Can my landlord legally shut off my utilities in Arizona?

No. It is illegal for landlords to intentionally shut off your utilities for any reason.

What should I do if the landlord didn't pay the utility bill?

Ask the utility provider to allow direct payment, pay the bill, and deduct it from your rent as the law allows.

Are there protections against shutoffs during extreme weather?

Yes. Many Arizona utilities cannot disconnect service during extreme heat or cold; check with your provider or the Arizona Corporation Commission.

How do I file a complaint for a wrongful utility shutoff?

Complete the Arizona Landlord/Tenant Complaint Form and submit it to the Attorney General with documentation.

Who resolves disputes over utility shutoffs in Arizona?

The Arizona Justice Courts handle tenant-landlord utility disputes under state law.

Arizona Tenant Protections Against Utility Shutoffs

Utilities, Services & Billing Arizona published June 21, 2025

Worried about the risk of your water, electric, or gas being shut off while renting in Arizona? Understanding your rights and protections under Arizona law can help you prevent unnecessary utility disruptions and know what to do if they occur.

Your Rights as an Arizona Renter: Utility Shutoff Protections

Utility shutoffs can be stressful, especially in Arizona's hot climate, where access to water and electricity is essential. Arizona law sets out specific rules about when and how utilities can be disconnected for tenants, providing some important safeguards to keep renters safe.

Who Pays for Utilities?

Most rental agreements in Arizona specify whether the landlord or tenant is responsible for utilities such as water, gas, or electricity. If you pay the utility bill directly to the provider, you are their customer and have legal protections as an account holder. If your landlord pays for utilities and includes them in rent (known as "master metering"), different rules may apply.

When Can Utilities Be Shut Off?

By Utility Company: Utility companies can only disconnect essential services (like electricity and water) under strict rules. They must provide advance written notice and follow state-mandated procedures.
By Landlord: Arizona law prohibits landlords from purposely shutting off utilities to force a tenant out or to collect unpaid rent. Doing so is considered illegal under A.R.S. § 33-1367.

Advance Notice Requirements

Utility companies must give you at least 10 days' written notice before a shutoff for nonpayment. Notice must include:

The reason for the disconnection
The date the shutoff will occur
How to avoid disconnection and how to dispute the shutoff

Special Protections for Tenants When the Landlord Controls Utilities

If the landlord is responsible for paying the utility but fails to do so, the utility provider must:

Give you, the tenant, the right to pay the bill directly to maintain service
Provide at least a 10-day written notice before shutoff

Tenants who pay the outstanding amount can then deduct it from their rent. For more detail, see A.R.S. § 33-1364. This law helps ensure that a landlord's failure to pay utilities does not leave you in dangerous conditions.

Extreme Weather Shutoff Bans

Arizona Public Service (APS) and many utility providers may not disconnect services during extreme heat warnings or cold spells. For details, see the Arizona Corporation Commission Utility Shutoff Protection page. Some of these additional protections are automatic; others require the customer to notify the provider of a medical or safety need.

What to Do If Facing a Utility Shutoff

If you receive a shutoff notice, it's important to act quickly. Here are steps you can take:

Contact your utility provider immediately to ask about payment plans or temporary protections.
If the shutoff is due to the landlord not paying, request direct payment rights from the utility provider. Then, deduct any payments from your rent as allowed by law.
Document all communications in writing.
If your utilities are shut off by the landlord without cause, you may file a complaint with the Arizona Attorney General and seek damages or court orders.

Official Forms for Utility Shutoff Issues

Arizona Tenant Complaint/Request for Assistance
Use this form to file a complaint if your landlord unlawfully shuts off your utilities or refuses necessary repairs. It is available through the Arizona Landlord/Tenant Complaint Form (PDF).
Example: If your landlord turns off your water to force you to move out, complete this form and submit it to the Arizona Attorney General's office.

Relevant Tribunals and Legislation

The main body handling residential tenancy disputes is the Arizona Justice Courts, which hear landlord-tenant and eviction cases. The primary law covering tenant protections is the Arizona Residential Landlord and Tenant Act (Arizona Revised Statutes Title 33, Chapter 10).

Tip: Always request written confirmation from your landlord if you pay any utility bills directly because of their nonpayment. Keep receipts for your records!

FAQ: Utility Shutoff Protections for Arizona Renters

Can my landlord legally shut off my utilities in Arizona?
No. Landlords cannot intentionally shut off utilities, even for nonpayment of rent or to force you to move out. This action is illegal under Arizona law.
What can I do if I get a utility shutoff notice but my landlord was supposed to pay the bill?
Contact the utility provider and request to make a direct payment. Then, deduct the amount you paid from your rent, as allowed by Arizona law.
Are there protections during extreme heat or cold?
Yes. Many Arizona utility providers will not disconnect services during publicized extreme weather. Contact your provider or see the Arizona Corporation Commission's site for details.
How do I file a complaint about an unlawful utility shutoff?
Use the Arizona Landlord/Tenant Complaint Form and submit it to the Arizona Attorney General. Include supporting documentation and a clear timeline of events.
Who handles utility shutoff disputes between tenants and landlords?
The Arizona Justice Courts hear landlord-tenant disputes, including those involving utility shutoffs, under the Arizona Residential Landlord and Tenant Act.

Key Takeaways for Arizona Renters

Landlords cannot legally shut off tenant utilities for any reason.
If your landlord fails to pay for utilities, you may pay directly and deduct the amount from rent.
Use official complaint forms to report illegal shutoffs and seek help from Arizona Justice Courts if needed.

Need Help? Resources for Renters

Arizona Revised Statutes § 33-1364: Utility Shutoff and Tenant Payment Rights
Arizona Revised Statutes § 33-1366: Tenant Remedies for Landlord's Wrongful Utility Shutdown
Arizona Residential Landlord and Tenant Act
Arizona Corporation Commission – Utility Shutoff Protections