Arizona security deposit law

What your landlord is legally required to do after you move out, how long they have, and what it costs them if they get it wrong.

The deadline

Under Ariz. Rev. Stat. § 33-1321, a landlord in Arizona must return your security deposit — together with any required written itemization of deductions — within 14 business days, meaning weekends and legal holidays don't count toward the clock. Once that window closes without payment or a proper itemization, the landlord is in violation of the statute.

The statute counts 14 days excluding Saturdays, Sundays, and legal holidays, and the clock runs from termination, delivery of possession, and the tenant's demand — this letter constitutes that demand.

What it costs your landlord

Under Ariz. Rev. Stat. § 33-1321, a landlord who wrongfully withholds a deposit in Arizona may be liable for damages equal to twice the amount wrongfully withheld. That exposure is the reason a formal demand letter works: it is usually cheaper for a landlord to pay you than to argue about it.

What your landlord may deduct in Arizona

Unpaid rent, late charges, and damages that the landlord has suffered by reason of the tenant's noncompliance — normal wear and tear excepted.

Ariz. Rev. Stat. § 33-1321

Ordinary wear and tear

Arizona excepts normal wear and tear, but its dispute deadline is the harshest in the country and controls everything else.

“except for normal wear and tear”

What a compliant itemization has to contain

An itemized list of all deductions together with the amount due, within 14 days (excluding weekends and holidays) after termination, delivery of possession and the tenant's written demand.

Read it yourself: Ariz. Rev. Stat. § 33-1321

How to get your deposit back in Arizona

1. 1. Confirm the deadline has passed. Count from the day you moved out and returned possession. In Arizona that's 14 business days.
2. 2. Put your forwarding address in writing. In several states a landlord has no obligation until they have it, and having sent it protects your claim.
3. 3. Gather your evidence. The lease, proof you paid the deposit, move-in and move-out photos, and any itemization they sent.
4. 4. Send a written demand by certified mail. Cite Ariz. Rev. Stat. § 33-1321, state the amount owed, and give a deadline to pay. Certified mail creates the delivery record a judge will want to see.
5. 5. File in small claims if they ignore you. You don't need a lawyer. File in the county where the property is located.

Common questions

How long does a landlord have to return a security deposit in Arizona?

Under Ariz. Rev. Stat. § 33-1321, a Arizona landlord has 14 business days to return the deposit and provide any required written itemization of deductions.

What is the penalty if my landlord keeps my deposit in Arizona?

Under Ariz. Rev. Stat. § 33-1321, a landlord who wrongfully withholds may be liable for damages equal to twice the amount wrongfully withheld.

Do I have to sue to get my security deposit back?

Often not. A formal written demand sent by certified mail puts your landlord on notice of the statute, the deadline they missed and the penalty attached to it — and gives you a dated record that they received it. Small claims court is the fallback if they ignore it.