Templates / Security deposit laws / Arizona
Arizona security deposit and move-in inspection rules
What Arizona law says about the deposit — limit, return deadline, deductions, inspections and penalties — taken only from the text of Arizona Revised Statutes § 33-1321, with a link to the statute text for every rule (the legislature's own site where it can be opened; otherwise a public copy of the same text).
Checked word for word against the statute text on November 2, 2026. This is a plain-English summary, not legal advice; city or county rules and your lease can add to it.
At a glance
| Deposit limit | 1½ months' rent, prepaid rent included § 33-1321(A)-(B) |
|---|---|
| Return deadline | 14 business days after move-out and the tenant's demand, with an itemized list of deductions § 33-1321(D); § 33-1310(3) |
| Move-in documentation | Landlord must give a move-in form for listing existing damage § 33-1321(C) |
| Move-out inspection | Tenant may attend; landlord must say when if asked § 33-1321(C) |
| Disputing deductions | 60 days after the list is mailed, or it becomes final § 33-1321(D) |
| Interest | No state requirement details |
| Penalty | Twice the amount wrongfully withheld, plus the money due § 33-1321(E)-(F) |
How much can the deposit be?
A landlord may not demand or receive security, under any name and including prepaid rent, of more than one and one-half month's rent. A tenant may still choose to prepay more rent voluntarily. The purpose of every nonrefundable fee or deposit must be stated in writing; any fee or deposit not designated as nonrefundable is refundable. By definition, 'security' does not include a reasonable charge for redecorating or cleaning.
“A landlord shall not demand or receive security, however denominated, including prepaid rent in an amount or value of more than one and one-half month's rent.”
“The purpose of all nonrefundable fees or deposits shall be stated in writing by the landlord. Any fee or deposit not designated as nonrefundable is refundable.”
“"Security" means money or property given to assure payment or performance under a rental agreement. Security does not include a reasonable charge for redecorating or cleaning.”
Where the deposit must be kept
No separate or trust account is required by the Residential Landlord and Tenant Act. During the tenancy the landlord may use refundable deposits as the property management agreement allows; at the end, all refundable deposits must be refunded under § 33-1321.
“During the term of tenancy the landlord may use refundable security deposits or other refundable deposits in accordance with any applicable provisions of the property management agreement.”
Move-in inspection and photos
Required. On move-in the landlord must give the tenant a signed copy of the lease, a move-in form for listing any existing damage to the unit, and written notice that the tenant may be present at the move-out inspection. The statute does not prescribe the form's contents or require photos.
“On move in, a landlord shall furnish the tenant with a signed copy of the lease, a move-in form for specifying any existing damages to the dwelling unit and written notification to the tenant that the tenant may be present at the move-out inspection.”
Move-out inspection
The tenant may be present at the move-out inspection; if the tenant asks, the landlord must say when it will happen. Exception: when the tenant is being evicted for a material and irreparable breach and the landlord reasonably fears violence or intimidation, no joint inspection is required.
“On request by the tenant, the landlord shall notify the tenant when the landlord's move-out inspection will occur.”
“If the tenant is being evicted for a material and irreparable breach and the landlord has reasonable cause to fear violence or intimidation on the part of the tenant, the landlord has no obligation to conduct a joint move-out inspection with the tenant.”
When the deposit must be returned
Within 14 days, not counting Saturdays, Sundays and legal holidays, the landlord must give the tenant an itemized list of all deductions and the amount due. The clock starts only after all three: the tenancy has ended, the tenant has delivered possession (returned the keys and moved out), and the tenant has demanded the deposit. A written demand with a forwarding address therefore starts the 14 business days.
“Within fourteen days, excluding Saturdays, Sundays or other legal holidays, after termination of the tenancy and delivery of possession and demand by the tenant the landlord shall provide the tenant an itemized list of all deductions together with the amount due and payable to the tenant, if any.”
“"Delivery of possession" means returning dwelling unit keys to the landlord and vacating the premises.”
Objections and missed deadlines
If the tenant does not dispute the deductions or the amount due within 60 days after the itemized list and payment are mailed, the list becomes valid and final and the tenant's further claims are waived.
“If the tenant does not dispute the deductions or the amount due and payable to the tenant within sixty days after the itemized list and amount due are mailed as prescribed by this subsection, the amount due to the tenant as set forth in the itemized list with any amount due is deemed valid and final and any further claims of the tenant are waived.”
What can and cannot be deducted
The deposit and prepaid rent may be applied to all rent, to charges set out in the signed lease or allowed by the Act (subject to the landlord's duty to mitigate), and to damages from the tenant's breach of the tenant's duties in § 33-1341, such as deliberately or negligently damaging the premises. § 33-1321 does not use the phrase 'normal wear and tear' and does not list forbidden deductions. If the unit is abandoned and the landlord retakes it after the 5-day notice process, the deposit is forfeited and applied to accrued rent and reasonable costs caused by the abandonment.
“On termination of the tenancy, property or money held by the landlord as prepaid rent and security may be applied to the payment of all rent, and subject to a landlord's duty to mitigate, all charges as specified in the signed lease agreement, or as provided in this chapter, including the amount of damages which the landlord has suffered by reason of the tenant's noncompliance with section 33-1341.”
