How much notice does a landlord have to give before eviction in Arizona?

Arizona sets specific notice periods that depend on the reason for eviction: non-payment of rent, lease term breach, or end of lease term. Notice must generally be in writing and served correctly to be valid. The eviction section above details the required notice for each case in Arizona; in most situations, a landlord must go through the courts before removing a tenant, changing the locks, or shutting off utilities, but state-by-state exceptions can apply (e.g., abandonment statutes), so review the state guide below before acting.

What habitability standards must landlords meet in Arizona?

Under Arizona law, landlords are generally responsible for keeping the unit safe and livable: working heat, hot water, plumbing, electrical, locks, and a structurally sound building. If you report a serious habitability problem in writing and the landlord fails to fix it within a reasonable time, many states let you pursue remedies like repair-and-deduct, rent withholding, or lease termination, but the available remedies and the procedures to use them vary by state, and a few states do not recognize all of them. See the habitability section above for the procedures that apply in Arizona.

State Reference Guide · West

Arizona
Tenant Rights.

This guide provides a detailed overview of the rights and responsibilities of tenants in the State of Arizona. Most residential rentals in Arizona are governed by the Arizona Residential Landlord and Tenant Act (ARLTA), found in the Arizona Revised Statutes (A.R.S.) Title 33, Chapter 10.

Disclaimer: Information provided is for general educational purposes only and does not constitute legal advice. Laws vary by jurisdiction and are subject to change. Consult a qualified attorney for advice specific to your situation.

Rent Nonpayment

5 Days

notice to pay or quit

Lease Violation

10 Days

notice to cure or quit

Landlord Entry

2 Days

48 hour advance notice

Security Deposit Return

14 Business Days

after move-out

What rights do tenants have in Arizona?

Tenants in Arizona are protected by state law that governs security deposit limits, the notice a landlord must give before eviction, basic habitability standards (heat, water, electrical, locks), and the deadline for returning your deposit after move-out. Local cities in Arizona sometimes add stronger protections on top of these state-wide rules.

MONEY

Security Deposits

Arizona law strictly regulates how landlords collect, hold, and return security deposits to ensure tenants are not overcharged or unfairly denied their money.

Maximum Amount

A landlord cannot require a security deposit (including prepaid rent) that exceeds one and one-half (1.5) months' rent. However, a tenant may voluntarily choose to pay more if they wish. (A.R.S. § 33-1321(A))

Move-Out Inspection

Upon move-out, the tenant has the right to be present at a final inspection. The landlord must notify the tenant of their right to be present at this inspection. (A.R.S. § 33-1321(C))

Return Deadline

The landlord has 14 business days (excluding Saturdays, Sundays, and legal holidays) after the termination of the tenancy and delivery of possession to return the deposit. (A.R.S. § 33-1321(D))

Itemization

If the landlord keeps any portion of the deposit, they must provide an itemized list of all deductions (e.g., unpaid rent, cleaning, or repairs beyond normal wear and tear) along with the remaining funds.

Penalties for Non-Compliance

If the landlord fails to comply with the 14-day return or itemization requirement, the tenant may recover the property and money due plus damages equal to twice the amount wrongfully withheld. (A.R.S. § 33-1321(E))

NOTICE

Eviction Notices

In Arizona, an eviction (legally called a "Special Detainer") moves very quickly. Tenants must act immediately upon receiving a notice.

Nonpayment of Rent (5-Day Notice)

If rent is late, the landlord can give a 5-day written notice. The tenant has 5 days to pay in full or move out. If the tenant pays in full (including late fees) before the 5 days are up, the lease continues. (A.R.S. § 33-1368(B))

Material Noncompliance (10-Day Notice)

For lease violations (e.g., unauthorized pets or guests), the landlord gives a 10-day notice to "cure" (fix) the issue. If fixed within 10 days, the lease continues. (A.R.S. § 33-1368(A))

Health and Safety Violation (5-Day Notice)

For violations affecting health and safety (e.g., trash buildup), the tenant has 5 days to fix the issue. (A.R.S. § 33-1368(A))

Irreparable Breach (Immediate Notice)

For "material and irreparable" breaches—such as discharge of a weapon, homicide, prostitution, or drug manufacturing—the landlord can deliver an immediate notice to vacate and file for eviction the same day. (A.R.S. § 33-1368(A))

Month-to-Month Termination

To end a month-to-month lease, either party must give at least 30 days' written notice prior to the next periodic rental date. (A.R.S. § 33-1375)

NOTICE

Landlord Entry Requirements

Arizona protects a tenant's right to "quiet enjoyment" of their home through specific entry rules.

