Arizona (AZ) lease form

Arizona Residential Lease Agreement

Arizona residential leases are governed by the Arizona Residential Landlord and Tenant Act (ARLTA), codified at A.R.S. Title 33, Chapter 10. Unlike some states that mandate a laundry list of written terms, Arizona law focuses heavily on disclosures at or before move-in and on voiding any lease clause that strips a tenant of statutory rights. Landlords operating in Arizona's extreme-heat climate should pay particular attention to habitability obligations, including working air conditioning, which Arizona courts treat as a non-negotiable component of a livable unit. Drafting a lease that is both compliant and clearly written protects against material-breach claims and gives landlords an enforceable foundation for rent collection, entry, and repairs.

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Required disclosures

Landlord or Authorized Agent Identity and Address

Before the tenancy begins, landlords must disclose in writing the name and address of the person authorized to manage the premises and of the owner (or the owner's authorized agent for service of process). This information must be kept current and re-furnished to the tenant on request. (A.R.S. § 33-1322)

ARLTA Availability Notice

At or before commencement of the tenancy, landlords must notify tenants in writing that the Arizona Residential Landlord and Tenant Act is available on the Arizona Department of Housing's website. (A.R.S. § 33-1322)

Federal Lead-Based Paint Disclosure (pre-1978 housing)

For any dwelling built before 1978, federal law requires landlords to disclose known lead-based paint hazards, provide the EPA pamphlet 'Protect Your Family from Lead in Your Home,' and attach a signed Lead Disclosure Addendum. This is a federal requirement that applies in every state including Arizona.

Bed Bug Educational Materials

Landlords must provide bed bug educational materials to new tenants before move-in and to existing tenants on request. The materials must describe how to identify bed bugs, prevention steps, and risk behaviors (e.g., acquiring used mattresses or furniture). Landlords may not knowingly rent a unit with an active bed bug infestation. (A.R.S. § 33-1319; does not apply to single-family residences)

Pool Safety Notice

If the rental property has a swimming pool, the landlord must give the tenant a written pool safety notice in the form approved by the Arizona Department of Health Services before or at lease signing, explaining safety responsibilities of pool access. (A.R.S. § 36-1681(E))

Shared Utility or Submetering Disclosure

When a landlord charges tenants separately for gas, water, wastewater, or electricity through submetering or a ratio utility billing system, the lease must disclose: the utility services billed separately, the method used to allocate costs, and the amount of any administrative fee associated with the system. (A.R.S. § 33-1314.01)

Nonrefundable Fee Designation

Any fee or deposit that the landlord intends to keep must be expressly designated as nonrefundable in writing, with its purpose stated. Any fee or deposit not labeled nonrefundable is legally refundable by default. (A.R.S. § 33-1321)

Foreclosure Notice

If a foreclosure action has been initiated on the property before the lease is signed, the owner must attach a written foreclosure notice to the rental agreement identifying the court or trustee handling the action and the date of any scheduled sale. If foreclosure is initiated after the lease is signed, the landlord must notify the tenant within five business days of receiving the foreclosure notice. (A.R.S. § 33-1331; exempts multifamily properties of four or more connected units)

Clauses your lease should include

Landlord name and address (or name and address of authorized property manager) - required to be disclosed in or with the lease under A.R.S. § 33-1322; omitting it can constitute a material breach.
Rent amount, due date, and acceptable payment methods - while Arizona does not mandate specific language, clearly stating these terms is essential to enforce a late-fee provision and initiate non-payment proceedings.
Late fee terms with a minimum five-day grace period - Arizona law prohibits charging any late fee unless the tenant has had at least five days beyond the rent due date to pay; the lease must reflect this grace period to make the fee enforceable.
Security deposit amount and nonrefundable fee designations - the lease must state the deposit amount (capped at one and one-half months' rent) and identify in writing the purpose of any fee designated as nonrefundable. (A.R.S. § 33-1321)
Lease term and tenancy type - without a stated term, the tenancy defaults to month-to-month for most tenants (week-to-week for roomers paying weekly). Specifying the fixed term prevents ambiguity about notice requirements and lease-end obligations. (A.R.S. § 33-1314)
Entry notice provision reflecting the 48-hour minimum - the lease should state that the landlord will provide at least two days' written notice before entering except in emergencies, consistent with A.R.S. § 33-1343.
Habitability and maintenance responsibilities - the lease should clearly allocate tenant maintenance duties (minor repairs, cleanliness, proper use of appliances) and confirm the landlord's duty to maintain fit premises, including functioning HVAC systems which Arizona courts treat as essential given the desert climate. (A.R.S. § 33-1324)
Rules on alterations, pets, and subletting - these provisions are unenforceable if not stated; the lease must specify whether pets or subletting are permitted and any associated fees or conditions.
Move-in inspection acknowledgment - while the landlord must provide a move-in condition form, the lease should reference and incorporate this checklist to protect both parties in any future deposit dispute. (A.R.S. § 33-1321(C))

