Arizona Residential Lease Agreement Template

What an Arizona residential lease agreement is for

Arizona's Residential Landlord and Tenant Act sets the rules for nearly every residential rental in the state, and several of them only work if the lease or a written notice says the right thing. The landlord must tell tenants the Act is available on the Department of Housing website, disclose the owner and manager, give a move-in form and explain the right to attend the move-out inspection. A nonrefundable fee is refundable unless its purpose is stated in writing. Deposits and prepaid rent together are capped at one and a half months' rent, and the deposit statement is due within 14 business days. Pools need a safety notice and every tenant must get bed bug information. And from 2025, cities can no longer tax residential rent, so old pass-through clauses should go.

This template is a full Arizona lease that builds in all of that. It covers disclosures, term, rent and late fees, deposits and fees, the move-in form, utilities and ratio billing, use, pets and smoking, repairs and air conditioning, entry, pool and bed bug notices, lead, default and termination, retaliation, attorney's fees and move-out. Schedules provide the move-in inspection form, the lead disclosure and the itemized deposit statement.

When to use it

Use it to rent a house, apartment, townhouse or condo anywhere in Arizona, from Phoenix and Tucson to Flagstaff and Yuma, on a fixed term or month to month. It is designed for individual landlords and small property managers who want a lease that matches the ARLTA without a lawyer redrafting every clause.

It is not for mobile home spaces, which have their own act, public housing or Section 8 project-based units with program leases, or vacation rentals under 30 days.

What's inside

The full list of sections and fields in this template, in the order they appear.

1. Parties and disclosures

   • Owner
   • Manager
   • Person for notices and service
   • Tenants and occupants
   • ARLTA availability notice

2. Premises, term and rent

   • Premises
   • Fixed term or month to month
   • Monthly rent
   • City rental tax
   • Reasonable late fee
   • Returned payments

3. Deposits and fees

   • Deposit and prepaid rent limit
   • Nonrefundable fees and purposes
   • 14-business-day statement
   • Move-out inspection right
   • Deductions

4. Move-in and utilities

   • Move-in form
   • Utility responsibilities
   • Ratio utility billing disclosure

5. Use, repairs and entry

   • Occupancy and subletting
   • Pets and assistance animals
   • Smoking
   • Landlord duties
   • Air conditioning
   • Tenant duties
   • Two days' notice of entry

6. Required notices

   • Pool safety notice
   • Bed bug materials
   • Lead disclosure

7. Default and termination

   • 5-day non-payment notice
   • 5-day and 10-day cure notices
   • No self-help
   • Domestic violence and military termination
   • Abandonment
   • Retaliation
   • Attorney's fees
   • Move-out

8. Schedules A to C

   • Move-in inspection form
   • Lead disclosure
   • Itemized deposit statement

9. Landlord's Checklist

   • 10 checks before handing over the keys

Preview pages

How to fill in the lease

1. Disclose the owner and manager. Give names and addresses for notices.
2. Keep the ARLTA availability notice.
3. Choose the term. Fixed term or month to month.
4. Set the rent. Confirm no city rental tax is passed through, and set a reasonable late fee.
5. Set the deposit and fees. Keep deposit plus prepaid rent within 1.5 months; state the purpose of every nonrefundable fee.
6. Assign utilities. Disclose any ratio billing method.
7. Give the notices. Move-in form, pool safety notice if there is a pool, bed bug materials, and lead disclosure for pre-1978 homes.
8. Sign and diarize. Give each tenant a copy and note the 14-business-day deadline for the deposit statement.

Example: fees and deposit in Tempe

A fictional landlord, Desert Willow Homes LLC, leases a three-bedroom house with a pool in Tempe to Luis and Erin Morales for 12 months from August 1, 2026 at $2,300 a month.

Deposit: $2,300 security deposit plus $500 refundable pet deposit = $2,800, within the 1.5-month limit of $3,450. Nonrefundable fee: $250 cleaning fee, purpose stated in writing. Notices: ARLTA availability, pool safety notice, bed bug materials, move-in form. City rental tax: none charged. Move-out: the Moraleses leave July 31, 2027 and ask for their deposit that day; the itemized statement and refund are due within 14 business days, by August 19, 2027.

Arizona rules to know

• Deposits and prepaid rent (A.R.S. section 33-1321). Capped at 1.5 months' rent combined; itemized statement within 14 business days.
• Nonrefundable fees (section 33-1321(B)). Purpose must be stated in writing, or the fee is refundable.
• Move-in form and move-out inspection (section 33-1321(C)). Required, with the tenant's right to attend.
• Disclosures (section 33-1322). Owner and manager, and notice that the ARLTA is on the Department of Housing website.
• Entry (section 33-1343). Two days' notice.
• Notices (section 33-1368). 5 days for non-payment; 5 or 10 days to cure other breaches.
• Pools and bed bugs. Pool safety notice (A.R.S. section 36-1681) and bed bug materials (section 33-1319).
• Rental tax. City tax on residential rent ended January 1, 2025.

Mistakes that cost Arizona landlords

The most common Arizona lease problems are small but costly. A "nonrefundable" cleaning fee with no stated purpose turns out to be refundable. A pet deposit pushes the total past one and a half months' rent. No move-in form was given, so damage claims at move-out have no baseline. The deposit statement goes out three weeks later. A pool home is rented without the safety notice. And some leases still pass a city rental tax through to tenants after it ended in 2025. The deposit section, schedules and checklist in this lease are built to prevent each of them.