Notice Period

A landlord must give the tenant at least two (2) days' notice (48 hours) of their intent to enter. The entry must be at "reasonable times." (A.R.S. § 33-1343(D))

Emergency Exception

In the event of an emergency (e.g., a bursting pipe or fire), the landlord may enter without notice or consent. (A.R.S. § 33-1343(C))

Abuse of Access

A landlord cannot use the right of access to harass the tenant. Tenants can seek an injunction or terminate the lease if the landlord makes unlawful entries. (A.R.S. § 33-1376)

MONEY

Rent Control Status

State Preemption

Arizona prohibits rent control. State law (A.R.S. § 33-1329) and (A.R.S. § 9-463.02) forbids cities, towns, or counties from enacting any ordinance that controls the price of rent for private residential property.

Rent Increases

Because there is no rent control, a landlord can increase rent by any amount at the end of a lease term, provided they give a 30-day notice (for month-to-month) or wait until the fixed-term lease expires.

SAFETY

Habitability and Repairs

Landlords are required to maintain the premises in a fit and habitable condition. (A.R.S. § 33-1324)

Essential Services

Landlords must provide and maintain heat, air conditioning (where units are installed), running water, hot water, and electricity.

Self-Help for Minor Repairs ("Repair and Deduct")

If a landlord fails to fix a habitability issue (costing less than $300 or one-half of the monthly rent, whichever is greater), the tenant can notify the landlord of their intent to fix it.If the landlord doesn't fix it within 10 days (or sooner in emergencies), the tenant can have the work done by a licensed contractor, submit an itemized bill, and deduct the cost from the rent. (A.R.S. § 33-1363)

Failure to Provide Essential Services

If the landlord fails to provide water, gas, or electricity, the tenant has three choices: - Procure the service and deduct the actual cost from rent.Recover damages based on the diminished value of the unit.Find substitute housing (hotel) and be excused from paying rent to the landlord for the period the services are out. (A.R.S. § 33-1364)

SAFETY

Retaliation Protections

Arizona law prohibits landlords from retaliating against tenants who exercise their legal rights. (A.R.S. § 33-1381)

Protected Activities

Including complaining to a government agency about health/safety violations, complaining to the landlord about repairs, or joining a tenant union.

Presumption of Retaliation

If the landlord tries to evict, decrease services, or increase rent within six (6) months of the tenant’s protected activity, the law presumes the landlord is retaliating. The landlord would then have to prove a legitimate, non-retaliatory reason in court.

LEASE

Lease Requirements and Disclosures

Arizona law requires certain information to be shared with tenants before or at the time of signing.

The ARLTA Handbook

Landlords must inform tenants in writing that the Arizona Residential Landlord and Tenant Act is available on the Arizona Secretary of State's website. (A.R.S. § 33-1322)

Bed Bugs

Landlords are prohibited from entering into a lease for a unit known to have an active bed bug infestation. Landlords must provide educational materials to tenants about bed bugs. (A.R.S. § 33-1319)

Identification

The tenant must be provided with the name and address of the property manager and the owner (or the owner's agent for service of process). (A.R.S. § 33-1322)

Summary

Quick reference table.

Action	Tenant Notice Requirement	Statute
Rent Nonpayment	5-Day Notice to Pay or Quit	A.R.S. § 33-1368(B)
Lease Violation	10-Day Notice to Cure or Quit	A.R.S. § 33-1368(A)
Landlord Entry	2-Day (48 Hour) Advance Notice	A.R.S. § 33-1343(D)
Security Deposit Return	14 Business Days after move-out	A.R.S. § 33-1321(D)
Repair & Deduct	10 Days (after written notice)	A.R.S. § 33-1363
Retaliation Window	6 Months	A.R.S. § 33-1381

Unique To Arizona

Protections you won't find everywhere else.

Summary Table: Arizona Tenant Timelines

Disclaimer: This guide is for informational purposes only and does not constitute legal advice. Arizona law is subject to change. For specific legal issues, please consult with a licensed Arizona attorney or contact Community Legal Services (CLS) of Arizona.

Cities with local protections

These Arizona cities layer extra tenant protections on top of state law: Avondale, Chandler, Cottonwood, Flagstaff, Gilbert, Glendale, Goodyear, Litchfield Park, Mesa, Peoria, Phoenix, Queen Creek, Scottsdale, Sierra Vista, Tempe, Tucson.

Common Questions

Frequently Asked

Security deposit limits in Arizona are set by state law and typically apply per lease, not per tenant. The exact cap, allowed deductions, and the deadline for returning the deposit are defined in the Arizona statutes section above; deadlines vary by state, so check that section for the specific rule that applies to your lease. Always document the unit's condition with photos at move-in and move-out so you can dispute improper deductions.

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