Last updated: September 2026
Legal information notice: This guide explains Arizona security deposit rules in plain English. It is general educational information, not legal advice.
If you are moving out of a rental in Arizona, the timing of your security-deposit refund depends on several events—not simply the day you hand over the keys.
Quick answer: For most residential rentals covered by Arizona’s Residential Landlord and Tenant Act, the landlord generally has 14 days, excluding Saturdays, Sundays, and legal holidays, after the tenancy ends, the tenant delivers possession, and the tenant makes a demand to provide an itemized list of deductions and any amount due. [1]
Arizona law also generally limits the security deposit to one and one-half month’s rent and gives tenants a right to dispute the landlord’s accounting. [1]
What Does Arizona Security Deposit Law Require?
Arizona Revised Statutes § 33-1321 is the main statute governing security deposits for residential rentals covered by the Arizona Residential Landlord and Tenant Act. [1]
The law addresses the amount a landlord can generally require, move-in documentation, deductions, the timing of the landlord’s accounting, the tenant’s right to dispute deductions, and remedies when the landlord does not follow the statute.
That means a tenant should look at more than just the number of days since moving out. The statutory deadline is tied to specific events.
How Much Security Deposit Can an Arizona Landlord Charge?
For a standard residential rental covered by A.R.S. § 33-1321, a landlord generally may not demand or receive security, including prepaid rent, worth more than one and one-half month’s rent. A tenant may voluntarily pay more than that in advance as rent. [1]
Arizona law also says the purpose of a nonrefundable fee or deposit must be stated in writing. If a fee or deposit is not designated as nonrefundable, it is refundable. [1]
When Does the Arizona 14-Day Security Deposit Deadline Start?
The 14-day period does not simply begin whenever the tenant moves out. Under A.R.S. § 33-1321(D), the landlord’s accounting is due within 14 days, excluding Saturdays, Sundays, and legal holidays, after three things have occurred:
- The tenancy has terminated.
- The tenant has delivered possession of the property.
- The tenant has made a demand for the deposit.
This distinction matters because a tenant who wants to protect their claim should make a clear written demand for the deposit and keep proof that it was sent.
| Event | Why it matters |
|---|---|
| Tenancy terminates | The rental relationship ends. |
| Possession is delivered | The tenant gives the property back to the landlord. |
| Tenant makes a demand | The statute ties the 14-day accounting period to the tenant’s demand. |
| Landlord sends accounting | The landlord generally must provide the itemized deductions and amount due within the statutory period. |
Does the Tenant Need to Ask for the Security Deposit?
For purposes of the statutory 14-day accounting period, yes. A.R.S. § 33-1321(D) expressly refers to a demand by the tenant. [1]
A practical approach is to make the demand in writing, provide a reliable mailing address, and keep a copy. A written request also creates a record of when the tenant asked for the money.
The Arizona Judicial Branch similarly advises tenants to request the deposit in writing and provide their new address. [2]
What Can an Arizona Landlord Deduct From a Security Deposit?
Arizona law permits a landlord to apply security or prepaid rent to certain amounts, including rent and charges specified in the signed lease or otherwise authorized under the Arizona Residential Landlord and Tenant Act. The landlord may also apply the deposit to damages resulting from the tenant’s noncompliance with applicable tenant obligations. [1]
Whether a particular deduction is lawful can depend on the lease, the condition of the property, the reason for the charge, and the evidence supporting it.
For that reason, tenants should not assume every deduction is automatically valid—or automatically invalid. Compare the landlord’s accounting with the lease, move-in documentation, photographs, receipts, and other records.
Does an Arizona Landlord Have to Provide an Itemized List?
Yes. The statute requires the landlord to provide an itemized list of deductions together with the amount due to the tenant, if any. The landlord generally must mail the list and money due by first-class mail to the tenant’s last known residence unless the tenant and landlord make another written arrangement. [1]
Arizona law also requires certain move-in information. At move-in, the landlord must provide a signed copy of the lease, a move-in form for documenting existing damage, and written notice that the tenant may be present at the move-out inspection. [1]
What If You Disagree With the Deductions?
Do not ignore the itemized statement. Arizona law gives the tenant 60 days after the itemized list and amount due are mailed to dispute the deductions or amount due. If the tenant does not dispute them within that period, the amount stated in the landlord’s accounting may be deemed valid and final, with further claims waived. [1]
If you disagree, a written response is a practical way to create a record. Identify the specific deductions you dispute and briefly explain why you believe they are incorrect. Keep copies of your response and supporting evidence.
What Happens If the Landlord Misses the Arizona Security Deposit Deadline?
