What do Arizona landlord tenant laws say about repairs, entry and deposits?

Arizona landlord tenant day counts and the deposit cap, with sources

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What repairs is a landlord responsible for in Arizona?

Section 33-1324(A) opens the landlord's list with code compliance and the fit and habitable condition: “The landlord shall: 1. Comply with the requirements of applicable building codes materially affecting health and safety as prescribed in section 9-1303. 2. Make all repairs and do whatever is necessary to put and keep the premises in a fit and habitable condition.” (Arizona Revised Statutes 33-1324), read 2026-10-29.

Item 4 of the same subsection covers the building systems: “Maintain in good and safe working order and condition all electrical, plumbing, sanitary, heating, ventilating, air-conditioning and other facilities and appliances, including elevators, supplied or required to be supplied by him.” (Arizona Revised Statutes 33-1324).

Item 6 covers water, heat and cooling, with its own exceptions: “Supply running water and reasonable amounts of hot water at all times, reasonable heat and reasonable air-conditioning or cooling where such units are installed and offered, when required by seasonal weather conditions, except where the building that includes the dwelling unit is not required by law to be equipped for that purpose or the dwelling unit is so constructed that heat, air-conditioning, cooling or hot water is generated by an installation within the exclusive control of the tenant and supplied by a direct public utility connection.” (Arizona Revised Statutes 33-1324).

Under 33-1324(C), the landlord and tenant of a single family residence may agree in writing that the tenant performs the duties of paragraphs 5 and 6 and specified repairs, never work necessary to cure noncompliance with paragraphs 1 and 2; for other dwelling units, 33-1324(D) allows such an agreement only if it is set forth in a separate writing signed by the parties, among its other conditions.

When a rental needs a plumbing, electrical, heating or cooling repair, you can post the job on InstaBids and compare written bids on the same scope.

How long does a landlord have to make repairs in Arizona?

Section 33-1324 names no number of days; the count in 33-1361(A) runs from the tenant's written notice, and for a breach of 33-1324 materially affecting health and safety it is five days: “If there is a noncompliance by the landlord with section 33-1324 materially affecting health and safety, the tenant may deliver a written notice to the landlord specifying the acts and omissions constituting the breach and that the rental agreement will terminate upon a date not less than five days after receipt of the notice if the breach is not remedied in five days.” (Arizona Revised Statutes 33-1361), read 2026-10-29.

Under 33-1361(A)(1), if the landlord adequately remedies a breach materially affecting health and safety prior to the date specified in the notice, the rental agreement will not terminate.

Once a tenant's written repair notice comes in, a property manager can post that repair on InstaBids, add photos and get written bids from several contractors.

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

Section 33-1343(D) sets two days: “Except in case of emergency or if it is impracticable to do so, the landlord shall give the tenant at least two days' notice of the landlord’s intent to enter and enter only at reasonable times.” (Arizona Revised Statutes 33-1343), read 2026-10-29.

Under 33-1343(B), the tenant's own service request or request for maintenance constitutes permission for the landlord to enter for the sole purpose of acting on that request, and the tenant waives a separate access notice.

Under 33-1343(C), the landlord may enter the dwelling unit without consent of the tenant in case of emergency.

For maintenance a tenant has asked for, you can describe the repair once on InstaBids and compare written bids side by side, with no contractor home visits before you pick.

How long does a landlord have to return a security deposit in Arizona?

Section 33-1321(D) counts 14 days, excluding Saturdays, Sundays or other legal holidays, from the end of the tenancy, delivery of possession and demand by the tenant: “Within fourteen days, excluding Saturdays, Sundays or other legal holidays, after termination of the tenancy and delivery of possession and demand by the tenant the landlord shall provide the tenant an itemized list of all deductions together with the amount due and payable to the tenant, if any.” (Arizona Revised Statutes 33-1321), read 2026-10-29.

Section 33-1321(A) caps the security: “A landlord shall not demand or receive security, however denominated, including prepaid rent in an amount or value of more than one and one-half month's rent.” (Arizona Revised Statutes 33-1321) The same subsection does not stop a tenant from voluntarily paying more than one and one-half month's rent in advance.

What the landlord hands over on move in is set by 33-1321(C): “On move in, a landlord shall furnish the tenant with a signed copy of the lease, a move-in form for specifying any existing damages to the dwelling unit and written notification to the tenant that the tenant may be present at the move-out inspection.” (Arizona Revised Statutes 33-1321).

To line up move-out cleaning and repairs between tenants, you can post the turnover job on InstaBids and compare written bids side by side.

Who pays for pest control in a rental in Arizona?

