Deposit return deadline · Arizona
Arizona: return the deposit within 14 days
In Arizona, a landlord must return a tenant's security deposit — or account for what's being kept — within 14 business days (Saturdays, Sundays, and legal holidays excluded) after the tenancy ends, possession is returned, AND the tenant demands it. The rule is A.R.S. § 33-1321.
Deducting? The paperwork rules
An itemized list of all deductions goes out with the amount due, by first-class mail to the tenant's last known address. Anything you call nonrefundable must be designated nonrefundable in writing — or it's refundable. The tenant then has 60 days to dispute the list; silence makes it final.
The clean way to do this is a written letter with the deduction list and the ledger behind it — the deposit return letter template produces one, and a current rent ledger is the difference between documenting and reconstructing.
What missing the deadline costs
Wrongful withholding costs you the amount due plus damages of twice the amount wrongfully withheld.
Two details most summaries miss: the clock counts business days, and it's triggered in part by the tenant's demand — which is why tenants are told to make written demand with a forwarding address at move-out. Deposit capped at 1.5 months' rent (the tenant can volunteer more).
Never discover this deadline late
The return clock starts the day the tenancy ends — which means it's knowable weeks in advance. A free RentChime account tracks your lease dates and emails you before deadlines like this one arrive.
Not legal advice. This is a summary for general information, not legal advice. The statute linked above is the authority; cities can add stricter rules, and laws change. If a deposit is disputed, talk to a local attorney.
Common questions
When does the 14-day clock start?
Generally when the tenancy ends and the tenant has moved out — and in Arizona, the statute also requires the tenant's demand, so the count runs in business days from termination, possession, and demand. The statute linked above defines the trigger precisely.
Can I deduct for normal wear and tear?
No state allows deductions for ordinary wear and tear — deductions are for damage beyond it, unpaid rent, and other charges the lease and statute allow, itemized in writing.
What if I miss the deadline in good faith?
Penalties generally attach to bad-faith withholding, but missing the deadline can forfeit your right to keep any of the deposit even without bad faith. The safe play is the letter, itemized, on time.