Arizona Landlord-Tenant Laws: A 2026 Guide for Landlords and Tenants

Arizona's landlord-tenant relationship is governed primarily by the Arizona Residential Landlord and Tenant Act, with a separate parallel act for mobile home parks. This guide summarizes the core rules for security deposits, rent and fees, notice and entry, landlord and tenant duties, disclosures, eviction, and squatters/adverse possession, with links to the official Arizona Revised Statutes (A.R.S.) for each point.

This guide is not comprehensive, is not legal advice, and does not warrant the accuracy of third-party information. Statutes change, and counties and cities may have additional rules. If you are dealing with a landlord-tenant dispute, consult a qualified Arizona attorney.

Where Arizona's Landlord-Tenant Rules Come From

Arizona's core landlord-tenant statutes are:

• Ariz. Rev. Stat. §§ 33-1301 to 33-1381 — the Arizona Residential Landlord and Tenant Act (Title 33, Chapter 10), covering standard residential rentals.

• Ariz. Rev. Stat. §§ 33-1401 to 33-1491 — the Arizona Mobile Home Parks Residential Landlord and Tenant Act (Title 33, Chapter 11), covering rented mobile home spaces.

• Ariz. Rev. Stat. §§ 12-1171 to 12-1183 — the forcible entry and detainer statutes (Title 12, Chapter 8, Article 4), used to recover possession of real property.

The full text of the Residential Landlord and Tenant Act is also available free from the Arizona Department of Housing.

Arizona Security Deposit Rules

A landlord cannot demand or receive a security deposit — including prepaid rent — of more than one and a half months' rent for a standard residential unit, though a tenant may voluntarily pay more in advance (Ariz. Rev. Stat. § 33-1321(A)). For a mobile home space, the cap is two months' rent (§ 33-1431(A)).

Arizona does not require interest on a standard security deposit, but a mobile home space deposit must earn at least 5% annual interest, paid or compounded annually (§ 33-1431(B)). There is no statute requiring deposits to be held in a separate account or requiring a receipt.

Non-refundable fees, such as pet fees, are permitted as long as the fee and its non-refundable purpose are stated in writing (§ 33-1321(B)).

Within 14 days after the tenancy ends and the tenant delivers possession (excluding weekends and legal holidays), the landlord must send an itemized list of any deductions along with the remaining deposit, by first-class mail to the tenant's last known address unless other arrangements are made in writing (§ 33-1321(D)). A landlord may use the deposit to cover accrued rent and damage caused by the tenant's failure to meet the tenant's duties. If the tenant does not dispute the itemized list within 60 days after it is mailed, the amount is final. If a landlord fails to comply with these requirements, the tenant may recover the property and money due, plus damages equal to twice the amount wrongfully withheld (§ 33-1321(E)).

Rent, Late Fees, and Other Charges

Arizona has no rent control law. Rent is due at the time and place agreed by the parties; absent an agreement, it is due at the beginning of each month for standard tenancies and weekly for week-to-week tenancies (§ 33-1314(C)-(D)). There is no statute requiring a particular payment method or requiring notice of a rent increase for a standard lease between terms.

There is no statutory cap on late fees for a standard residential lease. For a mobile home space, a late fee cannot exceed $5 per day and can only be charged if payment is not made by the sixth day after the due date, giving a de facto 5-day grace period (§ 33-1414(A), (C)). Arizona has no statute limiting application fees. A landlord may charge up to $25 plus any actual bank charge for a returned check (Ariz. Rev. Stat. § 44-6852).

Notice to End a Tenancy

A fixed-term lease ends on the date stated in the lease; no additional notice is required. Either the landlord or the tenant may terminate a week-to-week tenancy with 10 days' written notice, and a month-to-month tenancy with 30 days' written notice (§ 33-1375(A)-(B)).

At move-in, the landlord must give the tenant written notice that the tenant may be present at the move-out inspection, and must notify the tenant of the inspection date and time on request. A landlord is not required to conduct a joint move-out inspection if the tenant is being evicted for a material, irreparable breach and the landlord reasonably fears violence or intimidation (§ 33-1321(C)).

When Can a Landlord Enter the Rental Unit?

A tenant may not unreasonably withhold consent for the landlord to enter to inspect the premises, make agreed or necessary repairs, supply agreed services, or show the unit to prospective buyers, lenders, tenants, or contractors (§ 33-1343(A)). Except in an emergency, or when it is impracticable to do so, the landlord must give at least two days' notice of intent to enter and may enter only at reasonable times (§ 33-1343(D)). A landlord may enter without the tenant's consent in an emergency (§ 33-1343(C)), and has no other right of access except under a court order or if the tenant has abandoned or surrendered the premises (§ 33-1343(E)).

Landlord and Tenant Duties Under Arizona Law

Under § 33-1324, a landlord must:

• Deliver possession of the premises as required by the rental agreement.

• Comply with building and housing codes materially affecting health and safety.

• Make repairs and do what is necessary to keep the premises fit and habitable.

• Keep common areas clean and safe.

• Maintain electrical, plumbing, sanitary, heating, ventilating, air-conditioning, and other supplied facilities and appliances in good and safe working order.

• Provide trash receptacles and arrange for removal.

• Supply running water and reasonable hot water at all times, and reasonable heat and cooling where those systems are installed and offered.

Under § 33-1341, a tenant must:

• Comply with health-and-safety building and housing codes that apply to tenants.

• Keep the tenant's part of the premises as clean and safe as conditions permit, and dispose of waste properly.

• Keep plumbing fixtures clean and use facilities and appliances in a reasonable manner.

