How do I dispute a security deposit return in Arizona?
Arizona's Residential Landlord and Tenant Act (A.R.S. §§ 33-1301 et seq.) sets out deposit rules in § 33-1321.
1. 1.5-Month Cap
Maximum security deposit is 1.5 months' rent, including pet, cleaning, and other refundable deposits combined (§ 33-1321(A)). Non-refundable fees must be expressly designated as such in writing.
2. Move-In Inspection
On request, the landlord must provide a written move-in inspection statement describing the condition of the unit. The tenant has 5 days to note disagreements (§ 33-1321(C)).
3. 14-Business-Day Return Rule
Within 14 business days (excluding Saturdays, Sundays, and holidays) after termination and after the tenant provides a written forwarding address, the landlord must mail the deposit (less itemized deductions) and an itemized statement (§ 33-1321(D)).
4. Allowed vs. Prohibited Deductions
Permitted: unpaid rent, damages beyond ordinary wear and tear. Prohibited: ordinary wear and tear, routine cleaning, repainting after a long tenancy.
5. Double-Damage Penalty
A landlord who wrongfully withholds in bad faith is liable for double the amount wrongfully withheld, plus damages proximately caused by the wrongful retention (§ 33-1321(E)).
6. Justice Court & Limitations
File in Arizona justice court small claims (up to $3,500) or higher justice court civil (up to $10,000). The statute of limitations is 6 years for written contracts (A.R.S. § 12-548).
This is legal information, not legal advice.
- Landlord retaliating with bogus deductions after a tenant complaint
- High-value deposit (luxury Phoenix/Scottsdale rental) where doubling exceeds justice-court jurisdiction
- Habitability defense claim alongside the deposit dispute
- A.R.S. § 33-1321
- A.R.S. § 33-1301
- A.R.S. § 12-548
This is legal information, not legal advice. Laws vary by jurisdiction and change frequently. Always verify current law with official sources and consult a licensed attorney in your jurisdiction for advice on your specific situation.