Renting Out Your Property in Arizona: A Landlord's Guide

In Arizona, landlords must ensure their rental property meets basic habitability standards, including functioning plumbing, heating, electrical systems, and compliance with building codes. You must also provide a disclosure of the Arizona Residential Landlord and Tenant Act to tenants, disclose any known lead-based paint (for properties built before 1978), and register your rental property with the county assessor's office. Additionally, you'll need adequate insurance coverage for a rental property, which differs from standard homeowner's insurance.

Arizona law limits security deposits to no more than one and one-half month's rent. This includes any prepaid rent or fees that are not specifically designated for actual services rendered. You must provide a written receipt for the security deposit and return it within 14 days after the tenant moves out, along with an itemized list of any deductions. Failure to comply with these requirements could result in the tenant being awarded damages up to twice the amount wrongfully withheld.

In Arizona, landlords must provide at least two days' notice before entering a rental property, and entry is only permitted at reasonable times. Exceptions exist for emergencies, property abandonment, or court orders. The notice should be written and specify the date, approximate time, and purpose of entry. While tenant consent can waive these requirements, it's best practice to always provide proper notice to maintain good landlord-tenant relations and avoid legal disputes.

When screening tenants in Arizona, you can check credit history, verify income and employment, contact previous landlords, and run criminal background checks with the applicant's written consent. You must apply the same screening criteria to all applicants to avoid discrimination claims. Arizona follows federal Fair Housing laws, prohibiting discrimination based on race, color, national origin, religion, sex, familial status, or disability. You can charge a reasonable application fee to cover screening costs, but this should be disclosed upfront.

Arizona eviction procedures require specific steps: (1) Serve a proper notice (5-day notice for non-payment of rent, 10-day notice for lease violations, or 30-day notice for month-to-month tenancies); (2) File an eviction action if the tenant doesn't comply; (3) Attend the court hearing; (4) If you win, obtain a Writ of Restitution; (5) Have the Writ enforced by law enforcement. Self-help evictions (changing locks, removing belongings, shutting off utilities) are illegal in Arizona and can result in penalties. The entire legal eviction process typically takes 3-6 weeks.

Yes, Arizona law requires rental property owners to register their property with the county assessor's office in the county where the property is located. This registration includes providing your name, address, contact information, and the property's address. Additionally, if your property is in certain municipalities, you may need to obtain a business license or rental permit. For example, Phoenix, Tucson, and some other cities have their own rental registration requirements. Failure to register can result in penalties, including fines.

As an Arizona landlord, you're legally required to maintain the property in a habitable condition, including: maintaining electrical, plumbing, heating, and air conditioning systems; providing reasonable amounts of hot water; keeping common areas clean and safe; providing appropriate trash receptacles; and ensuring the structural components of the building are safe. You must also comply with applicable building and housing codes. If you fail to make necessary repairs after proper notice from the tenant, they may have legal remedies including repair-and-deduct, rent withholding, or lease termination, depending on the circumstances.

Yes, as an Arizona landlord, you can generally prohibit pets in your rental property, with some important exceptions. You cannot prohibit service animals or emotional support animals that are needed by tenants with disabilities under the Fair Housing Act. These animals are not considered pets but rather accommodations for disabilities. If you do allow pets, you can charge a pet deposit or pet rent, but service animals and emotional support animals are exempt from these fees. Make sure your lease clearly states your pet policy, including any restrictions on size, breed, or number of pets allowed.

A comprehensive Arizona lease agreement should include: names of all tenants and occupants; property address and description; lease term (start and end dates); rent amount, due date, and payment methods; security deposit amount and conditions; maintenance responsibilities; utilities responsibilities; pet policies; rules regarding alterations to the property; entry notice requirements; prohibited activities; and grounds for termination. The lease should also include disclosures required by Arizona law, such as information about the Arizona Residential Landlord and Tenant Act and lead-based paint disclosures for pre-1978 properties. Consider having an attorney review your lease to ensure compliance with all Arizona laws.