14 business days after you hand back the keys and ask for it.
The rule
In Arizona, the clock starts when: possession + your demand. The landlord then has 14 business days (Saturdays, Sundays and legal holidays don’t count), counted from your demand. The statute says:
“Within fourteen days, excluding Saturdays, Sundays or other legal holidays, after termination of the tenancy and delivery of possession and demand by the tenant…”
We skip weekends and US federal holidays. Arizona's legal-holiday list can differ, so check the date if one falls in the window.
For example, if you returned the keys on Oct 26, 2026 and made your demand the same day, the date would be Nov 16, 2026. Use the Clock for your own dates.
What the landlord has to send
An itemized list of all deductions, mailed first class to your last known residence unless you arrange otherwise in writing.
How much a deposit can be
One and one-half month's rent, including prepaid rent.
“If the tenant does not dispute the deductions or the amount due and payable to the tenant within sixty days after the itemized list and amount due are mailed as prescribed by this subsection, the amount due to the tenant as set forth in the itemized list with any amount due is deemed valid and final and any further claims of the tenant are waived.”
“On request by the tenant, the landlord shall notify the tenant when the landlord's move-out inspection will occur.”
Do this
Ask when the move-out inspection is
Arizona lets you be present at the landlord's move-out inspection. Ask in writing when it will happen. A.R.S. §33-1321(C)
On move-out day
Ask for the deposit in writing when you hand back the keys: in Arizona the clock counts from your demand. Photograph every room before you return the keys.
Your own deadline: 60 days
Dispute the deductions within 60 days after the itemized list is mailed, or the amounts are treated as final. It counts from the day the itemized list is mailed. A.R.S. §33-1321(D)
Deductions and wear and tear
Arizona's statute limits what can be kept to the purposes it lists. We haven't summarised its wear-and-tear language yet; read the section linked above.
For a charge to replace something old, Fair Charge works out a prorated estimate from the item's age and useful life, and says where the useful life comes from. See also the item guides for carpet, paint and cleaning.
If the deadline passes
Twice the amount wrongfully withheld, plus the money due.
“…the tenant may recover the property and money due the tenant together with damages in an amount equal to twice the amount wrongfully withheld.”
The usual first step is a written demand that states the date the deposit was due and cites the statute. Our demand letter does that and carries any disputed deductions.
Arizona warnings
- Arizona's 14 days are business days and only start after you hand back possession and demand the deposit. Put the demand in writing on move-out day. A.R.S. §33-1321(D)
Your next steps
- Dated move-out plan for Arizona: notice, the steps that start the clock, and the deadline.
- Letters: forwarding address · deposit demand · notice to vacate
- Free legal help: azlawhelp.org (statewide legal-aid portal).
- Small claims: Justice court small claims division: claims that do not exceed $5,000, exclusive of interest and costs. A.R.S. §22-503(A) · official self-help
- Arizona tenant-rights hub
Sources
- A.R.S. §33-1321 · checked 2026-10-05
- A.R.S. §33-1375(B) (notice to vacate) · checked 2026-10-05
- A.R.S. §22-503(A) · checked 2026-10-05
Information, not legal advice. Statutes are quoted from official legislature sites; summaries are ours. Spotted an error? Tell us.