“Not deliberately or negligently destroy, deface, damage, impair or remove any part of the premises or knowingly permit any person to do so.”
“After the landlord retakes the dwelling unit, money held by the landlord as a security deposit is forfeited and shall be applied to the payment of any accrued rent and other reasonable costs incurred by the landlord by reason of the tenant's abandonment.”
How the deposit is returned
Unless the tenant has arranged otherwise in writing, the landlord mails the itemized list and any refund by first class mail to the tenant's last known place of residence.
“Unless other arrangements are made in writing by the tenant, the landlord shall mail the itemized list and any amount due, by first class mail, to the tenant's last known place of residence.”
Interest on the deposit
No state statute. The Arizona Residential Landlord and Tenant Act does not require interest on security deposits (none found in § 33-1321 or the definitions).
Penalties for keeping a deposit wrongly
If the landlord does not comply with § 33-1321(D), the tenant may recover the property and money due plus damages equal to twice the amount wrongfully withheld. Both sides keep any other damages available under the Act.
“If the landlord fails to comply with subsection D of this section, the tenant may recover the property and money due the tenant together with damages in an amount equal to twice the amount wrongfully withheld.”
If the property is sold
Whoever holds the landlord's interest when the tenancy ends is bound by the deposit rules, so a buyer of the property owes the refund and the itemized list.
“The holder of the landlord's interest in the premises at the time of the termination of the tenancy is bound by this section.”
Record the condition on move-in day
Most deposit disputes come down to one question: what did the place look like when the tenant moved in? A dated, room-by-room record signed by both sides answers it.
- Walk every room together before the keys change hands — walls, floors, doors, windows, fixtures, appliances.
- Photograph each defect close up and each room wide, so the photos show where the defect is.
- Note meter readings and the number of keys, fobs and remotes.
- Both sign and date the checklist; each keeps a copy.
- At move-out, repeat the same walk in the same order and compare.
Rental Inspection: Move In/Out is an iPhone app that does the same walk with photos placed in the report.
- Room-by-room checklist with photos
- Both sides sign on the phone
- One dated PDF for the deposit
Questions
How much can a landlord charge for a security deposit in Arizona?
A landlord may not demand or receive security, under any name and including prepaid rent, of more than one and one-half month's rent. A tenant may still choose to prepay more rent voluntarily. The purpose of every nonrefundable fee or deposit must be stated in writing; any fee or deposit not designated as nonrefundable is refundable. By definition, 'security' does not include a reasonable charge for redecorating or cleaning.
How long does a landlord have to return a security deposit in Arizona?
Within 14 days, not counting Saturdays, Sundays and legal holidays, the landlord must give the tenant an itemized list of all deductions and the amount due. The clock starts only after all three: the tenancy has ended, the tenant has delivered possession (returned the keys and moved out), and the tenant has demanded the deposit. A written demand with a forwarding address therefore starts the 14 business days.
What can a landlord deduct from a security deposit in Arizona?
The deposit and prepaid rent may be applied to all rent, to charges set out in the signed lease or allowed by the Act (subject to the landlord's duty to mitigate), and to damages from the tenant's breach of the tenant's duties in § 33-1341, such as deliberately or negligently damaging the premises. § 33-1321 does not use the phrase 'normal wear and tear' and does not list forbidden deductions. If the unit is abandoned and the landlord retakes it after the 5-day notice process, the deposit is forfeited and applied to accrued rent and reasonable costs caused by the abandonment.
Does a Arizona landlord have to pay interest on a security deposit?
No state statute. The Arizona Residential Landlord and Tenant Act does not require interest on security deposits (none found in § 33-1321 or the definitions).
Is a move-in inspection required in Arizona?
Required. On move-in the landlord must give the tenant a signed copy of the lease, a move-in form for listing any existing damage to the unit, and written notice that the tenant may be present at the move-out inspection. The statute does not prescribe the form's contents or require photos.
What happens if a Arizona landlord keeps a deposit wrongly?
If the landlord does not comply with § 33-1321(D), the tenant may recover the property and money due plus damages equal to twice the amount wrongfully withheld. Both sides keep any other damages available under the Act.
Sources
Other states
21 days after the tenant moves out, with an itemized statementFlorida
15 days if there is no claim; a claim notice must go by certified mail within 30 daysGeorgia
30 days after the landlord gets the unit back, with a written statement of reasons for anything keptIllinois
Itemized damage statement within 30 days of move-out; with no statement, the full deposit within 45 daysMassachusetts
30 days after the tenancy ends, with a sworn itemized list for any damage deductionNew Jersey
30 days after the lease ends, by personal delivery or registered/certified mailNew York
14 days after the tenant moves out, with an itemized statement — or the landlord loses the right to keep any of itPennsylvania
30 days after the lease ends or the unit is surrendered, with a written list of damagesTexas
30 days after the tenant moves out — once the tenant gives a written forwarding addressWashington
30 days after the lease ends and the tenant moves out, with a full and specific statement