Arizona landlord repair laws
What your landlord is required to fix, how long they have once you put it in writing, and what Arizonalaw lets you do if they don't.
The deadline
10 days after written notice
Under A.R.S. § 33-1361(A), the rental agreement terminates ten days after your receipt of this notice if the breach is not remedied in ten days — or five days where the noncompliance materially affects health and safety.
A.R.S. § 33-1324 · A.R.S. §§ 33-1361, 33-1363
What your landlord must maintain
Under A.R.S. § 33-1324, a landlord must comply with applicable building codes materially affecting health and safety, make all repairs necessary to keep the premises fit and habitable, and maintain electrical, plumbing, heating, ventilating, cooling and sanitary facilities in good and safe working order.
Conditions the statute covers
- ✓No working heat5-day clock
- ✓No running water5-day clock
- ✓No hot water
- ✓Electrical system not working or unsafe5-day clock
- ✓Plumbing not in working order
- ✓Sewage backup or unsanitary conditions5-day clock
- ✓Air conditioning not working (where supplied)5-day clock
- ✓Supplied appliances not working — stove, refrigerator
- ✓Unsafe floors, stairs, railings, ceiling, or roof
- ✓Roof, window, or plumbing leak causing damage
- ✓Mold growth
- ✓Rodent or insect infestation
- ✓Common areas unsafe or unsanitary
- ✓No garbage receptacles or removal
- ✓Broken exterior door, window, or lock
- ✓Building or housing code violation
The highlighted conditions are on a shorter statutory clock than the general deadline — Arizona treats them as urgent.
What you can do about it
Once written notice has been given and the statutory period has passed, you may terminate the rental agreement under § 33-1361, repair the condition and deduct its cost under § 33-1363, or exercise the essential-services remedies in § 33-1364, together with actual damages and injunctive relief.
Repair-and-deduct limit: under § 33-1363(A) the deduction may not exceed three hundred dollars or an amount equal to one-half of the monthly rent, whichever is greater; the landlord has ten days to comply after written notice of intent; the work must be done by a licensed contractor; and the tenant must submit an itemized statement and a waiver of lien before deducting. (Shown for a $1,500 monthly rent where the limit depends on rent.)
Retaliation is illegal
A.R.S. § 33-1381 provides that evidence of a complaint within six months prior to an alleged act of retaliation creates a presumption that the landlord's conduct was retaliatory. The presumption does not arise if the complaint was made after notice of termination of the rental agreement.
Limits and exceptions
Under § 33-1324(C) the landlord and tenant of a single-family residence may agree in writing, supported by adequate consideration, that the tenant perform the landlord's garbage-removal and water, hot water, heat and cooling duties.
Put it in writing — the way the statute expects
We'll write your notice citing A.R.S. § 33-1324, the deadline it gives your landlord, and what happens if they miss it. Free to generate and download. If you want it sent USPS Certified Mail with tracking, we do that too.
Write my Arizona repair noticeCommon questions
- How long does a landlord have to make repairs in Arizona?
- Under A.R.S. § 33-1361(A), the rental agreement terminates ten days after your receipt of this notice if the breach is not remedied in ten days — or five days where the noncompliance materially affects health and safety. That clock starts when your landlord receives written notice — which is why how you send it matters.
- Can I withhold rent or repair it myself in Arizona?
- Arizona allows repair-and-deduct within limits: under § 33-1363(A) the deduction may not exceed three hundred dollars or an amount equal to one-half of the monthly rent, whichever is greater; the landlord has ten days to comply after written notice of intent; the work must be done by a licensed contractor; and the tenant must submit an itemized statement and a waiver of lien before deducting. You must give written notice first, and the statutory waiting period must pass before you act.
- Can my landlord retaliate if I ask for repairs in Arizona?
- A.R.S. § 33-1381 provides that evidence of a complaint within six months prior to an alleged act of retaliation creates a presumption that the landlord's conduct was retaliatory. The presumption does not arise if the complaint was made after notice of termination of the rental agreement.
- Do I have to put a repair request in writing in Arizona?
- Yes — and it is the single most important step. Under A.R.S. §§ 33-1361, 33-1363, the landlord's obligations and your remedies run from written notice. A text message or a phone call generally leaves you arguing about whether and when your landlord was told.
Moving out of this Arizona rental?
Arizona gives your landlord 14 days to return your security deposit under Ariz. Rev. Stat. § 33-1321. See the deposit rules →
Verified against Arizona's published statute text on August 11, 2026 — read the statute yourself. General information, not legal advice. We are not a law firm.