Arizona Landlord Duties for Repairs and Habitability

Arizona tenants have clear rights when it comes to their landlord’s repair responsibilities. Understanding what landlords must fix, how to request repairs, and where to turn if they don't respond can help renters maintain safe, livable homes and avoid disputes.

What Repairs Are Arizona Landlords Legally Required to Make?

Under the Arizona Residential Landlord and Tenant Act, landlords must keep rental properties "fit and habitable." This means providing:

• Working plumbing, electricity, heating, and air conditioning (if supplied)
• Running hot and cold water
• Locking doors and windows
• Safe common areas
• Pest control for insects or rodents

Landlords are responsible for all repairs that affect health or safety—or that make the property unlivable. Cosmetic issues (like chipped paint) are usually not covered unless your lease says otherwise.

How to Request Repairs From Your Landlord

If you have a maintenance issue, take these steps to protect your rights. Always keep copies of any request you submit.

• Document the problem (photos, dates, details)
• Write a notice to your landlord describing the issue and requesting repairs
• Deliver the notice in writing—by certified mail, email (if allowed), or hand delivery

Required Notice: 10-Day Written Repair Request

If repairs affect your health or safety, you must give your landlord a written notice. Arizona law gives your landlord 10 days to fix the problem (or 5 days for very serious problems). You can use a written letter or the Arizona Supreme Court’s 10-Day Notice to Landlord of Noncompliance form (no official form number).

• Form Name: 10-Day Notice to Landlord of Noncompliance
• When to Use: When requesting repairs or notifying your landlord about a lease violation. For example, use it if your air conditioning is broken in summer and goes unrepaired.
• Access the official 10-Day Notice to Landlord of Noncompliance (PDF)

If Your Landlord Fails to Make Repairs

If your landlord does not address your written repair request within the legal timeframe, you have several options under Arizona law:

• Withhold rent: Only for certain urgent repairs and after following strict rules. Never do this without legal advice.
• Hire a qualified professional to fix the problem and deduct the cost from next month’s rent ("self-help"), but only up to $300 or half a month’s rent—whichever is greater. You must give your landlord written notice and keep all receipts.¹
• Terminate your lease and move out, if the problem seriously affects health and safety.
• File a complaint with the Arizona Attorney General’s Office Civil Rights Division.
• In some cases, seek court intervention through the Arizona Superior Court’s Landlord-Tenant Legal Assistance Program or local Justice Courts.

What Tribunal Handles Rental Disputes in Arizona?

The main body for resolving rental disputes is the Arizona Justice Court in your county. For discrimination issues, use the Arizona Attorney General’s Civil Rights Division.

Your Rights and Responsibilities as an Arizona Renter

While landlords have duties under the Arizona Residential Landlord and Tenant Act, tenants also must:

• Keep the property clean and safe
• Avoid damage (beyond normal wear and tear)
• Respect the property and neighbors
• Report repair needs promptly

Review your lease for any additional maintenance rules or tenant obligations.

Relevant Arizona Tenant Legislation

The key law is the Arizona Residential Landlord and Tenant Act (A.R.S. Title 33, Chapter 10).¹

1. What if my landlord ignores my request for urgent repairs like broken heat or unsafe conditions?
   If your written notice is ignored, you may be able to hire a professional to do the repair and deduct up to $300 or half a month’s rent, whichever is greater, from your next rent payment. However, you must give written notice and keep detailed records. You may also contact the Arizona Attorney General’s Office or your local Justice Court for help.
2. Is my landlord responsible for pest control in Arizona?
   Yes—if pests are present when you move in, or if the infestation is not caused by your actions, the landlord is responsible. Inform your landlord in writing for prompt action.
3. Can I withhold rent if repairs aren’t made?
   No. In most cases, Arizona law does not allow tenants to withhold rent. Use the repair-and-deduct option if eligible, or seek legal advice before withholding any payment.
4. How long does my landlord have to make repairs after I notify them?
   Your landlord typically has 10 days to make non-urgent repairs, and 5 days for urgent health or safety issues, after receiving written notice.
5. What official form can I use to request repairs from my landlord?
   The Arizona Supreme Court provides a 10-Day Notice to Landlord of Noncompliance form for tenants to give written repair requests to their landlord.

Key Takeaways for Arizona Renters

• Landlords must make essential repairs that affect health, safety, or habitability under Arizona law.
• Always use written notice for repair requests—Arizona provides an official form you can use.
• If problems are not fixed, tenants have legal options, but must carefully follow state guidelines.

Keep records and know your rights to ensure your rental stays safe and habitable.

Need Help? Resources for Renters

• Arizona Justice Courts: Rental Dispute FAQ & Locations
• Arizona Attorney General's Office: Housing Complaints
• Official 10-Day Repair Request Form (PDF)
• Read the Arizona Residential Landlord and Tenant Act
• Arizona Department of Housing: Programs & Helplines

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1. Arizona Rev. Stat. § 33-1323 (Landlord to maintain fit premises)
2. Arizona Supreme Court Tenant Forms
3. Arizona Attorney General – Housing Complaints

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