Arizona Security Deposit Deductions
In Arizona, deposit deductions are limited to the uses in the supplied statute. The landlord must give an itemized statement within 14 days. The record does not include a statutory definition of wear and tear. Ordinary wear is not a lawful charge. The table lists each supplied item rule and citation.
Wear and tear in this record
The supplied Arizona record does not include a statutory definition of wear and tear. Normal wear and tear is the expected aging of a rental from ordinary living, such as faded paint or carpet worn from walking. Damage is harm beyond that ordinary use, such as a large stain, a burn, or a hole. A landlord can usually charge for tenant-caused damage. A landlord cannot charge for ordinary wear.
Item rules
| Item | Allowed | Rule |
|---|---|---|
| Cleaning | Conditional | On termination, prepaid rent and security may be applied to all rent and, subject to a duty to mitigate, all charges specified in the signed lease or provided in the chapter, including damages suffered by reason of the tenant’s noncompliance with A.R.S. § 33-1341. The tenant must keep the occupied premises as clean and safe as the condition of the premises permit. No statute independently authorizes a standard turnover-cleaning charge. (A.R.S. §§ 33-1321(D), 33-1341(2)) |
| Carpet replacement | Not stated | No item-specific rule; the general standard applies. No rule specific to this item. A deduction is lawful only for damage beyond normal wear and tear, or for amounts the deposit statute allows (Arizona Revised Statutes § 33-1321 (Arizona Residential Landlord and Tenant Act)). (Arizona Revised Statutes § 33-1321 (Arizona Residential Landlord and Tenant Act)) |
| Painting | Not stated | No item-specific rule; the general standard applies. No rule specific to this item. A deduction is lawful only for damage beyond normal wear and tear, or for amounts the deposit statute allows (Arizona Revised Statutes § 33-1321 (Arizona Residential Landlord and Tenant Act)). (Arizona Revised Statutes § 33-1321 (Arizona Residential Landlord and Tenant Act)) |
| Nail holes and wall damage | Conditional | No statute specifically addresses nail holes. Tenant shall not deliberately or negligently destroy, deface, damage, impair or remove any part of the premises. Whether small picture-hanger holes are 'damage' is not answered by statute. (A.R.S. § 33-1341(6)) |
| Pet damage | Not stated | No item-specific rule; the general standard applies. No rule specific to this item. A deduction is lawful only for damage beyond normal wear and tear, or for amounts the deposit statute allows (Arizona Revised Statutes § 33-1321 (Arizona Residential Landlord and Tenant Act)). (Arizona Revised Statutes § 33-1321 (Arizona Residential Landlord and Tenant Act)) |
| Unpaid rent and fees | Yes | 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. (A.R.S. § 33-1321(D)) |
Itemization duty
| Itemization required | Yes |
|---|---|
| Deadline | 14 days |
| Receipts required | No |
| Rule | 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. Receipts are not required. If the tenant does not dispute the deductions within sixty days after mailing, they are deemed valid and further tenant claims are waived. |
| Citation | A.R.S. § 33-1321(D) |
Burden of proof
No statutory sentence allocating the burden of proof on the lawfulness of a deduction. If the landlord fails to comply with the itemized-list deadline, the tenant may recover the property and money due together with damages equal to twice the amount wrongfully withheld. A.R.S. § 33-1321(E).
Statute says
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
What this means
Source accessed: .
If it was deducted anyway
Use the Arizona demand letter page to ask for the itemized statement and the return of any amount that bills ordinary wear. Cite only a rule listed on this page.
Free Arizona template, built from verified state data
I rented [rental property address] from [lease start date] to [move-out date]. I paid a security deposit of $[amount]. I returned the keys on [date] and gave you my forwarding address in writing on [date]. Under Arizona law (Arizona Revised Statutes § 33-1321), a landlord must return the deposit or send a written, itemized list of deductions within 14 business days after termination of tenancy, delivery of possession, and demand by the tenant.
FAQ
What security deposit deductions are allowed in Arizona?
Only the uses in the supplied Arizona record. The table on this page lists each item with its rule and citation. A general wear-and-tear row is not an item-specific statute.
Does a Arizona landlord have to itemize deductions?
Yes. 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. Receipts are not required. If the tenant does not dispute the deductions within sixty days after mailing, they are deemed valid and further tenant claims are waived. The listed deadline is 14 days.
Who has the burden of proof for a Arizona deduction?
No statutory sentence allocating the burden of proof on the lawfulness of a deduction. If the landlord fails to comply with the itemized-list deadline, the tenant may recover the property and money due together with damages equal to twice the amount wrongfully withheld. A.R.S. § 33-1321(E).