Landlord and Tenant Rights and Responsibilities Article


Arizona Residential Landlord and Tenant Act

This article provides an overview of the Arizona Residential Landlord and Tenant Act and the references cited are to the applicable portion of the Arizona Revised Statutes. This information is provided for apartment and home rentals. The rules for renting a mobile home or a space for a mobile are similar but are not covered by the Arizona Residential Landlord and Tenant Act. Mobile home parks are governed by a different set of statutes that can be found at A.R.S. §§ 33-1401 - 33-1501.

A Landlord Cannot do certain things under the Act

While a landlord can bill separately for utilities, he/she cannot make a tenant to sign a lease that requires a tenant to waive any rights under Arizona law. A.R.S. §§ 33-1314.01 & 33-1315. It is also illegal for a landlord to allow someone to live in a residence rent free in return for the landlord not maintaining the property. A.R.S. § 33-1316. In addition, a landlord cannot refuse to rent a residence on the basis that the potential tenant has children. A.R.S. § 33-1317. Landlords must also register with the county assessor. A.R.S. § 33-1902.

From the tenant’s perspective, perhaps the most important thing to remember is that a tenant has a duty to pay rent and to pay that rent on time. If a tenant fails to do so, the landlord will likely bring an eviction action. There is no provision in Arizona law that allows a tenant to withhold rent because the landlord is being disagreeable or because a landlord broke oral promises to a tenant. Except as is explained below, a tenant may not withhold rent.  In order to better protect your rights, keep copies of all payments and notices exchanged between your landlord and yourself. Additionally, require your landlord to put all agreements in a writing s/he signs and dates. If you anticipate a problem, try to get additional evidence, such as witnesses or photographs.

Tenant Obligations 

In addition to the obligation to pay rent on time, a tenant must do the following under Arizona law. A.R.S. §§ 33-1341 & 33-1344.

  •  Keep the residence clean and safe
  • Remove and dispose of trash
  • Keep all plumbing fixtures clean
  • Use electrical appliances, heating and air-conditioning systems and plumbing in a reasonable manner
  • Not deliberately or negligently damage the property or allow someone else to do so
  • Unless agreed otherwise, use the property only as a residence

Access by Landlord to the Residence A.R.S. § 33-1343 

A tenant cannot unreasonably withhold consent to the landlord to enter the residence in order to inspect the premises or make repairs. Unless there is an emergency or unless it is impracticable to do so, the landlord must give the tenant at least two days notice that he is going to enter the residence. The landlord can only enter at reasonable times. 

Landlord Obligations 

A landlord is required to do the following under Arizona law. A.R.S. §§ 33-1322 – 1324.

  • Provide the tenant with the name and address of the property’s owner and manager
  • Provide the tenant with a free copy of the Arizona Landlord and Tenant Act
  • Provide the tenant with a signed copy of the lease
  • Provide the tenant with possession of the residence
  • Comply with applicable building codes
  • Make necessary repairs so that the residence is habitable
  • Keep common areas clean
  • Maintain all electrical, plumbing, heating, and air-conditioning equipment
  • Provide for the removal of trash
  • Supply running water and reasonable amounts of hot water

 Security Deposits A.R.S. § 33-1321 

A landlord can require that the tenant make a security deposit to cover any potential damages made to the property. The amount of the security deposit cannot be more than one and one-half month’s rent. Upon move-in, the landlord is required to furnish the tenant with a signed copy of the lease, a form documenting any damages to the property, and written notification that the tenant may be present at the move out inspection. However, the tenant is required to ask the landlord when the move out inspection will occur. If a tenant requests the security deposit back after he has moved out, the landlord must return it or provide an itemized list of all of the deductions taken for property damage and the balance of the deposit within 14 days. If the landlord fails to do so, the tenant can file suit in a justice court and recover twice the amount wrongfully withheld. 

Tenant Options if Landlord Fails to Comply 

Self-Help for Minor Defects A.R.S. § 33-1363

If a landlord fails to make repairs and the problem can be fixed for either less than $300 or an amount equal to one-half of the monthly rent (whichever is greater), the tenant can notify the landlord of his intention to repair the problem at the landlord’s expense. The notification should be in writing. If the landlord does not fix the problem within 10 days from receiving the notice, the tenant can hire a licensed contractor, submit a repair bill to the landlord, and deduct the cost of the work from his rent. This provision does not apply if the damage was caused by the tenant or one of his guests. 

Failure to Supply Essential Services A.R.S. § 33-1364 

If a landlord fails to provide running water, gas and/or electrical service, or fails to provide reasonable amounts of hot water, heat and/or cooling, then the tenant may give notice to the landlord that he is in breach of the lease. At that point, the tenant has one of the following three options:

Option One: The tenant can arrange for utilities on his own and deduct the cost from the rent. With the utility company’s approval, a tenant group or group of tenants can pay a landlord’s delinquent utility bill and deduct that amount from their rent.

Option Two: The tenant can file suit and recover damages based on the decreased fair rental value of the residence.

Option Three: The tenant can find substitute housing (e.g. a motel) during the period of the landlord’s noncompliance. If this occurs, the tenant is excused from paying rent for as long as the landlord does not provide the essential service. 

Other Noncompliance by the Landlord A.R.S. § 33-1361 

If the landlord fails to comply with the lease in a material way, the tenant can deliver a written notice to the landlord explaining the failure and stating that the lease will terminate in 10 days. If the landlord’s noncompliance is materially affecting the tenant’s health and safety, then the same notice can state that the lease will end in 5 days. There are two exceptions. First, if the problem can be fixed before the date specified on the notice, then the lease will continue. Second, the problem cannot have been cause by the tenant or his guest.