Section 33-1319, the act's bedbug section, names no payer for treatment, and under 33-1319(D) it does not reach the landlord and tenant of a single family residence. For other dwelling units, 33-1319(A)(1) reads “The landlord shall provide bedbug educational materials to existing and new tenants.” (Arizona Revised Statutes 33-1319) and 33-1319(A)(2) reads “The landlord shall not enter into any lease agreement with a tenant for a dwelling unit that the landlord knows to have a current bedbug infestation.” (Arizona Revised Statutes 33-1319), read 2026-10-29.

Outside a single family residence (33-1319(D)), the tenant's side is 33-1319(B)(2): “A tenant who knows of the presence of bedbugs shall provide the landlord written or electronic notification of the presence of bedbugs.” (Arizona Revised Statutes 33-1319)

For bedbug or other pest treatment in a rental unit, a property manager can post the job on InstaBids and get written bids on the same scope.

When can a tenant end a lease over repairs in Arizona?

For a material noncompliance by the landlord with the rental agreement, 33-1361(A) gives ten days: “Except as provided in this chapter, if there is a material noncompliance by the landlord with the rental agreement, including a material falsification of the written information provided to the tenant, the tenant may deliver a written notice to the landlord specifying the acts and omissions constituting the breach and that the rental agreement will terminate upon a date not less than ten days after receipt of the notice if the breach is not remedied in ten days.” (Arizona Revised Statutes 33-1361), read 2026-10-29.

Under 33-1361(A)(1), when the landlord adequately remedies that material noncompliance with the rental agreement prior to the date specified in the notice, the rental agreement will not terminate, and under 33-1361(A)(2) the tenant may not terminate for a condition caused by the deliberate or negligent act or omission of the tenant, a member of the tenant's family or other person on the premises with the tenant's consent.

When a tenant's notice names a repair the rental agreement calls for, you can post that repair on InstaBids and compare written bids side by side.

Who does Arizona landlord tenant law cover?

Section 33-1308 lists the arrangements that, unless created to avoid the application of this chapter, are not covered by it; item 6 is “Occupancy by an owner of a condominium unit or a holder of a proprietary lease in a cooperative.” (Arizona Revised Statutes 33-1308) and item 4 is “Transient occupancy in a hotel, motel or recreational lodging.” (Arizona Revised Statutes 33-1308), read 2026-10-29.

The rest of the 33-1308 list, also not covered by this chapter unless created to avoid the application of this chapter, names residence at an institution, occupancy under a contract of sale, occupancy by a member of a fraternal or social organization, occupancy by an employee of a landlord as a manager or custodian whose right to occupancy is conditional upon employment, and public housing.

Whatever the tenancy, an owner or HOA board can post a unit or common-area repair on InstaBids and compare written bids on one scope.

Arizona chapter 10 rules a property manager works to

What to put in a written repair scope for an Arizona rental

• The repair in plain words, with photos, tied to the 33-1324(A) item the landlord shall meet: building codes materially affecting health and safety, the fit and habitable condition, or to maintain in good and safe working order the facilities and appliances supplied or required to be supplied by the landlord (33-1324(A)(4)).
• The visit window: at least two days' notice of the landlord's intent to enter (33-1343(D)), except in case of emergency (33-1343(C)), or the tenant's own request for maintenance, which is permission to enter for the sole purpose of acting on that request (33-1343(B)).
• For cooling or heat work, whether the units are installed and offered by the landlord, or generated by an installation within the exclusive control of the tenant (33-1324(A)(6)).
• The date the landlord received the tenant's written notice, since 33-1361(A) counts five days for a noncompliance with 33-1324 materially affecting health and safety and ten days for a material noncompliance with the rental agreement.
• For bedbug treatment in a unit other than a single family residence (33-1319(D)), the date of the written or electronic notification of the presence of bedbugs from the tenant who knows of them (33-1319(B)(2)).

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Calling contractors one by one, or one written scope?

Calling contractors one by one gets as many ideas of the repair as calls. With one written scope that names the 33-1324(A) item, such as the fit and habitable condition, that the landlord shall meet, you describe it once, contractors bid in writing on that scope, and you choose who gets your number.

Property managers can post a rental job on InstaBids today.

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Sources

• Arizona Revised Statutes 33-1319, read 2026-10-29: www.azleg.gov
• Arizona Revised Statutes 33-1324, read 2026-10-29: www.azleg.gov
• Arizona Revised Statutes 33-1321, read 2026-10-29: www.azleg.gov
• Arizona Revised Statutes 33-1343, read 2026-10-29: www.azleg.gov
• Arizona Revised Statutes 33-1308, read 2026-10-29: www.azleg.gov
• Arizona Revised Statutes 33-1361, read 2026-10-29: www.azleg.gov