Arizona Tenant Rights for Sub-Metering and Master Meter Utilities

Utility billing can get confusing for Arizona renters, especially when it comes to sub-metering and master meter arrangements. Knowing how your landlord charges for water, electricity, or gas can make a big difference in your monthly costs—and in your rights as a tenant.

Understanding Sub-Metering and Master Metering in Arizona

In Arizona, landlords can provide utilities in two main ways:

• Master Metering: The landlord receives one utility bill for the whole property and divides costs among tenants. You may pay a flat rate or a portion based on your apartment's size.
• Sub-Metering: Each rental unit has its own utility meter, so tenants pay only for what they use. The utility charge comes from actual consumption, giving renters more control and transparency.

State law allows both methods, but there are rules on how landlords can charge, notify, and bill tenants. These are covered under the Arizona Residential Landlord and Tenant Act.¹

Your Rights When Utilities Are Sub-Metered

When you're billed using sub-meters, Arizona law gives you these rights:

• Transparency: Before you sign a lease, the landlord must disclose who provides the utilities, how you’re billed, and if you’re paying directly to the provider or reimbursing the landlord.
• Access to Billing Info: You can request meter readings and underlying utility bills from your landlord.
• No Overcharging: Landlords can only bill for the amount each unit actually consumes, including any administrative fees that must be listed in the lease.
• Clear Disputes: The law includes options to challenge incorrect or unfair utility charges.

Master Meter Utility Billing: Key Rules

For master-metered properties—where utilities are not individually metered—the landlord must:

• Clearly state in your lease how bills are calculated (split evenly, per sq. ft., etc.).
• Provide written notice of any change to utility arrangements or rates at least 30 days in advance.
• Not charge more than the actual utility cost plus any allowable administrative fees (if specified in the lease).

How to Dispute Utility Charges or Billing Practices

If you believe you’ve been billed unfairly or overcharged for utilities in Arizona, there are official ways to raise concerns:

• Contact your landlord in writing to explain the issue and request records or clarification.
• If the problem isn’t resolved, you can file a complaint or claim through the official tribunal for residential tenancies: the Arizona Justice Court (Eviction Actions).²

Arizona Residential Rental Complaint Form

• Form Name: Residential Rental Property Complaint (Arizona Department of Housing)
• How to use: File this form if you have unresolved disputes about utility billing or services. Download the form from the Arizona Department of Housing — Resident Resources page and submit it with supporting documents.
• Example: If your landlord refuses to show you the master meter bill or you believe the charges exceed your usage, you can use this complaint form as your first step.

You’ll need to include your lease, copies of disputed bills, and correspondence showing your attempts to resolve the problem directly.

What the Arizona Residential Landlord and Tenant Act Says

The core state law covering these issues is the Arizona Residential Landlord and Tenant Act. Key regulations on utility charges, billing practices, and notice requirements are found in sections 33-1314 and 33-1324.¹

FAQ: Arizona Utility Billing and Tenant Protections

1. Can my landlord mark up utility charges or add extra fees?
   Landlords may only add administrative fees if these are specifically listed in your lease. They cannot charge more than their actual cost for utilities plus these disclosed fees.
2. Do I have to pay for common area utilities?
   If the lease says so, you may share costs for shared spaces (like hallways or laundry rooms) in master-meter arrangements, but charges must be fair and documented.
3. Can my landlord shut off my utilities for nonpayment?
   No. Arizona law strictly prohibits landlords from shutting off or threatening to shut off essential services as a way of collecting payment. This is considered a serious violation.
4. What notice must my landlord give before changing how utilities are billed?
   Arizona requires at least 30 days' written notice before changing the way utilities are billed or the rates you pay.
5. What should I do if I believe my landlord is violating utility billing laws?
   Start by notifying your landlord in writing. If the problem continues, file a complaint with the Arizona Department of Housing using their official form or reach out to your local justice court.

Conclusion: What Arizona Renters Should Know

• Arizona law protects you from unfair utility billing and requires landlords to be transparent about charges and methods.
• You have a right to dispute bills, request records, and file formal complaints with state agencies.
• Read your lease carefully and keep all utility-related correspondence for your records.

Being informed helps you avoid unnecessary costs and resolve problems quickly. Reach out for support if you're facing a utility billing issue in your rental.

Need Help? Resources for Renters

• Arizona Department of Housing — Resident Resources (renter complaints, guidance, and forms)
• Arizona Justice Court — Eviction Actions (utility disputes can be addressed via small claims or tenant applications)
• For free legal help, visit the Arizona Tenants' Rights and Responsibilities Handbook

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1. Arizona Revised Statutes Title 33 – Property
2. Arizona Justice Court — Eviction Actions

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