Landlord repairs in Arizona

The landlord must follow building codes materially affecting health and safety, make all repairs and do whatever is necessary to put and keep the home fit and habitable, and keep common areas clean and safe (A.R.S. § 33-1324(A)). (Ariz. Rev. Stat. § 33-1324(A))

Arizona law names these:

• working electrical, plumbing, sanitary, heating, ventilating, air-conditioning and other facilities and appliances (including elevators) the landlord supplies
• garbage and ash receptacles and removal
• running water
• reasonable amounts of hot water
• reasonable heat
• reasonable air-conditioning or cooling where units are installed and offered, when seasonal weather requires

To end the lease or to repair and deduct, the tenant must deliver a written notice to the landlord describing the problem (§§ 33-1361(A), 33-1363(A)). For loss of water, gas, electricity, hot water, heat or cooling, the statute requires 'reasonable notice' specifying the breach (§ 33-1364(A)); the Maricopa County Justice Courts say this notice should be in writing. (Ariz. Rev. Stat. §§ 33-1361(A), 33-1363(A), 33-1364(A))

The notice must be in writing. Write a Arizona repair request letter.

For a problem materially affecting health and safety, the tenant's written notice may end the lease on a date at least 5 days after receipt if not fixed within 5 days; for other material lease violations, at least 10 days (§ 33-1361(A)). For minor-defect repair and deduct, the landlord has 10 days after written notice, or as promptly as conditions require in an emergency (§ 33-1363(A)).

Urgent problems (5 days): Noncompliance with § 33-1324 materially affecting health and safety: the tenant's termination notice may give the landlord 5 days to fix it.

Law: Ariz. Rev. Stat. §§ 33-1361(A), 33-1363(A)

Allowed with limits. If the reasonable cost of the repair is less than $300 or half the monthly rent (whichever is greater) and the landlord does not fix it within 10 days after the tenant's written notice (or as promptly as conditions require in an emergency), the tenant may have the work done by a licensed contractor and, after giving the landlord an itemized statement and a lien waiver, deduct the actual and reasonable cost from rent (§ 33-1363). Not allowed for conditions the tenant's household or guests caused, or for conditions that do not breach fitness and habitability. For loss of water, gas, electricity, hot water, heat or cooling, the tenant may instead obtain those services and deduct their actual reasonable cost from rent, or pay the landlord's delinquent utility bill (with the utility's approval) and deduct it (§ 33-1364(A)(1)).

Waiting period after notice:

10 days

Limit:

$300 or one-half of the monthly rent, whichever is greater

Law:

Ariz. Rev. Stat. §§ 33-1363, 33-1364(A)(1)

Allowed with limits. There is no general right to withhold rent; the Maricopa County Justice Courts say that except for the statutory remedies a tenant may not withhold rent. If the landlord deliberately or negligently fails to supply essential services, the tenant may move to reasonable substitute housing and is excused from rent during the outage, and may recover extra cost up to 25% of the excused rent (or up to the periodic rent if the failure was deliberate) (§ 33-1364(A)(3), (F)).

Law:

Ariz. Rev. Stat. § 33-1364(A)(3), (F); Maricopa County Justice Courts, Landlord/Tenant general information

If the tenant counterclaims for the landlord's noncompliance in a suit for possession or rent, the court may order the tenant to pay undisputed and accruing rent into court and then decide the net amount owed to each side (§ 33-1365). (Ariz. Rev. Stat. § 33-1365)

Allowed. For a § 33-1324 violation materially affecting health and safety, the tenant may give written notice that the lease ends at least 5 days after receipt unless fixed within 5 days; for other material lease violations, at least 10 days (§ 33-1361(A)). If the landlord adequately fixes the problem before the date in the notice, the lease does not end. The tenant cannot terminate for a condition the tenant's household or guests caused, and the landlord must return the recoverable deposit (§ 33-1361(D)).

Law:

Ariz. Rev. Stat. § 33-1361

The tenant may sue for damages and an injunction (court order) for the landlord's noncompliance (§ 33-1361(B)), or for damages based on the reduced rental value when essential services are not supplied (§ 33-1364(A)(2)). If the landlord willfully interrupts electric, gas, water or another essential service, the tenant may recover possession or end the lease and recover the greater of two months' rent or twice actual damages (§ 33-1367). After fire or casualty, the tenant may move out and give written notice within 14 days to end the lease, or pay reduced rent for the usable part (§ 33-1366).

A landlord may not raise rent, decrease services, or bring or threaten an eviction after the tenant complained to a code-enforcement agency about a health-and-safety violation, complained to the landlord about a § 33-1324 violation, or joined a tenants' union (§ 33-1381(A)). A complaint within six months before the landlord's action creates a presumption of retaliation, unless the complaint was made after notice of termination (§ 33-1381(B)). The landlord may still evict if the tenant caused the code violation or is behind on rent. (Ariz. Rev. Stat. § 33-1381)

• A landlord may not let someone live rent-free in exchange for the landlord not maintaining the property (§ 33-1316, per the Maricopa County Justice Courts).
• In a single-family home, the landlord and tenant may agree in writing (for adequate consideration) that the tenant handles garbage, water, heat and cooling and specified repairs, but not work needed to meet building codes or habitability (§ 33-1324(C)).
• A landlord may not shut off utilities supplied under the lease except for needed repairs, and may not shift utility payment to the tenant without the tenant's written consent (§ 33-1364(C)).
• The statute requires only 'reasonable notice' for loss of essential services (§ 33-1364(A)), but the Maricopa County Justice Courts guide says the tenant's options apply if the landlord does not fix the problem within 10 days of receiving written notice.

• Arizona repair request letter (free, runs in your browser)
• Breaking a lease in Arizona: notice periods and early-termination rights
• Arizona eviction notice rules: what a notice for unpaid rent requires

• A.R.S. § 33-1324 Landlord to maintain fit premises Retrieved October 14, 2026.
• A.R.S. § 33-1361 Noncompliance by the landlord Retrieved October 14, 2026.
• A.R.S. § 33-1363 Self-help for minor defects Retrieved October 14, 2026.
• A.R.S. § 33-1364 Wrongful failure to supply heat, air conditioning, cooling, water, hot water or essential services Retrieved October 14, 2026.
• A.R.S. § 33-1365 Landlord's noncompliance as defense Retrieved October 14, 2026.
• A.R.S. § 33-1366 Fire or casualty damage Retrieved October 14, 2026.
• A.R.S. § 33-1367 Unlawful ouster or diminution of services Retrieved October 14, 2026.
• A.R.S. § 33-1381 Retaliatory conduct prohibited Retrieved October 14, 2026.
• Maricopa County Justice Courts, Landlord/Tenant general information (rev. 12/26/24) Retrieved October 14, 2026.

Laws change. This page was checked against the sources above on October 14, 2026. It is legal information, not legal advice; before withholding rent or ending a lease, contact your state's legal aid. See our methodology.