Moving into a Tucson rental usually means handing over a lot of money at once: first month’s rent, a deposit, maybe a cleaning fee or a pet deposit. Moving out means waiting to see how much comes back. The good news is that Tucson security deposit rules are set by a clear state law, the Arizona Residential Landlord and Tenant Act, and it applies the same way whether you rent near the University of Arizona, in Marana, or out in Vail. Here’s a plain-English guide for both renters and landlords, plus a quick note on the rental tax change that started in 2025.
Tucson security deposit rules: the basics
Tucson doesn’t have its own deposit ordinance. The rules come from Arizona law, mainly A.R.S. 33-1321. Here’s what it says.
The cap: one and one-half month’s rent
A landlord can’t demand or receive security, “however denominated,” including prepaid rent, worth more than one and one-half month’s rent (A.R.S. 33-1321(A)). The words “however denominated” matter. Calling a charge a “pet deposit,” “key deposit,” or “last month’s rent” doesn’t move it outside the cap. So if a home rents for $1,400 a month, the total security a landlord can require is $2,100.
Two exceptions are worth knowing:
- Tenants can choose to prepay. The cap doesn’t stop a tenant from voluntarily paying more than one and one-half month’s rent in advance.
- Reasonable cleaning or redecorating charges aren’t “security.” Arizona’s definitions section says security “does not include a reasonable charge for redecorating or cleaning” (A.R.S. 33-1310). The key word is reasonable.
Nonrefundable fees must be spelled out in writing
Arizona allows nonrefundable fees, but the landlord must state the purpose of each one in writing. Any fee or deposit that isn’t designated as nonrefundable is refundable (A.R.S. 33-1321(B)). If your lease just lists a “$300 move-in fee” with no label or purpose, that’s a question worth asking before you sign.
What happens at move-in
When a tenant moves in, Arizona law requires the landlord to provide three things (A.R.S. 33-1321(C)):
- A signed copy of the lease.
- A move-in form for noting any existing damage to the unit.
- Written notice that the tenant may be present at the move-out inspection.
On the tenant’s request, the landlord must also say when the move-out inspection will happen. (There’s a narrow exception when a tenant is evicted for a material and irreparable breach and the landlord has reasonable cause to fear violence or intimidation.)
Separately, the landlord must disclose in writing the name and address of the person managing the property and of the owner or the owner’s agent for legal notices. The landlord must also tell the tenant in writing that the Arizona Residential Landlord and Tenant Act is available on the Arizona Department of Housing’s website (A.R.S. 33-1322). A written lease must have all blanks filled in, and each side gets a fully signed copy.
Getting the deposit back after move-out
At the end of the tenancy, the landlord can apply the deposit and any prepaid rent to unpaid rent, charges listed in the signed lease or allowed by the Act, and damages caused by the tenant’s failure to meet their own duties under A.R.S. 33-1341, such as deliberately or negligently damaging the property. The landlord also has a duty to mitigate.
Then the clock starts. Within 14 days, excluding Saturdays, Sundays, and legal holidays, after the tenancy ends, the tenant returns possession, and the tenant asks for the deposit, the landlord must provide an itemized list of all deductions along with any refund due (A.R.S. 33-1321(D)). Unless the tenant arranges something else in writing, it goes by first-class mail to the tenant’s last known address. That’s why giving your landlord a forwarding address matters.
Disputing deductions: watch the 60-day window
If the tenant doesn’t dispute the deductions within 60 days after the itemized list is mailed, the amounts on the list are treated as valid and final, and further claims are waived (A.R.S. 33-1321(D)). Renters: if something looks wrong, put your dispute in writing promptly.
What if a landlord doesn’t follow the rules?
If a landlord fails to comply with the move-out requirements, the tenant may recover the money owed plus damages equal to twice the amount wrongfully withheld (A.R.S. 33-1321(E)). Landlords, this is the main reason to keep careful records and meet the deadline every time.
The law also follows the property. Whoever holds the landlord’s interest when the tenancy ends is bound by these rules (A.R.S. 33-1321(H)). If you buy a Tucson rental with a tenant in place, make sure you get the tenant’s deposit (or a credit for it) at closing.
Late fees, pet fees, and assistance animals
Late fees. Arizona doesn’t set a specific late-fee amount, but the eviction statute refers to “a reasonable late fee set forth in a written rental agreement” (A.R.S. 33-1368(B)). In other words, it should be in the lease and it should be reasonable.
Pet deposits. A refundable pet deposit is still security, so it counts toward the one and one-half month cap. A nonrefundable pet fee must have its purpose stated in writing.
Assistance animals. Federal guidance here has changed. In a May 22, 2026 memo, HUD’s fair housing office confirmed that its 2013 and 2020 assistance-animal notices, which had said pet fees couldn’t be charged for assistance animals, were rescinded on September 17, 2025. The Fair Housing Act’s reasonable-accommodation duty still exists, though, so landlords should handle each request individually and get qualified advice before denying one or charging a fee.
A note on Arizona’s rental tax repeal
Starting January 1, 2025, Arizona cities and towns can no longer charge a transaction privilege (sales) tax on residential rentals (A.R.S. 42-6004(H)). The Arizona Department of Revenue says owners of rentals of 30 days or more no longer need to collect, file, or pay that tax for periods starting January 1, 2025 (ADOR residential rental guidelines). Stays of fewer than 30 days are still taxed as transient lodging.
For Tucson proper, this changed nothing. ADOR’s residential rental licensing matrix lists Tucson, Marana, and Oro Valley among the cities that didn’t tax residential rentals. South Tucson and Sahuarita did, so renters there should no longer see a city rental tax line on their bills.
One requirement didn’t go away. Arizona law still requires owners of residential rental property to register with the county assessor (A.R.S. 33-1902), and ADOR’s guidelines say the same. The Pima County Assessor points owners to its Registration of Arizona Residential Rental Property form. Under the statute, an unregistered rental isn’t supposed to be occupied, and cities can impose civil penalties.
Checklist for Tucson renters and landlords
For renters
- Add up every refundable deposit and any prepaid rent. The total shouldn’t exceed one and one-half month’s rent.
- Make sure each nonrefundable fee says in writing what it’s for.
- Fill out the move-in form carefully and take date-stamped photos and video.
- Ask to be told when the move-out inspection is scheduled, and attend if you can.
- When you move out, request your deposit in writing and give a forwarding address.
- Dispute any deductions in writing well within the 60-day window.
For landlords and owners
- Keep total security at or below one and one-half month’s rent, and label every nonrefundable fee and its purpose in the lease.
- Hand over the signed lease, move-in form, move-out inspection notice, and the required owner, manager, and Landlord and Tenant Act disclosures at move-in.
- Calendar the 14-business-day deadline as soon as the tenant returns possession and asks for the deposit.
- Itemize every deduction and keep receipts, photos, and invoices.
- Confirm your rental is registered with the Pima County Assessor, and remove any old city rental-tax charge from tenant bills.
Buying, selling, or renting in Tucson?
Whether you’re buying your first Tucson investment property, taking over a home with a tenant in place, or just trying to make sense of a lease, Axiom Properties can help you understand the numbers and the rules before you commit. Reach out to Axiom Properties and we’ll help you get started on the right foot.
This article is general information, not legal or tax advice. Statutes and agency guidance change, so check the current text on azleg.gov and talk with a licensed Arizona attorney or tax professional about your specific situation.
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