Free Arizona Lease & Rental Agreement

Last updated September 27, 2026

Written by LawLease Editorial

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Arizona Residential Lease Agreement

A Arizona residential lease (also called a Arizona rental agreement) sets the rent, term and house rules for a home rental. An Arizona residential lease agreement is governed by the Arizona Residential Landlord and Tenant Act (A.R.S. §§33-1301 to 33-1381). Arizona caps deposits at one and a half months’ rent, requires two days’ notice before entry, and gives landlords just 14 business days to return a deposit — with a 5-day notice for unpaid rent.

Arizona landlord–tenant law at a glance

Arizona residential lease law summary
Security deposit limit	1½ months’ rent (security plus prepaid rent)A.R.S. §33-1321(A)
Deposit return	14 days, excluding weekends & holidays, with an itemized listA.R.S. §33-1321(D)
Late fees	No numeric cap; must be reasonable and in the written leaseA.R.S. §33-1368(B)
Rent-increase notice	No specific statute; month-to-month uses the 30-day periodic noticeA.R.S. §33-1375
Landlord entry	2 days’ notice, at reasonable timesA.R.S. §33-1343
Month-to-month termination	30 days’ written notice before the rental dateA.R.S. §33-1375(B)
Nonpayment eviction notice	5 days to payA.R.S. §33-1368(B)
Rent control	Preempted statewideA.R.S. §33-1329

Security deposits in Arizona

An Arizona landlord can’t demand or receive security — including prepaid rent — of more than one and one-half months’ rent (§33-1321(A)). A tenant may voluntarily prepay more rent, but the landlord can’t require it.

Non-refundable fees — The purpose of every non-refundable fee or deposit must be stated in writing. Any fee or deposit not designated non-refundable is refundable (§33-1321(B)).
Move-in paperwork — At the start of the tenancy the landlord must give the tenant a signed copy of the lease, a move-in form for recording existing damage, and written notice that the tenant may be present at the move-out inspection (§33-1321(C)).
14 business days — After the tenancy ends, possession is delivered and the tenant makes a demand, the landlord has 14 days — excluding Saturdays, Sundays and legal holidays — to mail an itemized list of deductions and the balance to the tenant’s last known address (§33-1321(D)).
Double damages — A landlord who doesn’t comply can owe the tenant the amount due plus damages of twice the amount wrongfully withheld (§33-1321(E)).
Pet deposits — Arizona has no separate pet-deposit statute, so a refundable pet deposit counts toward the 1½-month cap. No pet deposit or fee may be charged for an assistance animal under fair-housing law.

Rent, late fees & rent increases

Late fees — Arizona sets no dollar or percentage cap and no grace period. A late fee must be reasonable and set out in the written rental agreement to be collectible (§33-1368(B)).
Rent increases — There’s no rent-increase statute. Rent can’t change during a fixed term unless the lease allows it; for month-to-month, give at least the 30 days needed to end the tenancy (§33-1375(B)).
Rent control — The power to control rents on private residential property is preempted by the state, so no Arizona city can cap rent (§33-1329).
No rental sales tax — Since January 1, 2025, Arizona cities may no longer levy transaction privilege tax on long-term residential rent, and landlords must stop passing that tax through to tenants (Laws 2023, ch. 204 — SB 1131).

Landlord entry & access

Except in an emergency or where it’s impracticable, an Arizona landlord must give at least two days’ notice of intent to enter and enter only at reasonable times (§33-1343). When the tenant requests a repair or service, that request itself serves as permission to enter for the work.

The tenant may not unreasonably withhold consent to entry for inspections, repairs, services or showings — but the landlord may not abuse the right of access or use it to harass the tenant.

Ending an Arizona tenancy

Notice to end an Arizona tenancy with no fixed term (A.R.S. §33-1375)
Week-to-week	10 days
Month-to-month	30 days before the periodic rental date

Nonpayment of rent — A written 5-day notice to pay; if rent isn’t paid, the landlord may file a special detainer action. The tenant can reinstate by paying all past-due rent and reasonable late fees — plus attorney’s fees and court costs once a case is filed (§33-1368(B)).
Lease violations — A material breach gets a 10-day notice to cure; a breach materially affecting health and safety gets 5 days. If the same or a similar breach recurs during the lease, the landlord can file a special detainer action 10 days after a written notice of the second breach, without another chance to cure (§33-1368(A)).
Material and irreparable breaches — Conduct such as illegal discharge of a weapon, drug manufacturing or dealing, threatening or assault, or serious property damage allows immediate termination (§33-1368(A)).
Domestic violence — A tenant who is a victim of domestic violence or sexual assault may end the lease with written notice and a protective order or police report, with a release date within 30 days and no early-termination fee; the incident generally must have occurred within the 30 days before the notice (§33-1318).
Holdover — A willful, bad-faith holdover lets the landlord recover up to the greater of two months’ rent or twice actual damages (§33-1375(C)).

