What clauses are legally required in every Arizona lease agreement?
Every Arizona lease should identify the landlord/agent and all adult tenants, the property, the rent and due date, and the term. The ARLTA adds a few specific duties: the deposit cap and inspection rules (below), the written disclosure of the owner/agent for service of process, and the rule that any nonrefundable fee or deposit must be described in writing as nonrefundable — otherwise it is treated as refundable (A.R.S. § 33-1321(A)).
Arizona security deposit rules — the 1.5-month cap and inspections
The ARLTA regulates deposits in A.R.S. § 33-1321:
- Cap: a landlord may not demand or receive security, including prepaid rent, that exceeds 1.5 months' rent (a tenant may voluntarily prepay more).
- Nonrefundable fees: the purpose of every nonrefundable fee or deposit must be stated in writing; anything not designated nonrefundable is refundable.
- Move-in: the landlord must give the tenant a signed copy of the lease, a move-in form on which the tenant can note existing damage, and written notice that the tenant may be present at the move-out inspection (§ 33-1321(C)).
- Return: within 14 days, excluding Saturdays, Sundays, and legal holidays, after termination, delivery of possession, and the tenant's demand, the landlord must provide an itemized list of deductions and any amount due (§ 33-1321(D)).
A landlord who wrongfully withholds is liable for the amount due plus damages equal to twice the amount wrongfully withheld (§ 33-1321(E)). For deposit rules across lease types, see our Arizona security deposit rules guide.
Late fees and rent rules in Arizona
Arizona does not set a numeric statutory cap on residential late fees. A late fee must be stated in the written lease and be reasonable (A.R.S. § 33-1368(B) refers to a "reasonable late fee," and § 33-1414 governs prohibited penalty provisions). Courts generally treat a modest percentage as reasonable, but that is case-law guidance, not a statutory number — so keep the fee modest and clearly stated. (A separate per-day cap exists only for mobile-home parks, not standard residential rentals.)
Notice periods to end or not renew an Arizona lease
ARLTA notice periods:
| Situation | Notice | Statute |
|---|---|---|
| Terminate month-to-month tenancy | 30 days before the periodic rental date | A.R.S. § 33-1375(B) |
| Terminate week-to-week tenancy | 10 days | A.R.S. § 33-1375(A) |
| Nonpayment of rent | 5-day pay-or-quit notice | A.R.S. § 33-1368(B) |
For a material lease violation other than nonpayment, the ARLTA uses a separate cure-or-quit process. Self-help eviction (lockouts, utility shutoffs) is prohibited and carries statutory damages.
What disclosures must Arizona landlords provide?
Arizona's required disclosures:
- Owner/agent identity (§ 33-1322): the name and address of the owner or the agent authorized to receive notices and service of process, disclosed in writing at or before the start of the tenancy.
- ARLTA availability (§ 33-1322): the landlord must inform the tenant in writing that the Act is available on the Arizona Department of Housing website.
- Bedbug information (§ 33-1319): the landlord must provide bedbug educational materials and may not knowingly rent an infested unit (single-family residences are excluded).
- Shared-utility billing (§ 33-1314.01): if the landlord bills for shared or ratio utilities, the method must be disclosed.
- Pool safety (A.R.S. § 36-1681): for a dwelling with a pool, the landlord must give the state pool-safety notice (this is in Title 36, not the ARLTA).
- Lead-based paint: the federal disclosure and EPA pamphlet for pre-1978 housing.
What happens if an Arizona lease is missing required terms?
Specific failures carry specific consequences:
- Deposit over the cap: the tenant can recover the excess above 1.5 months' rent.
- Fee not designated nonrefundable: it is treated as refundable.
- Late or missing itemized return: exposes the landlord to twice the amount wrongfully withheld (§ 33-1321(E)).
Managing rentals in more than one state? Compare Arizona's rules with our Texas and Colorado lease requirement guides.
Full Arizona disclosure checklist
For a dedicated, statute-by-statute rundown of every notice a Arizona landlord must give at signing, see our Arizona required lease disclosures checklist.
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Create your Arizona lease agreement →Frequently asked questions
What is the maximum security deposit in Arizona?
One and one-half months' rent, including any prepaid rent a landlord demands (A.R.S. § 33-1321(A)). A tenant may voluntarily prepay more, and any nonrefundable fee must be stated in writing as nonrefundable.
How long does an Arizona landlord have to return a security deposit?
Within 14 days, excluding Saturdays, Sundays, and legal holidays, after the tenancy ends, possession is delivered, and the tenant demands it — with an itemized list of any deductions (A.R.S. § 33-1321(D)). Wrongful withholding costs the landlord twice the amount withheld.
Is there a late-fee limit in Arizona?
There is no numeric statutory cap for standard residential rentals. A late fee must be written into the lease and be reasonable (A.R.S. § 33-1368, § 33-1414); courts treat a modest percentage as reasonable, but that is guidance, not a fixed legal cap.
How much notice is required to end a month-to-month tenancy in Arizona?
Thirty days' written notice before the periodic rental date (A.R.S. § 33-1375(B)). Nonpayment of rent requires a separate 5-day pay-or-quit notice (§ 33-1368(B)).
What disclosures must an Arizona landlord give?
The owner/agent's name and address and notice that the ARLTA is on the Arizona Department of Housing website (§ 33-1322), bedbug educational materials (§ 33-1319, excluding single-family homes), shared-utility billing methods (§ 33-1314.01), a pool-safety notice where applicable (§ 36-1681), and the federal lead-based paint disclosure for pre-1978 housing.
Official sources
Primary statutes and official government references for this guide. Statutes change — always confirm against the current official text before you act.