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Make your Arizona lease
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Arizona Residential Lease Agreement
1. Parties
This Residential Lease Agreement (the "Lease") is between ("Landlord") and ("Tenant"). If more than one person signs as Tenant, each of them is fully responsible for all of Tenant's obligations under this Lease.
2. Property
Landlord rents to Tenant the residence at (the "Property"), including (parking, storage, appliances or furniture included, if any).
3. Term
This Lease begins on and ends on . If Tenant stays after the end date with Landlord's written consent, the tenancy continues from month to month on the same terms unless the parties sign a new lease or the law where the Property is located provides otherwise.
4. Rent
Tenant will pay rent of per month, in advance, on or before the day of each month, by .
If this Lease starts on a day other than the rent due day, rent for the first partial month is , calculated by dividing the monthly rent by the number of days in that month and multiplying by the number of days Tenant has the Property.
5. Late charges and returned payments
If rent is not received in full within days after it is due, Tenant will pay a late charge of . Tenant will pay for any payment returned unpaid by the bank. No late charge or fee will be more than the law where the Property is located allows.
6. Security deposit
Tenant will pay a security deposit of before moving in. Landlord will hold, apply and return the deposit as required by the law where the Property is located. After Tenant moves out, Landlord will return the deposit, less any lawful deductions with a written itemized list, within the time that law requires. Tenant may not use the deposit as the last month's rent without Landlord's written consent.
7. Occupants and use
Only Tenant and these people may live at the Property: . Tenant will use the Property only as a private residence, follow all laws, and not disturb neighbors.
8. Utilities
Tenant will pay for these utilities and services: . Landlord will pay for all other utilities and services, if any, that serve the Property.
9. Pets
Pets allowed (describe, or write "none"): Pet deposit, if any: . This does not limit assistance animals that Landlord must allow under fair housing law.
10. Smoking
Smoking rules:
11. Maintenance and repairs
Tenant will keep the Property clean and safe, use appliances and fixtures properly, and promptly report any needed repairs to Landlord in writing. Landlord will make repairs the law requires. Tenant will pay for damage caused by Tenant, other occupants or guests, beyond normal wear and tear.
12. Alterations and locks
Tenant will not paint, make alterations, or add or change locks without Landlord's written consent.
13. Landlord entry
Landlord may enter the Property at reasonable times to inspect, make repairs or show it, after giving Tenant at least hours' notice, or any longer notice the law requires. Landlord may enter without notice in an emergency.
14. Subletting and assignment
Tenant will not sublet the Property or assign this Lease without Landlord's written consent.
15. Moving out
When this Lease ends, Tenant will leave the Property clean and in the same condition as at move-in except for normal wear and tear, return all keys, and give Landlord a forwarding address in writing.
16. Deposits and fees (A.R.S. 33-1321)
Security, however named and including prepaid rent, will not exceed one and one-half months' rent. Nonrefundable fees and the purpose of each: . Any fee or deposit not listed here as nonrefundable is refundable.
With this Lease, Landlord gives Tenant a move-in form to list existing damage, and notice that Tenant may be present at the move-out inspection. Within fourteen days, excluding Saturdays, Sundays and legal holidays, after the tenancy ends, possession is delivered and Tenant asks for the deposit, Landlord will mail Tenant an itemized list of deductions with any amount due.
17. Disclosures (A.R.S. 33-1322)
Person authorized to manage the Property: . Owner, or person authorized to act for the owner for service of process and to receive notices: . The Arizona Residential Landlord and Tenant Act is available on the Arizona Department of Housing's website.
18. Entry and repair requests (A.R.S. 33-1343)
Except in an emergency or where it is impracticable, Landlord will give at least two days' notice before entering and enter only at reasonable times. A maintenance request from Tenant is permission to enter to act on that request.
19. Bedbugs (A.R.S. 33-1319, not for single-family homes)
☐ Tenant received bedbug educational materials. Landlord is not aware of a current bedbug infestation in the unit.
20. Disclosures
Was the Property built before 1978? If yes, the federal lead-based paint disclosure, signed by both parties, is attached, and Tenant received the EPA pamphlet Protect Your Family From Lead in Your Home.
Other disclosures or addenda attached:
21. Notices
Notices to Landlord go to: . Notices to Tenant go to the Property address, or to any other address Tenant gives Landlord in writing.
22. Governing law and entire agreement
This Lease is governed by the law of Arizona, where the Property is located. If any part of this Lease is invalid or conflicts with that law, that part is limited to what the law allows and the rest of the Lease stays in effect. This Lease, with any attached addenda, is the entire agreement. Any change must be in writing and signed by Landlord and Tenant.
23. Additional terms
Signatures
This Arizona lease agreement template adds the disclosures and deposit terms the Arizona Residential Landlord and Tenant Act requires, including the current wording that points tenants to the Department of Housing. The form flags a deposit plus pet deposit above one and one-half months' rent.
Arizona security deposit rules
Arizona counts every kind of security together: 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" (A.R.S. 33-1321(A)). A pet deposit and last month's rent count toward the same limit.
$1,800 rent, no prepaid rent
Security deposit up to $2,700.
$1,800 rent, last month collected up front
$1,800 prepaid rent leaves room for a deposit of only $900.
Computed from 33-1321(A): 1.5 x monthly rent, less any prepaid rent. A tenant may still choose to pay more rent in advance voluntarily.
