenants and landlords by making expectations clear.

How Rentpost simplifies Arizona landlord-tenant law compliance for property owners

RentPost streamlines landlord-tenant law compliance by centralizing lease management, rent collection, maintenance requests, and tenant communications in one platform. 

Automated reminders, secure document storage, and detailed record-keeping help landlords meet legal obligations for notices, repairs, and disclosures under the Arizona Residential Landlord and Tenant Act.

This reduces administrative errors and ensures landlords stay compliant with state regulations while providing tenants with transparency and timely service.

Benefits of using RentPost:

• Automates rent collection and maintenance requests.
• Centralizes leases, tenant info, and financials.
• Simplifies landlord-tenant communication.
• Ensures compliance with Arizona landlord-tenant laws.
• Provides detailed financial reporting.
• Enhances tenant satisfaction with an easy-to-use portal.
• Secures sensitive data with robust protection.

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Explore landlord tenant rights by state:

• California landlord tenant rights
• Colorado landlord tenant rights
• New Jersey landlord tenant rights
• Georgia landlord tenant rights
• Massachusetts landlord tenant rights
• Arizona landlord tenant rights
• Ohio landlord and tenant rights

Frequently Asked Questions

What tenant rights apply in Arizona when the landlord sells the house?

When a landlord sells a rental property, the tenant’s lease remains valid. The new owner must follow the terms of the existing lease until it ends. If the tenant is on a fixed-term lease, they have the right to stay until the lease expires. For month-to-month leases, the new owner can end the agreement but must give at least 30 days’ written notice. 

What are the notice-to-vacate requirements under Arizona landlord-tenant law?

Landlords must provide written notice before ending a rental agreement. For month-to-month leases, a 30-day notice is required. Fixed-term leases usually don’t need notice unless stated in the lease. If a tenant breaks the lease, landlords must give a 5-day notice for non-payment of rent. For other lease violations, a 10-day notice is required to fix the problem or move out.  

What does Arizona landlord-tenant law stipulate regarding security deposits?

Arizona law says landlords can charge a security deposit, usually up to 1½ month’s rent. They must return it within 14 business days after the tenant moves out, with an itemized list of any deductions for damages or unpaid rent. Landlords must keep deposits in a separate account and not mix them with personal funds.

Do Arizona landlord-tenant laws apply to commercial leases?

Arizona landlord-tenant laws mainly apply to residential leases, not commercial ones. Commercial leases follow the terms of the lease agreement and general contract law. This means fewer legal protections for commercial tenants, such as no specific rules on security deposits or notices. Still, basic safety standards may apply.

Is Arizona a landlord-friendly state?

Yes, Arizona is considered a landlord-friendly state. It allows quick evictions, usually within 5 to 10 days for non-payment or lease violations, and has no rent control, so landlords can set market rates. Security deposit rules are flexible, and overall regulations are lighter than in tenant-friendly states. However, landlords must still provide safe living conditions and follow proper notice requirements.

Does Arizona have rent control?

No, Arizona doesn’t have rent control laws. In fact, state law prevents cities and counties from creating their own rent control rules. This allows landlords to raise rent by any amount, as long as they give proper notice. While tenants can try to negotiate, there’s no legal limit on rent increases.