Breaking a lease in Arizona

If you are the tenant

• A tenant may end a month-to-month tenancy by written notice given at least 30 days before the rent due date named in the notice; the tenancy ends on that rent due date (A.R.S. § 33-1375(B)).

If the landlord ends it

• A landlord may end a month-to-month tenancy by written notice given at least 30 days before the rent due date named in the notice; no reason is required by state law (A.R.S. § 33-1375(B)).

Written notice required: Yes. Notice ending a periodic tenancy must be written (A.R.S. § 33-1375).

• week-to-week, both: 10 days. Either side may end a week-to-week tenancy by written notice given at least 10 days before the termination date named in the notice (A.R.S. § 33-1375(A)).

If the tenant abandons the unit, the landlord must make reasonable efforts to re-rent it at a fair rent. The lease ends when a new tenancy begins; if the landlord does not try to re-rent, or accepts the surrender, the lease is treated as ended on the date the landlord learned of the abandonment (A.R.S. § 33-1370(C)). Deposits may be applied to rent and lease charges subject to the landlord's duty to mitigate (§ 33-1321(D)).

Landlord's duty to re-rent: Yes. The landlord must make reasonable efforts to re-rent an abandoned unit at a fair rental (A.R.S. § 33-1370(C)); deductions from the deposit are subject to the landlord's duty to mitigate (§ 33-1321(D)).

Lease-break fees: No general statutory cap on lease-break fees; the lease controls (subject to mitigation). A domestic-violence or sexual-assault victim who terminates under A.R.S. § 33-1318 owes no early-termination penalties or fees.

• Domestic violence, sexual assault or stalking (A.R.S. § 33-1318)

  A domestic-violence victim, or a victim of sexual assault in the dwelling, may end the lease with written notice requesting release on a mutually agreed date within the next 30 days.

  Proof:

  A copy of a protective order, or a written law-enforcement report that the tenant reported domestic violence or sexual assault. The incident must have occurred within the 30 days before the notice unless the landlord waives this.

  What you still owe:

  Tenant owes rent only through the agreed release date (within 30 days of notice) plus earlier obligations; no early-termination fees; the deposit cannot be kept for the early termination.

• Other (A.R.S. § 33-1318.01)

  A law enforcement officer protected by a recent injunction against harassment may end the lease the same way as a domestic-violence victim.

  Proof:

  Written notice that the officer is protected by an injunction against harassment issued within the prior 30 days.

  What you still owe:

  Same as A.R.S. § 33-1318; any lease concession actually received must be repaid before vacating.

• Unit unlivable or landlord fails to repair (A.R.S. § 33-1361(A))

  For a material breach the tenant may give notice that the lease ends at least 10 days after receipt if not fixed in 10 days; for a health-and-safety breach, 5 days.

  Notice:

  10 days, in writing

  Proof:

  Written notice naming the breach.

  What you still owe:

  Lease ends on the date in the notice unless the landlord fixes the breach first; landlord returns recoverable deposit.

• Unit unlivable or landlord fails to repair (A.R.S. § 33-1366)

  If fire or casualty substantially impairs the unit, the tenant may move out immediately and end the lease.

  Proof:

  Written notice of intent to terminate within 14 days after vacating.

  What you still owe:

  Lease ends on the date the tenant vacates.

• Landlord harassment or illegal entry (A.R.S. § 33-1376(B))

  If the landlord enters unlawfully or makes repeated harassing demands for entry, the tenant may end the lease.

  Proof:

  None specified by statute.

  What you still owe:

  Tenant may also recover actual damages of at least one month's rent.

• Landlord harassment or illegal entry (A.R.S. § 33-1367)

  If the landlord unlawfully removes or excludes the tenant, or willfully interrupts electric, gas, water or another essential service, the tenant may end the lease.

  Proof:

  None specified by statute.

  What you still owe:

  Landlord returns recoverable security; tenant may recover up to two months' periodic rent or twice actual damages, whichever is greater.

• Other (A.R.S. § 33-1362(A))

  If the landlord fails to deliver physical possession of the unit, the tenant may end the lease on at least 5 days' written notice.

  Notice:

  5 days, in writing

  Proof:

  Written notice to the landlord at least 5 days ahead.

  What you still owe:

  Rent abates until possession is delivered; on termination the landlord returns all prepaid rent and security.

Military orders, every state: the federal SCRA lets servicemembers with orders (permanent change of station or deployment of 90+ days) end a lease with written notice and a copy of the orders. How the SCRA date is counted.

• A tenant who willfully holds over in bad faith can owe up to two months' rent or twice actual damages, whichever is greater (A.R.S. § 33-1375(C)).
• Arizona's residential act has no state military lease-termination rule beyond federal SCRA (the military clause in A.R.S. § 33-1413(F) applies to mobile home parks only).
• Unless the lease fixes a term, the tenancy is week-to-week for a roomer paying weekly and month-to-month otherwise (A.R.S. § 33-1314(D)).

• Write a Arizona notice to vacate
• Arizona security deposit law: getting your deposit back after you move

• A.R.S. § 33-1375 Retrieved October 13, 2026.
• A.R.S. § 33-1370 Retrieved October 13, 2026.
• A.R.S. § 33-1321 Retrieved October 13, 2026.
• A.R.S. § 33-1318 Retrieved October 13, 2026.
• A.R.S. § 33-1318.01 Retrieved October 13, 2026.
• A.R.S. § 33-1361 Retrieved October 13, 2026.
• A.R.S. § 33-1366 Retrieved October 13, 2026.
• A.R.S. § 33-1376 Retrieved October 13, 2026.
• A.R.S. § 33-1314 Retrieved October 13, 2026.
• A.R.S. § 33-1367 Retrieved October 13, 2026.
• A.R.S. § 33-1362 Retrieved October 13, 2026.

Laws change. This page was checked against the sources above on October 13, 2026. It is legal information, not legal advice; see our methodology.