Episode 173: Location-Specific Tenancy Guidance for Arizona

Summary

Today’s location-specific episode features Arizona.  We explore the overview of the housing guiding document called Arizona Residential Landlord Tenant Act (ARLTA).  Each of my location-specific podcasts is set up the same way answering the same four questions: 

1) What are the basics of the Arizona Residential Landlord Tenant Act (ARLTA),

2) What are the nuances of this location – what is different that stands out?,

3) Some guidance about abandoned items left behind by a tenant in a rental inArizona,

4) Where to get help in your local area in Arizona. 

Then I’ll go through what I call my “Bingo Card” of standard items I see most often in tenancy laws in different locations. 

This episode is NOT all inclusive – you must research further in your specific area including your County, Regional District, Parish, City or any other Governing Body that involves your rental location, but today’s episode will get you started!

This episode includes resources for Arizona including:

• FOR LANDLORDS - Arizona Residential Landlord-Tenant Law - LibGuides at University of Arizona Law Library

• Landlord_Tenant_Act_May-2023_1.pdf

• Arizona Residential Landlord Tenant Act (ARLTA) Legal Info Sheet

• Landlord/Tenant Disputes & Eviction Actions

• 33-1370 - Abandonment; notice; remedies; personal property; definition

• Free and Reduced Cost Legal Aid Agencies/Resources in Arizona

• Arizona Foundation for Legal Services and Education

• American Bar Association for Arizona

Listen to the full episode :

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This Week’s Blog Post:

Starting with Arizona’s Residential Landlord and Tenant Act

Hi friends! I’m Dr. Jen, and in this episode of My Life as a Landlord, I explored the location-specific tenancy laws of Arizona. Like all of my location-specific episodes, I worked through the same four-part framework: the basics of Arizona’s Residential Landlord and Tenant Act, the unique nuances that apply in this state, guidance around abandoned property, and where landlords can turn for help. I also wrapped up with what I call my “bingo card”—a checklist of common items I compare across jurisdictions.

Basics, Duties, and Unique Nuances

Arizona landlords must disclose full contact information and provide tenants with a move-in inspection form. Courts place high importance on written forms, so it’s best to complete them with tenants. Unique to Arizona is the requirement that landlords renting properties with swimming pool access must provide a pool safety notice. Landlords are also obligated to maintain habitability—ensuring hot water, heating, and air conditioning as required by weather, and keeping appliances in working order. Retaliation is prohibited, and landlords cannot accept partial rent without a written agreement outlining when the remainder is due.

Deposits, Rent, and Termination

Security deposits are capped at one and a half months’ rent, in addition to the first month’s rent. Deposits must be refunded within 14 business days of lease termination, with itemized deductions provided. Tenants may attend move-out inspections, except in cases of eviction or safety concerns. Month-to-month tenancies require 30 days’ notice to terminate, while fixed-term leases end abruptly. Landlords cannot refuse to rent based on familial status, unless the property qualifies as housing for older persons. Retaliatory rent increases or service decreases are prohibited for six months following tenant complaints.

Abandonment and Tenant Property

Abandonment is defined as absence of the tenant for at least seven days if rent is unpaid for ten days, or five days if the unit is empty. Landlords must post and mail notices of abandonment for five days before retaking possession. Personal property must be inventoried and stored for 14 days, except perishables, animals, or biohazards, which may be removed immediately. Abandoned animals must be released to shelters or relatives within one day. If unclaimed, property may be donated or sold, but records must be kept for 12 months, and proceeds applied to unpaid rent or costs.

Where to Get Help and Final Thoughts

Arizona landlords have strong resources, including the Arizona Department of Housing, Arizona Court Help, and the Arizona Bar Foundation, all of which provide forms, legal aid referrals, and even instructional videos. Many local counties also provide their own guidance and forms, so it’s essential to check regional rules.

I recorded this episode in Desolation Sound, British Columbia, aboard our boat No Regrets. Why? Because real estate takes you places. Where do you want real estate to take you? Join me next week for Episode 174, where I’ll share mental tricks to overcome landlord anxiety. I’ll see you there!