Arizona law provides a significant remedy when a landlord fails to comply with the statutory accounting requirements. A tenant may recover the property and money due, together with damages equal to twice the amount wrongfully withheld. [1]
This does not mean every disagreement automatically results in double damages. The tenant still has to establish the relevant facts and comply with applicable legal procedures.
For a dispute, keep the lease, proof of your demand, photographs, move-in and move-out records, the landlord’s accounting, receipts, messages, and proof of delivery or mailing.
What Should You Do Before Moving Out?
- Review your lease. Check the deposit amount, move-out requirements, cleaning provisions, and other charges.
- Review your move-in records. Compare the property’s current condition with the original condition documentation.
- Take dated photos or video. Capture each room and areas where damage could be alleged.
- Ask about the move-out inspection. Arizona law gives tenants a right to receive notice that they may be present and, on request, to be notified when the inspection will occur. [1]
- Return the property properly. Follow the lease and document when possession is delivered.
- Make a written demand. Provide a reliable mailing address and keep proof of the request.
- Review the accounting immediately. If you disagree, remember the 60-day dispute period.
Example: How the Arizona Timeline Can Work
Imagine a tenant’s lease ends on June 30. The tenant returns possession on June 30 and sends a written demand for the security deposit that same day.
The landlord’s statutory accounting period generally runs for 14 days excluding Saturdays, Sundays, and legal holidays. The landlord should provide the itemized deductions and any amount due within that period. [1]
If the tenant receives an accounting with deductions they believe are improper, the tenant should review and dispute those deductions promptly rather than waiting until the 60-day period is almost over.
What Evidence Should You Keep in a Security Deposit Dispute?
| Evidence | Why it helps |
|---|---|
| Signed lease | Shows the agreed rental terms and charges. |
| Move-in inspection or damage form | Helps distinguish existing damage from later damage. |
| Move-out photos or video | Documents the condition when possession was returned. |
| Written demand | Shows when the tenant requested the deposit. |
| Landlord’s itemized statement | Identifies each deduction being claimed. |
| Receipts and repair records | May help evaluate whether claimed charges are supported. |
| Emails and messages | Preserve communications about repairs, inspections, cleaning, or deductions. |
What If You Still Cannot Resolve the Dispute?
If you and the landlord cannot resolve the issue, review the Arizona court information applicable to your situation before filing a claim. The Arizona Judicial Branch provides landlord-tenant information and court resources for tenants and landlords. [2]
Because the available remedy can depend on the amount involved, the type of rental, the lease, and the facts surrounding the deductions, consider getting advice from a qualified Arizona attorney or an appropriate legal-aid resource if the dispute is significant.
Frequently Asked Questions
How long does an Arizona landlord have to return a security deposit?
For most residential rentals covered by A.R.S. § 33-1321, the landlord generally has 14 days, excluding Saturdays, Sundays, and legal holidays, after termination of the tenancy, delivery of possession, and the tenant’s demand to provide the itemized accounting and any amount due. [1]
Is the Arizona security deposit deadline 14 calendar days?
Not exactly. The statute excludes Saturdays, Sundays, and legal holidays from the 14-day period. [1]
Can an Arizona landlord charge more than one month’s rent as a security deposit?
The general statutory limit is one and one-half month’s rent for security, including prepaid rent, although a tenant may voluntarily pay more than one and one-half month’s rent in advance as rent. [1]
Can an Arizona landlord keep a security deposit for unpaid rent?
Arizona law allows security or prepaid rent to be applied to rent and certain other amounts permitted by the statute and lease. The landlord must provide the required itemized accounting. [1]
How long do I have to dispute an Arizona security deposit deduction?
The statute gives the tenant 60 days after the itemized list and amount due are mailed to dispute the deductions or amount due. [1]
What if my landlord sends no itemized statement?
Arizona law provides a potential remedy when the landlord fails to comply with the required accounting procedure, including damages equal to twice the amount wrongfully withheld. The exact remedy depends on the facts and applicable procedure. [1]
More Arizona Legal Information
For more state-specific information, visit our Arizona State Laws page. You can also explore our free legal tools for educational calculators and checkers.
Official Arizona Sources
- Arizona Revised Statutes § 33-1321 — Security Deposits
- Arizona Judicial Branch — Landlord/Tenant Disputes & Eviction FAQs
- Arizona Department of Housing — Arizona Residential Landlord and Tenant Act
- Arizona Revised Statutes — Title 33
Disclaimer: This article provides general legal information and is not legal advice. Arizona landlord-tenant rules can depend on the lease, property type, facts, local procedures, and current law. Verify important information with official sources and consider consulting a qualified Arizona attorney for advice about a specific situation.
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