Arizona Security Deposit Return Deadline
- Penalty for missing it
- 2x (twice the amount wrongfully withheld), plus the money due (Failure to comply with § 33-1321(D) — statute states no bad-faith/willfulness requirement; missing the deadline or failing to itemize both trigger it (§ 33-1321(E)).)
- The law
- A.R.S. § 33-1321 (deadline at (D), penalty at (E))
The rule
14 BUSINESS days (Saturdays, Sundays, legal holidays excluded) after termination of tenancy + delivery of possession + demand by the tenant. Landlord mails itemized list + amount due by first-class mail to last known address (§ 33-1321(D)).
- The 14-day clock does not start until the TENANT demands return — a tenant-demand trigger, unlike most states.
- Tenant must dispute the deductions within 60 days after the itemized list is mailed; silence makes the list deemed valid and final and waives further claims.
- Deposit cap: 1.5 months' rent (refundable); nonrefundable charges must be identified in writing.
- Move-in documentation required; property-sale rule: new owner at termination is bound by § 33-1321 (§ 33-1321(H)).
What happens if your landlord misses the deadline
In Arizona, a missed deadline seriously weakens your landlord's position. Depending on the circumstances, they may forfeit the right to deduct anything at all, owe you the penalty above, or both. The exact consequence depends on A.R.S. § 33-1321 (deadline at (D), penalty at (E)) and whether they provided the required itemized statement. Don't assume the money is gone — a missed deadline is often the strongest fact pattern for getting it back.
Your next steps in Arizona
- Confirm the clock ran. Make sure you provided a forwarding address in writing, and that the full deadline has passed.
- Send a demand letter citing A.R.S. § 33-1321 (deadline at (D), penalty at (E)) and the 2x (twice the amount wrongfully withheld), plus the money due penalty. Most landlords pay at this stage.
- If they ignore it, file in small claims. See our walkthrough for the process.
Arizona deposit questions
How long does my Arizona landlord have to return my deposit?
14 BUSINESS days (Saturdays, Sundays, legal holidays excluded) after termination of tenancy + delivery of possession + demand by the tenant. Landlord mails itemized list + amount due by first-class mail to last known address (§ 33-1321(D)).
What if my landlord never sends an itemized list of deductions?
In most states — including Arizona — failing to provide the required itemized statement within the deadline forfeits the landlord's right to withhold anything. Check A.R.S. § 33-1321 (deadline at (D), penalty at (E)) for the exact rule.
Can I get more than my deposit back in Arizona?
Arizona law allows 2x (twice the amount wrongfully withheld), plus the money due for Failure to comply with § 33-1321(D) — statute states no bad-faith/willfulness requirement; missing the deadline or failing to itemize both trigger it (§ 33-1321(E)).. See our penalties guide for how judges apply this.
Source: https://rllsaz.com/residential-security-deposits-r-s-33-1321-require-itemizations/ · Verified 2026-10-09