Deposit laws by state › Arizona
State law · Arizona
Arizona security deposit law
How long your landlord has to return your deposit, what they can deduct, and what happens if they get it wrong.
Short answer: Within 14 days, not counting Saturdays, Sundays or legal holidays, after the tenancy ends, the tenant returns possession, and the tenant demands the deposit, the landlord must return it with an itemized list of deductions.
How long does a landlord have to return a security deposit in Arizona?
- Return deadline
- Within 14 days, not counting Saturdays, Sundays or legal holidays, after the tenancy ends, the tenant returns possession, and the tenant demands the deposit, the landlord must return it with an itemized list of deductions.A.R.S. § 33-1321(D)
- Itemized list
- The itemized list of all deductions is due within the same 14 business days, by first-class mail to the tenant's last known address.A.R.S. § 33-1321(D)
- Your demand starts the clock
- The 14-business-day deadline starts with the tenant's demand.A.R.S. § 33-1321(D)
Prefer a full page? Use the security deposit deadline calculator.
What happens if an Arizona landlord misses the deadline?
- If the landlord misses it
- Arizona's statute does not state a forfeiture; the remedy is double damages.A.R.S. § 33-1321
- Penalty
- If the landlord does not comply, the tenant may recover the money due plus damages equal to twice the amount wrongfully withheld.A.R.S. § 33-1321(E)
What can an Arizona landlord deduct from your deposit?
What can be deducted: Charges specified in the signed lease, including damages from the tenant's failure to meet the tenant's duties, subject to the landlord's duty to mitigate. (A.R.S. § 33-1321(D))
What the itemized list must include: An itemized list of all deductions, mailed first class to the tenant's last known address. (A.R.S. § 33-1321(D))
Also: Any fee or deposit not designated in writing as nonrefundable is refundable. (A.R.S. § 33-1321(B))
Arizona's deposit statute does not separately define normal wear and tear. See what counts as normal wear and tear for how it is generally treated.
More on common charges: normal wear and tear, cleaning, painting, and a missing itemized list.
Is there a limit on security deposits in Arizona?
A landlord may not demand or receive security, including prepaid rent, of more than one and one-half months' rent. (A.R.S. § 33-1321(A))
A tenant may voluntarily prepay more rent than that.
Deadlines and steps on your side
Arizona also sets rules for tenants. Missing one of these can cost you part of your claim, so check them early.
Objecting to the landlord's charges: If the tenant does not dispute the deductions or the amount due within 60 days after the itemized list was mailed, the list is deemed valid and final and the tenant's further claims are waived. (A.R.S. § 33-1321(D))
Move-in condition report: The landlord must give the tenant a move-in form for listing existing damage, and written notice that the tenant may be present at the move-out inspection. (A.R.S. § 33-1321(C))
Taking a deposit case to small claims court in Arizona
Small-claims limit: Arizona small claims covers claims up to $5,000. Claims up to $10,000 can be filed in the justice court's civil division. (Arizona Judicial Branch guidance)
Most deposit disputes never get that far. A clear demand letter, sent by certified mail, often settles them first.
What to do if your Arizona landlord kept your deposit
- Pin down your dates. When you moved out, returned the keys, and gave a forwarding address in writing. Compare them with the deadline above.
- Gather your evidence. Move-in and move-out photos, the lease, the landlord's list of deductions, receipts and messages. The case checklist covers what matters.
- Send a demand letter by certified mail. Ask for the money, cite Arizona's rules, and give a deadline to pay. What a demand letter does.
- If they still don't pay, consider small claims court. You don't need a lawyer there.
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Sources
These rules come from the same verified table the Demand Letter Companion uses, checked against the sources below on October 25, 2026. Laws change; check the current official text before relying on a date.
- A.R.S. § 33-1321: azleg.gov
- Arizona Judicial Branch guidance: azcourts.gov
Other states: see the guides for all 50 states and DC
This page is general legal information, not legal advice. Local ordinances can add rules, and your lease and facts matter. For advice about your situation, consult a licensed attorney in Arizona.