Clauses to avoid in Arizona

Waiver of any right or remedy granted by the ARLTA - any clause where the tenant purports to waive statutory protections (for example, waiving the right to demand habitable conditions or waiving repair-and-deduct rights) is void and unenforceable under A.R.S. § 33-1315.
Landlord exculpation or indemnification clause - a clause limiting or eliminating the landlord's liability for negligence or statutory violations, or requiring the tenant to indemnify the landlord for such liability, is explicitly prohibited. (A.R.S. § 33-1315)
Waiver of the right to summon emergency services - any provision that purports to waive or limit a tenant's right to call police or other emergency services, or that imposes a monetary penalty for doing so, is void. (A.R.S. § 33-1315)
One-sided attorney fees clause requiring the tenant to always pay landlord's fees - rental agreements cannot mandate tenant payment of landlord attorney fees in all circumstances; fees may only be awarded by a court to the prevailing party in litigation. (A.R.S. § 33-1315)
Self-help eviction or lockout provisions - any lease term purporting to authorize the landlord to remove the tenant, change the locks, or terminate utility service outside of a formal court eviction process is illegal in Arizona. Landlords violating this rule owe the tenant two months' rent in damages. (A.R.S. § 33-1367)
Security deposit exceeding one and one-half months' rent - a lease cannot require the tenant to pay a security deposit above this statutory cap, though tenants may voluntarily prepay additional rent. (A.R.S. § 33-1321)
Late fees assessed before the five-day grace period expires - any lease clause that charges a late fee on or before the fifth day after the rent due date is unenforceable under Arizona law.
Prohibition on tenant's right to terminate for domestic violence - any clause that penalizes or waives a tenant's right to early termination based on documented domestic violence, sexual assault, or stalking is void under A.R.S. § 33-1318.

Drafting tips

Attach all required disclosure documents as signed addenda to the lease rather than referencing them in the body only - a signed acknowledgment creates a paper trail if a tenant later claims they never received the bed bug materials, pool safety notice, or ARLTA availability notice.
Use a dated move-in condition checklist and have both parties sign it at move-in; Arizona's deposit statute (A.R.S. § 33-1321) anchors all deduction disputes to the documented pre-existing condition of the unit.
State the late fee amount and grace period (minimum five days) explicitly in the rent clause rather than a separate addendum - Arizona courts will look to the four corners of the lease to determine whether the fee was disclosed and agreed upon.
If the property uses submetering or ratio utility billing, describe the exact allocation formula in the lease itself (for example, square footage ratio or occupant count) rather than a vague reference to a 'billing method' - the statute requires a 'specific description.' (A.R.S. § 33-1314.01)
Label every nonrefundable fee (cleaning fees, pet fees, administrative fees) with its designated purpose in a dedicated fees schedule incorporated into the lease; any unlabeled fee is automatically refundable regardless of the landlord's intent.
Include an explicit 48-hour written entry notice clause and document all non-emergency entries in writing - Arizona courts have found repeated unannounced entries to constitute a material breach even when the statute requires only two days' notice.
For single-family rentals, confirm whether the bed bug disclosure obligation applies to your property type (A.R.S. § 33-1319 exempts single-family residences) and document your determination in your lease file.
Run a title search before every lease signing to verify no foreclosure action is pending - failing to attach the required foreclosure notice when one is required entitles the tenant to recover damages plus the entire security deposit.
Avoid any lease clause that purports to limit the landlord's habitability duty or requires a tenant to maintain working HVAC themselves - Arizona courts have consistently held that functional air conditioning is part of the implied warranty of habitability given the state's extreme summer heat.

General information, not legal advice. Governing statute: Arizona Residential Landlord and Tenant Act, A.R.S. Title 33, Chapter 10 (§§ 33-1301 through 33-1381). Confirm current requirements or consult an attorney before finalizing a lease.

Arizona lease FAQ

Common questions

What disclosures are required in an Arizona residential lease?

Arizona landlords must disclose their name and address (or their property manager's contact information) before move-in, notify tenants that the ARLTA is available on the Arizona Department of Housing website, provide bed bug educational materials (for multi-unit properties), issue a pool safety notice if the property has a pool, disclose any foreclosure action on the property, and identify the purpose of all nonrefundable fees in writing. Landlords of pre-1978 housing must also provide the federal lead-based paint disclosure and pamphlet.

Is a written lease required in Arizona?

Arizona law does not require a lease to be in writing to be enforceable. However, if a written rental agreement exists, the landlord must sign it and deliver a fully executed copy to the tenant within a reasonable time after signing. Without a written term, the tenancy defaults to month-to-month. A written lease is strongly recommended because oral agreements are difficult to enforce and do not satisfy the written disclosure requirements for items like nonrefundable fees and security deposit terms.

What clauses are prohibited or unenforceable in an Arizona lease?

Arizona law voids any clause that waives a tenant's statutory rights under the ARLTA, limits the landlord's liability for negligence, requires a tenant to indemnify the landlord, waives the tenant's right to call emergency services, imposes a penalty for calling 911, or authorizes a self-help lockout or utility shutoff. Provisions requiring a security deposit above one and one-half months' rent are also prohibited. A landlord who knowingly includes prohibited clauses is liable for actual damages plus up to two months' rent.

What is the maximum security deposit a landlord can charge in Arizona?

Under A.R.S. § 33-1321, an Arizona landlord cannot require a security deposit exceeding one and one-half months' rent. Tenants may voluntarily prepay more rent in advance, but a landlord cannot demand it as a condition of the lease. Any deposit or fee that is not expressly labeled nonrefundable in writing is automatically refundable, regardless of the landlord's intention.

How much notice must an Arizona landlord give before entering a rental unit?

Under A.R.S. § 33-1343, a landlord must give the tenant at least two days' (48 hours') notice before entering the unit and may only enter at reasonable times. No advance notice is required in a genuine emergency. The lease should restate this requirement and specify how notice will be delivered. Any clause in the lease purporting to allow entry with less notice (outside of emergency) is inconsistent with the statute and unlikely to be enforced.

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Arizona Residential Lease Agreement