• Not deliberately or negligently damage or remove any part of the premises, or allow others to do so.

• Not disturb neighbors' peaceful enjoyment of the premises.

• Promptly notify the landlord in writing of any condition requiring repair or landlord action.

Required Landlord Disclosures in Arizona

• The name and business address of the person authorized to manage the premises, and of the owner or the owner's authorized agent for service of process and notices, disclosed in writing at or before the start of the tenancy (§ 33-1322(A)).

• Written notice, at or before the start of the tenancy, that the Arizona Residential Landlord and Tenant Act is available on the Arizona Department of Housing's website (§ 33-1322(B)).

• At move-in: a signed copy of the lease, a move-in form for noting existing damage, and written notice that the tenant may be present at the move-out inspection (§ 33-1321(C)).

• Bedbug educational materials to new and existing tenants; a landlord may not lease a unit it knows has a current bedbug infestation (§ 33-1319).

• Known lead-based paint hazards, with a federally required EPA information pamphlet attached to the written lease, as required by federal law for pre-1978 housing (42 U.S.C. § 4852d).

Renters' Rights if a Landlord Breaches Its Duties

If a landlord materially fails to comply with the rental agreement, the tenant may give written notice identifying the issue; if the landlord does not remedy the breach within 10 days, the lease terminates. If the breach involves a § 33-1324 duty that materially affects health and safety, the cure period is 5 days instead of 10 (§ 33-1361(A)).

For minor defects — where the reasonable cost of compliance is less than $300 or half a month's rent, whichever is greater — a tenant may notify the landlord in writing and, if the landlord does not act within 10 days (or sooner in an emergency), have the repair made by a licensed contractor and deduct the actual, reasonable cost, up to that cap, from rent (§ 33-1363). This is a different remedy from a landlord's failure to supply an essential service (running water, gas, electricity, hot water, heat, or air conditioning): in that case, after giving notice, a tenant may procure the service and deduct its actual cost from rent, or obtain reasonable substitute housing and be excused from rent for that period, recovering any cost of substitute housing above the abated rent up to an additional 25% of that rent (§ 33-1364).

There is no Arizona statute specifically addressing subletting a standard rental; a tenant may generally sublease unless the lease prohibits it. For a mobile home space, a tenant may sublet with the park's written agreement, and if the landlord has a policy of permitting subleasing, the landlord cannot unreasonably withhold approval of a sublease or subtenant (§ 33-1454).

Arizona law prohibits a landlord from retaliating — by raising rent, reducing services, or bringing or threatening an action for possession — because a tenant complained to a government agency about a code violation, complained to the landlord about a § 33-1324 violation, or joined a tenants' union (§ 33-1381).

Arizona Eviction Laws

A landlord may seek to evict a tenant for nonpayment of rent, material noncompliance with the lease (including falsifying a rental application), a breach of tenant duties that materially affects health and safety, illegal activity, or remaining in possession after the tenancy ends (holdover) (§ 33-1368(A)-(B); § 33-1375(C)).

• Nonpayment of rent or a health/safety violation: 5-day notice to cure before the landlord can proceed (§ 33-1368(A)-(B)).

• Most other lease violations, including most application misrepresentations: 10-day notice to cure (§ 33-1368(A)).

• Misrepresenting eviction history or criminal activity on an application, or illegal activity: notice of immediate termination, with no opportunity to cure (§ 33-1368(A)).

• Holdover tenancy: the same 10-day (week-to-week) or 30-day (month-to-month) notice used to end the tenancy; once that period passes, the landlord can proceed without further notice (§ 33-1375).

After a lease terminates for a tenant's breach, a landlord may bring a claim for possession, for rent, and for actual damages (§ 33-1373).

Arizona law prohibits self-help eviction, such as changing locks or shutting off utilities without a court process. A tenant subjected to this may recover possession or terminate the lease, and recover the greater of two months' rent or twice the tenant's actual damages (§ 33-1367).

Squatters, Adverse Possession, and the New SB 1426 Process

Arizona has no statute granting general 'squatters' rights.' A person in peaceable, adverse possession may be able to claim the property through adverse possession: after 3 years if in possession under title or color of title (Ariz. Rev. Stat. § 12-523); after 5 years of cultivating, using, and enjoying the property, paying taxes, and holding under a duly recorded deed (§ 12-525); or after 10 years of uninterrupted possession, cultivating, using, and enjoying the property (§ 12-526).

For an unauthorized occupant to be removed under the new expedited process, all of the following must apply: the person requesting removal is the property owner or the owner's authorized agent; the property is a residential dwelling or used for residential purposes; the occupant is unlawfully occupying the property; the owner has directed the occupant to leave; the property was not open to the public when the occupant entered; the occupant is not a current or former tenant; the occupant had no prior verbal or written agreement to live there with the owner; the occupant is not an immediate family member of the owner; and there is no pending litigation between the owner and the occupant (2026 Ariz. Sess. Laws ch. 69 (S.B. 1426), amending § 12-1173).

Where to Get Help

• Arizona Department of Housing — Landlord and Tenant Act

• Arizona Legislature — Arizona Revised Statutes

• Arizona Courts Self-Service Center — Landlord/Tenant

• State Bar of Arizona — Find a Lawyer

• Southern Arizona Legal Aid, Inc.

• Community Legal Services, Inc.

This article is provided by PayRent for general informational purposes and is not legal advice. Arizona laws change, and how they apply can depend on your specific circumstances — always confirm current requirements with the official Arizona Revised Statutes or a licensed attorney before acting. Learn more about how PayRent helps landlords collect rent and track payments at payrent.com.