Source: http://www.law.arizona.edu/Library/Research/Guides/landlord_tenant.cfm
Timestamp: 2013-06-20 00:16:38
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This guide provides general information regarding the Arizona Residential Landlord and Tenant Act. In addition to the state law, cities within the state may also have their own Landlord and Tenant laws that expand upon state laws. This not a comprehensive discussion of the area of law. It is not intended to replace the advice of counsel. You are encouraged to seek legal counsel from an attorney who can provide you with legal advice specific to your situation and location.
The Act, A.R.S. §§ 33-1301 to 33-1381, applies if you are renting a residential dwelling unit, i.e., a house or an apartment. If you rent a mobile home, you are covered by the Arizona Mobile Home Parks Residential Landlord and Tenant Act, A.R.S. §§ 33-1401 to 33-1491. The other major set of Landlord and Tenant statutes, A.R.S. §§ 33-301 to 33-381, is designed primarily for commercial or real property landlord - tenant relationships.
The maximum amount that a security deposit can be is one and one-half months rent in addition to the first month's rent. A.R.S. § 33-1321(A). Security deposits do not include charges for cleaning or redecorating the unit. A.R.S. § 33-1310(14).
Within fourteen business days after termination of tenancy, landlords must refund either all of the security deposit or the remainder of the security deposit after taking deductions. If deductions are taken, the landlord must also provide a written itemized list. A.R.S. § 33-1321(D). If the landlord fails to comply, then the tenant can receive damages in an amount equal to twice the amount wrongfully withheld. A.R.S. § 33-1321(E). Landlords must also give written notification that the tenant may be present during the move-out inspection that will be used to determine itemized deductions from the deposit. A.R.S. § 33-1321(C). However, the landlord does not have to meet this requirement if he or she is evicting the tenant for a material and irreparable breach and he or she has reasonable cause to fear violence or intimidation by the tenant. A.R.S. § 33-1321(C).
A landlord must disclose in writing the name and address of the property manager and the owner or owner's agent. A.R.S. § 33-1322(A).
Landlords must give notice that copies of the Arizona Residential Landlord and Tenant Act are available for free from the Arizona Secretary of State's Office. A.R.S. § 33-1322(B).
What are a landlord's rights in collecting rents and setting rent amounts?
Landlords don't have to accept partial rent payments. If they do without getting a written agreement stating when the remainder is due along with any other terms, they waive their rights to terminate the rental agreement for that particular breach of the rental agreement. A.R.S. § 33-1371.
Yes. Specific requirements to adopt such rules and regulations are set forth in A.R.S. § 33-1342(A). These rules cannot have the purpose of evading the landlord's obligations. New rules require 30 days' notice to existing tenants. A.R.S. § 33-1342(B).
When can a landlord enter a tenant's residence?
If a landlord provides two days' advance notice of his or her intent to enter the resident at a reasonable time to make repairs, alterations, decorations, or improvements, tenants can't unreasonably refuse to allow landlords into their residences. In case of emergency, however, landlords can enter without consent and without notice. Landlords are prohibited from abusing this right or using it to harass the tenant. A.R.S. § 33-1343.
In general, landlords must provide safe, clean and habitable residences. Among other things, they must comply with building codes concerning health and safety (A.R.S. § 33-1324(A)(1)); maintain all appliances must be in working order (A.R.S. § 33-1324(A)(4)); and provide running water, reasonable amounts of hot water, and heating and air-conditioning when required by the weather (A.R.S. § 33-1324(A)(6)). If a landlord fails to comply with his or her obligations, and the cost of compliance would have been $300.00 or less, the tenant may recover damages for the breach under A.R.S. § 33-1361(B) or may notify the landlord of the tenant's intention to correct the condition at the landlord's expense. A.R.S. § 33-1363(A). This process, called "self-help for minor defects," is outlined further in A.R.S. § 33-1363. If a landlord deliberately or negligently fails to provide water, gas or electrical services, a tenant has several remedies that are outlined in A.R.S. § 33-1364.
What are a tenant's duties to a landlord?
If a landlord materially fails to comply with the rental agreement, the tenant may deliver a written notice to the landlord specifying what the landlord did or didn't do 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. A.R.S. § 33-1361(A). If the material breach affects the health and safety of the tenant, he or she 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 within five days. A.R.S. § 33-1361(A).
If a tenant fails to comply with the rental agreement, the landlord may deliver a written notice to the tenant specifying what the tenant did or didn't do 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. A.R.S. § 33-1368. This process is outlined further in A.R.S. § 33-1368.
University of Arizona Off-Campus Housing & Commuter Resources - Legal Stuff - Excellent guide, even if you're not a student.
Associated Students of The University of Arizona (ASUA) Legal Services - Contains links to pamphlets on security deposits and landlord/tenant maintenance issues.
Arizona Tenants' Rights and Responsibilities Handbook: A Guidebook from Move-In to Move-Out Including Sample Forms - from the Arizona Attorney General's office.
Maricopa County Superior Court Law Library: Landlord and Tenant Research Guide
Arizona State University Student Legal Assistance: Landlord - Tenant
City of Tucson Office of Equal Opportunity Programs - Contains information about Tucson's policies against discrimination and links to complaint forms.
Equal Opportunity Office: 520-791-4593 (Discrimination claims)
University of Arizona - ASUA Legal Services: 520-621-2782
Southwest Fair Housing Council: 520-798-1568 (Discrimination claims)
Southern Arizona Legal Aid, Inc.: 520-623-9465 or 1-800-248-6789
Arizona Landlord's Deskbook, Carlton C. Casler (6th ed., 2012). Location: Law Arizona Reference & Law Reserve KFA 2517 .Z9 C37 2012.
Evictions and Landlord/Tenant Law in Arizona, Andrew M. Hull et al. (2000). Location: Law Arizona Section KFA 2517 .Z9 H85 2000.
Tenant's Survival Guide for Arizona Renters, Carlton C. Casler (1998). Location: Law Arizona Reference & Law Reserve KFA 2517 .Z9 C372 1998. General
Every Landlord's Legal Guide, Marcia Stewart, Ralph Warner, & Janet Portman (10th ed., Nolo Press 2010). Location: Law Reference KF 590 .Z9 S74 2010.
Every Tenant's Legal Guide, Janet Portman & Marcia Stewart (7th ed., Nolo Press 2012). Location: Law Reference KF 590 .Z9 P67 2012.
Landlord and Tenant Law in a Nutshell, David S. Hill (5th ed., West Pub. 2011). Location: Law Reserve KF 590 .Z9 H45 2011.
Leases & Rental Agreements, Marcia Stewart, Janet Portman, & Ralph Warner (9th ed., Nolo Press 2011). Location: Law Reference KF 590 .Z9 S744 2011.
Renters' Rights: The Basics, Janet Portman & Marcia Stewart (7th ed., 2012). Location: Law Reference KF 590 .Z9 P673 2012.
Restatement of the Law Second, Property 2d, Landlord and Tenant (American Law Institute, 1977) (updated by annual pocket parts). Location: Law Reserve and Law KF 395 .A2 P7 1976; also available at microfiche 0523.
Page Updated: 2 July 2012 University of Arizona James E. Rogers College of Law, 1201 E. Speedway, Tucson, Arizona 85721