The refund clock starts only after the tenancy ends, the tenant returns possession and asks for the deposit. Then the landlord has 14 days, "excluding Saturdays, Sundays or other legal holidays," to send an itemized list (33-1321(D)). Mark fees that will not come back as nonrefundable, with their purpose, or they are refundable (33-1321(B)).
Arizona lease rules at a glance
| Rule | Arizona | Statute |
|---|---|---|
| Security limit | 1.5 months' rent, however named, including prepaid rent | 33-1321(A) |
| Nonrefundable fees | State the purpose in writing; anything not marked nonrefundable is refundable | 33-1321(B) |
| Move-in | Signed lease, move-in damage form, written notice of right to attend move-out inspection | 33-1321(C) |
| Deposit return | Itemized list and refund within 14 business days after move-out and the tenant's demand; twice the amount wrongfully withheld | 33-1321(D); (E) |
| Required disclosures | Manager and owner names and addresses; the Act is on the Department of Housing website | 33-1322(A); (B) |
| Lease form | All blanks completed; signed copy delivered | 33-1322(E) |
| Landlord entry | At least two days' notice, reasonable times | 33-1343(D) |
| Late fees | A reasonable late fee set in a written lease; no dollar cap in the statute | 33-1368 |
| Ending month to month | 30 days' written notice before the rent date | 33-1375(B) |
From the Arizona Revised Statutes on azleg.gov, read November 2, 2026. A template, not legal advice.
Disclosures every Arizona lease needs
- Who manages and who owns: names and addresses in writing at or before move-in (33-1322(A)).
- Where to read the law: written notice "that the Arizona residential landlord and tenant act is available on the Arizona department of housing's website."
- Bedbug information for new and existing tenants (33-1319), except in a single-family residence, which the section excludes (33-1319(D)).
- An optional emergency contact who may retrieve belongings or a pet if the tenant dies or is incapacitated (33-1314(E)).
- Federal lead paint disclosure for homes built before 1978 (EPA).
Leave no blanks: a written rental agreement "shall have all blank spaces completed" (33-1322(E)). Write "none" where a term does not apply before you both sign.
Repairs and who does them
An Arizona landlord must "Make all repairs and do whatever is necessary to put and keep the premises in a fit and habitable condition" and keep electrical, plumbing, heating, cooling and supplied appliances working (A.R.S. 33-1324). In a single-family home, the landlord and tenant may agree in writing that the tenant handles trash removal, water and heat supply, and specified repairs and maintenance, if the deal is made in good faith and supported by adequate consideration (33-1324(C)). Put any such agreement in the Additional terms box, with what the tenant gets in return, such as reduced rent.
When rent is late or the tenant stays on
Unpaid rent
If rent is not paid "within five days after written notice by the landlord of nonpayment" and your intention to end the agreement, you may file a special detainer action (33-1368(B)). Before filing, paying the past-due rent and the lease's reasonable late fee reinstates the lease. Use our late rent notice for the written notice.
Holding over
If a tenant stays after the lease ends without consent, willfully and not in good faith, the landlord may recover "not more than two months' periodic rent or twice the actual damages sustained by the landlord, whichever is greater" (33-1375(C)). Week-to-week tenancies end on 10 days' written notice (33-1375(A)).
After you mail the itemized deposit list, the tenant has 60 days to dispute it; if they do not, the amounts "deemed valid and final" stand (33-1321(D)). Keep the move-in form and dated photos until that window closes.
Arizona notice periods in one place
| Situation | Time | Statute |
|---|---|---|
| Landlord entry | At least 2 days | 33-1343(D) |
| Unpaid rent, before filing | 5 days after written notice | 33-1368(B) |
| Ending week to week | 10 days, written | 33-1375(A) |
| Ending month to month | 30 days before the rent date, written | 33-1375(B) |
| Deposit refund | 14 business days after move-out and demand | 33-1321(D) |
| Tenant's deposit dispute | 60 days after the list is mailed | 33-1321(D) |
Two of these run in business days or from the tenant's demand, not from the lease end date, so record when the keys came back and when the tenant asked for the deposit. A simple log in your rent ledger is enough.
Using the AZ lease agreement template
- Add the deposit, any pet deposit and any prepaid rent, and keep the total at or under 1.5 months' rent.
- List each nonrefundable fee with its purpose.
- Fill in manager and owner details, and hand over the move-in form and bedbug information.
- Set a late fee you can defend as reasonable; Arizona sets no number.
- When the tenant leaves and asks, refund within 14 business days using the deposit return letter.
For entry notices, a repair request from the tenant already counts as permission to enter for that job (33-1343(B)). Moving to a rolling agreement? Use the month-to-month lease with 30 days' notice. The general version is our lease agreement template.
Frequently asked questions
What is the maximum security deposit in Arizona?
One and one-half months' rent, counting all security however it is named, including prepaid rent. A tenant may voluntarily prepay more rent.
How long does an Arizona landlord have to return a deposit?
14 days, excluding weekends and legal holidays, after the tenancy ends, possession is returned and the tenant asks for it. The landlord sends an itemized list of deductions.
How much notice must an Arizona landlord give before entering?
At least two days, except in an emergency or where impracticable, and only at reasonable times. A tenant's repair request counts as permission to enter for that repair.
Is there a late fee limit in Arizona?
The statute sets no dollar cap. The late fee must be reasonable and written into the rental agreement.
What must an Arizona landlord disclose?
The names and addresses of the manager and the owner or agent, written notice that the Act is on the Arizona Department of Housing website, and, except for single-family homes, bedbug educational materials.