Military Orders and Lease Provisions 

Under the Service Members’ Civil Relief Act, a military member can break his lease upon receipt of Permanent Change of Station orders or upon receipt of orders deploying him for at least 90 days. 50 App. U.S.C.A. § 535(a). If one of those events occurs, then the landlord cannot refuse to allow the military tenant to leave. This provision of federal law also applies to any of the military member’s family members who may have responsibility under the lease. 50 App. U.S.C.A. § 535(a)(2). A military tenant who is either moving or being deployed is still responsible for any reasonable repair costs to the residence beyond normal wear and tear.

To terminate a lease under this law, the military member must provide the landlord with written notice and a copy of the orders. 50 App. U.S.C.A. § 535(c)(1)(A). The military member can either deliver this notice in person or mail it certified mail, return receipt requested, to his landlord. 50 App. U.S.C.A. § 535(c)(2).

As a general rule, the only defense to an allegation of nonpayment of rent is that the rent was actually paid, in the manner and in the amount provided in the lease.


Comments:

On 5/1/09
Melanie said
I am a landlady and have been for 30 years - also I am a realtor. I am often appalled at the stories I hear of bad landlords. Some of the things they do or not do are just unconsionable. The Landlord/Tenant act is your friend - it is fair law.

On 10/8/07
Laurel said
I also have a serious scorpion problem. My husband has already been stung and we incurred a hospital bill because of it and we have an 18 month old son who constantly has scorpions around him in his play area and where he sleeps. What can we do?

On 10/6/07
Nancy said
my landlord never gave me electric bills for 6 months and is now suing me the amount plus costs? What can i do. I did ask manager each month about the bill

On 8/22/07
steph said
I have a serious scorpion problem also. I need to break my lease what can we do

On 8/10/07
MICHELLE  said
I MOVED IN TO LAS MONTA√ĎAS APTS. ABOUT 6MONTHS AGO AND I HAVE BEEN TRYING TO GET THEM TO FIX TO FIX THE APPLIENCES THAT ARE LISTED ON THE LEASE THEY WILL NOT HELP , CAN I TERMINATE THE LEASE?

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QUESTIONS

  • water damage the first day i moved in.tube was not on right. this home was not move in ready when i moved in.was told carpets will be cleaned ready to go. i told them son allergic to dogs. alot of dog urine that came out from carpet. they left exposed nails in. it has been a month since this happened and they are waiting for flooring to come but my family and i have had to live in this situation they didn't offer a hotel. tenant act said devalue of property. am i able to take her to small claims court i have not been able to fully move in due to this out of stuff is in garage. please help
  • The AZ Landlord and Tenant Act states that a landlord must supply reasonable amounts of hot water, heating, and air conditioning or cooling. As far as air conditioning goes what is a reasonable amount? Is it a specific temp that your unit should be able to maintain? My unit in the evenings sometimes reach 83-84 degrees. Others in the complex said they have the same issue. We have a chilled water system, and we believe they just need to turn the temperature down on the system. But they say that the water temp is at the correct temp.
  • we had no electric in one room of our rental for 9 months. It would sometimes flicker when we jumped on the floor or slammed the door. We contacted the landlord several times to repair it. We have several text messages stating such. The cost to repair was more than 50% of our rent. We gave our 30 day notice on July 2 for August 1st after months of trying to get this repaired. Our landlord checked us out on Aug 1 stating everything was perfect and we would receive all of our deposit back in 14 business days. Our total deposit was $1850- we received $300. They stated we did not give them notice
  • Can an apartment management make you pay your rent online instead of check.
  • I am recently divorced. my ex wife is still living in our house which we jointly own. The house is on the market for sale but as you know it is very slow. My question is Can I collect rent from her?
  • When I moved in this house was filthy, there were nails and plastics all through the landscaping rocks and weeds everywhere. We paid landscapers to clean up the weeds, paid for a deep cleaning service and we had to pick up all the nails. Once moved in we've had to replace weather stripping and other minor fixes because the owners refuse to pay. We bought a small dog and paid the pet deposite. The house is maintained and looks better than when we moved in. How do I get my deposite and pet deposite back at the end of our lease? And the back door is broken and hard to get in and out of.
  • I signed my trailer and some contents left in the trailer back to the park landlord 3 days ago and today they brought the couch to my new place and dumped it in my carport i thought when i signed it over to these people that if they didn't want it that it was their responsibility to get rid of it..where do I stand
  • My mom is renting a house in Prescott AZ with my sister. The landlord has nailed shut all of the windows for whatever reason, is this legal?
  • If a aparmentt manger enters your aparmentt without notice.and property is missing, what can I do about it legally?
  • I am a 21 year old college student sharing a condo with my landlords daughter. I gave my landlord notice that I would be moving out the 2nd week of May and she was ok with it. She has been taking the rent in the middle of the month every month except when we initially moved in we paid on the 1st. I am just paying my rent for April, today the 11th. But she told me if I stay in the condo past the 1st, I have to pay, because rent is from the 1st to the 1st. She stated she took it out in the middle because the utility bill doesn't come till the middle of the month. So she included them together.

STORIES

  • He told me that I could actually get all the money I needed by using my home as collateral. . .
  • I just helped my mother, age 89, deal with her Medicare HMO. . .
  • I just helped my mother, age 89, deal with her Medicare HMO. . .

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  • State Bar of Arizona
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    Referral number 520-623-4625
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