Required disclosures in Arizona

Owner & manager identity — The name and address of the property manager and of an owner or authorized agent for notices and service of process, kept current (§33-1322(A)).
Landlord–Tenant Act notice — The landlord must tell the tenant in writing that the Arizona Residential Landlord and Tenant Act is available on the Arizona Department of Housing’s website (§33-1322(B)).
Move-in form & inspection notice — A move-in condition form and written notice of the right to attend the move-out inspection (§33-1321(C)).
Bed bugs — Bedbug educational materials must be provided for multifamily rentals; single-family residences are excluded (§33-1319).
Pool safety — Leasing a home with a swimming pool requires giving the tenant the state-approved pool safety notice (A.R.S. §36-1681(E)).
Lead-based paint — Federal warning and known-hazard disclosure for housing built before 1978 (42 U.S.C. §4852d).

Habitability & repairs

An Arizona landlord must comply with building codes materially affecting health and safety, make all repairs needed to keep the premises fit and habitable, keep common areas clean and safe, and keep electrical, plumbing, sanitary, heating, ventilating, air-conditioning and supplied appliances in good and safe working order (§33-1324).

For minor defects, a tenant can give written notice and, if the landlord doesn’t act within 10 days, have a licensed contractor do the work and deduct the cost from rent — up to $300 or half a month’s rent, whichever is greater, after giving the landlord an itemized statement and lien waiver (§33-1363).

Tenant protections you can’t waive

No waiver of rights — A lease can’t make the tenant waive rights or remedies under the Act, agree to pay the landlord’s attorney’s fees (a prevailing-party fee clause is allowed), or exculpate or indemnify the landlord for liability imposed by law (§33-1315(A)).
Calling for help — A lease can’t waive — or penalize — a tenant’s right to summon police or emergency assistance (§33-1315(A)).
No self-help eviction — Locking a tenant out or willfully cutting essential utilities lets the tenant recover possession or end the lease, plus up to the greater of two months’ rent or twice actual damages (§33-1367).
No retaliation — A landlord can’t raise rent, cut services, or bring or threaten an eviction because the tenant complained to a code agency or to the landlord, or joined a tenants’ union; a complaint within the prior six months creates a presumption of retaliation (§33-1381).

Arizona lease agreement FAQs

How much can a landlord charge for a security deposit in Arizona?

No more than one and one-half months’ rent, counting security and any required prepaid rent together (A.R.S. §33-1321(A)). Any non-refundable fee must be labeled as such in writing, or it’s treated as refundable (§33-1321(B)).

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

Fourteen days, not counting Saturdays, Sundays or legal holidays, after the tenancy ends, possession is returned and the tenant makes a demand. The landlord must mail an itemized list of deductions with the balance; failing to comply can cost twice the amount wrongfully withheld (§33-1321(D), (E)).

How much notice does an Arizona landlord need to give before entering?

Two days’ notice, with entry at reasonable times, except in an emergency or where notice is impracticable. A tenant’s repair request counts as permission to enter for that repair (§33-1343).

Is there a limit on late fees in Arizona?

There’s no numeric cap or statutory grace period. A late fee must be reasonable and written into the rental agreement to be enforceable (§33-1368(B)).

How much notice is required to raise rent in Arizona?

Arizona has no rent-increase statute and preempts local rent control (§33-1329). During a fixed-term lease, rent can only change if the lease allows it; for a month-to-month tenancy, give at least 30 days’ written notice before the rental date (§33-1375(B)).

How long does a tenant have to pay late rent before eviction in Arizona?

Five days after written notice. If the tenant doesn’t pay, the landlord can file a special detainer action; the tenant can still reinstate by paying all past-due rent, reasonable late fees and, after filing, attorney’s fees and court costs (§33-1368(B)).

Does an Arizona lease need to be notarized?

No. A residential lease is binding once signed; notarization isn’t required. Arizona does require that a written rental agreement have all blanks completed and be fully executed and exchanged between the parties (§33-1322(E)).

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