HomeSecurity deposits
Security deposits in Arizona
Arizona law treats a security deposit as the tenant's money, held by the landlord. Under A.R.S. § 33-1321, a landlord may not demand more than one and one-half months' rent as a deposit, must give the tenant a move-in inspection form and notice of the right to attend the move-out inspection, and must, within 14 business days after the tenancy ends, possession is returned, and the tenant demands it, return the deposit or an itemized list of deductions with the balance. A landlord that fails to do so can be liable for the amount wrongfully withheld plus damages of twice that amount. If the accounting never came, or the deductions do not match the condition you left, you may have a claim.
What Blueshoe does
The groundwork, in order, before you decide anything.
- 01
Confirm the deadline was missed
The date the tenancy ended, the date you returned the keys, and the date you demanded the deposit in writing, set against the 14 business days § 33-1321 allows. If the itemization never came in that window, the statute's damages provision is in play.
- 02
Test every deduction
Each charge on the itemization against the move-in and move-out condition, the lease, and the rule that a landlord may not charge for ordinary wear. Carpet life, repainting, and cleaning charges are the usual overreach.
- 03
Draft the demand
A written demand citing § 33-1321, stating the amount, the statutory damages, and the deadline to pay, delivered with proof of receipt. Many deposits come back at this step.
- 04
An attorney can file it
A licensed Arizona attorney can review the file and bring the claim in justice court, or advise on a small claims filing you can handle yourself, on terms stated in writing first.
What the law says
What the law says about security deposits in Arizona
How long does my landlord have to return the deposit?
Fourteen days, excluding weekends and legal holidays, after the tenancy ends, you return possession, and you demand the deposit. Within that window, A.R.S. § 33-1321 requires the landlord to deliver an itemized list of every deduction together with the balance owed. A demand in writing with a forwarding address starts the clock and proves it started.
What can the landlord deduct?
Unpaid rent and the cost of repairing damage beyond normal wear and tear, plus charges the lease specifically allows. Ordinary wear is not damage: faded paint, lightly worn carpet, and small nail holes are the landlord's cost of doing business. Any fee the landlord treats as nonrefundable must have been stated in writing when you moved in.
What if the landlord keeps it without an accounting?
Under A.R.S. § 33-1321, a landlord that fails to deliver the itemized list and balance within the 14 business days can be liable for the amount wrongfully withheld plus damages equal to twice that amount. The tenant has to show that a demand was made; a dated letter or email with a forwarding address is the proof.
Keep your move-out photos, the move-in checklist, and the demand together. Those three documents are most of the case.
Where do I file, and do I need a lawyer?
In the justice court for the precinct where the rental sits, which hears civil claims up to $10,000. Claims of $3,500 or less can be filed in the small claims division, where attorneys generally do not appear and the process is built for self-representation. Many tenants file themselves after a written assessment maps out the claim.
The landlord sent the balance to collections. What are my rights?
A disputed deposit balance that reaches a collector or a credit report brings federal law into play. The FDCPA lets you dispute the debt in writing within 30 days of the validation notice and requires collection to pause until it is verified, and the FCRA lets you dispute the item with the credit bureau. Neither replaces your own deposit claim.
What it costs
Free to ask. A flat fee, quoted before any work.
Asking costs nothing, and a licensed Arizona attorney can review your situation before you decide anything. If you engage Blueshoe, the fee is a flat amount set out in a written engagement agreement before any work is billed. Some matters resolve with one letter; others need a filed claim; you know the price for each before you commit.
- Free to ask
- Written assessment before any fee
- Engagement terms in writing
- No billable hours
Questions people ask
No. Send one now, with your forwarding address, by a method that proves delivery. The 14 business days run from termination, return of possession, and demand, so a late demand still starts the clock. A deposit withheld after a documented demand is what the statute's damages provision addresses.
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Legally reviewed by Catherine O’Grady, State Bar of Arizona No. 011647
Managing partner & chief compliance officer · 30+ years in practice · Reviewed 2026-10-08 · Full bio →