Landlord-Tenant Law Guide
Arizona Landlord-Tenant Laws
Arizona's Residential Landlord and Tenant Act (ARLTA) sets clear rules for both parties. Arizona has strong protections for landlords, including a straightforward eviction process and clear deposit rules — but the 14-day deposit return window is one of the shortest in the country.
Key Rules at a Glance
Security Deposit Limit
1.5 months' rent
Hard cap under ARLTA. Non-refundable fees (cleaning, admin) are allowed in addition but must be clearly labeled as non-refundable.
Deposit Return Deadline
14 days
Must return itemized accounting within 14 days of move-out or receiving tenant's forwarding address. Failure = liable for 2× withheld amount.
Notice to Enter
2 days
Written notice required at least 2 days before non-emergency entry. Entry must be at reasonable times (typically 8 AM–5 PM).
Rent Increase Notice
30 days
Written notice required at least 30 days before a rent increase takes effect for month-to-month tenancies.
Late Fee
Must be in lease; reasonable
No statutory cap, but courts may not enforce punitive late fees. A 5% fee is commonly used.
Nonpayment Eviction Notice
5-day pay or quit
Written notice. Tenant has 5 days to pay all rent owed or vacate. If not cured, landlord may file a special detainer action.
Lease Termination (Month-to-Month)
30 days
Either party may terminate with 30 days written notice.
Disclaimer:Arizona's ARLTA applies statewide, but Phoenix, Tucson, and Scottsdale may have additional local ordinances. The 14-day deposit return deadline is strict — calendar it immediately after move-out.
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Open →Frequently Asked Questions
How long does an Arizona landlord have to return a security deposit?
14 days from move-out or from receiving the tenant's written forwarding address, whichever is later. With an itemized list of deductions. Failure to comply makes you liable for 2× the wrongfully withheld amount.
What is the security deposit limit in Arizona?
1.5 months' rent. You may additionally charge non-refundable fees (such as a cleaning fee or pet fee), but these must be clearly identified as non-refundable in the lease and are separate from the deposit cap.
How much notice does an Arizona landlord need to give before entering?
At least 2 days written notice, and entry must occur at reasonable times. In an emergency, no notice is required.
How do I evict a tenant in Arizona for non-payment?
Serve a written 5-day notice to pay or quit. If not cured within 5 days, file a special detainer action in justice court. Arizona's eviction process is among the fastest in the country — hearings can occur within 3–6 days of filing.
Can I charge a non-refundable pet fee in Arizona?
Yes. Non-refundable fees are expressly allowed under ARLTA, as long as the lease clearly identifies them as non-refundable. They do not count toward the 1.5-month deposit cap.