Arizona Security Deposit Laws Every ASU Student Should Know Before Signing a Lease (2026)
Arizona law requires Tempe landlords to return security deposits to ASU students within 14 business days of move-out, accompanied by an itemized written statement of any deductions, and tenants who do not receive this can sue for twice the withheld amount in small claims court. Arizona does not cap the amount landlords can charge for security deposits, though most Tempe apartments near Arizona State University charge one to one-and-a-half months’ rent as a deposit. Understanding these rules before signing protects students from the most common and costly landlord disputes.
TL;DR: Quick Answer
- Arizona landlords must return security deposits within 14 business days of move-out with a written itemized statement of deductions.
- ASU students who do not receive their deposit or itemized statement within 14 business days can sue for double the withheld amount.
- Arizona has no statutory cap on security deposit amounts, though most Tempe apartments charge one to one-and-a-half months’ rent.
- Landlords can legally deduct unpaid rent, cleaning beyond normal wear, and documented damage you caused; they cannot deduct for normal wear and tear.
- Documenting your Tempe apartment’s condition with timestamped photos at move-in and move-out is your strongest defense in any deposit dispute.
Arizona Security Deposit Return Rules Apply to All Tempe Landlords
The 14-business-day clock starts on move-out day. Not when you hand over your keys. Not when the landlord inspects the unit. Move-out day.
Business days exclude weekends and holidays. Fourteen business days equals roughly three calendar weeks. Mark your calendar from move-out day and note the deadline.
The itemized statement must be written. Verbal explanations do not satisfy Arizona law. Your landlord must specify each deduction by category and amount. A statement saying “cleaning and repairs” without dollar amounts does not comply.
Landlords must send both the remaining deposit and the itemized statement together. A statement without a check, or a check without documentation, fails to meet the legal standard.
What Tempe Landlords Can and Cannot Legally Deduct
Legal deductions under Arizona law:
Unpaid rent through the move-out date. If you owe rent, the landlord can apply your deposit before returning the remainder.
Cleaning costs if you left the unit in a condition that requires professional cleaning beyond what normal use creates. An apartment that smells like pets and has food residue in the oven falls into this category.
Damage you caused beyond normal wear and tear. Broken fixtures, holes in walls, damaged blinds, and stained carpet from spills are deductible.
Illegal deductions in Arizona:
Normal wear and tear. Scuffs on walls from furniture, minor carpet wear in high-traffic areas, and small nail holes from pictures are normal use. Landlords who deduct for these are violating Arizona law.
Pre-existing damage. Damage that existed when you moved in cannot be charged to you. This is why move-in documentation is critical.
Painting in Tempe apartments after normal tenancy periods. Landlords cannot charge for repainting if you lived there for a full year or more and the paint is simply worn.
General cleaning of a reasonably clean apartment. If you left the unit in broom-clean condition, routine cleaning charges are not legitimate.
How to Protect Your Security Deposit Before and After Moving In
Take photos. Hundreds of them. Every wall, every floor, every appliance, every window, every corner. Do this on move-in day before you bring any belongings inside.
Time-stamp your photos. Use your phone’s camera and verify location data is enabled. The metadata on digital photos is difficult to dispute.
Send your move-in documentation to your landlord in writing. Email is sufficient. Write something simple: “Attached are photos documenting the condition of the unit at move-in on 2026.” This creates a timestamped record that you provided this documentation.
Request and complete the move-in inspection form if your Tempe landlord provides one. Sign only what accurately reflects the unit’s condition. Note any discrepancies in writing.
How to Protect Your Deposit at Move-Out
Repeat the same photo documentation at move-out. Photograph everything again before you remove your belongings, and again after the unit is empty and cleaned.
Clean the unit thoroughly. Wipe appliances inside and out. Clean bathrooms. Vacuum and mop floors. Remove all personal items. Dispose of all trash.
Provide your forwarding address in writing. Arizona law requires this for the landlord to return your deposit. No address, no obligation to return until you provide one.
Return all keys, fobs, and parking passes on move-out day. Get written confirmation from your landlord or a receipt if possible.
What to Do If Your Tempe Landlord Withholds Your Deposit Illegally
Wait until the 14-business-day deadline passes. Do not act before it.
Send a written demand letter via certified mail. State the deposit amount, your move-out date, and your demand for return within a specific timeframe. Keep a copy.
If the landlord does not respond or refuses to return your deposit after your demand letter, file in Maricopa County Justice Court. Small claims court in Arizona handles disputes up to $3,500 without requiring an attorney. The filing fee runs approximately $70 to $100.
Arizona courts take landlord-tenant disputes seriously. If your landlord failed to return your deposit or itemized statement within 14 business days, you are entitled to double the withheld amount. Courts enforce this regularly.
Bring every piece of documentation to your hearing. Move-in photos, move-out photos, email exchanges, your lease, your demand letter, and certified mail receipt. Organized documentation wins cases.
Security Deposit Amounts Vary Across Tempe Apartments Near ASU
Arizona imposes no maximum deposit amount. Tempe market practice determines what landlords charge.
Most Tempe apartments near Arizona State University charge one month’s rent as a security deposit. Some charge one and a half months. Student complexes with furnished units sometimes charge additional furniture deposits.
Pet deposits are separate from security deposits in most Tempe leases. Arizona does not regulate pet deposit amounts. Tempe landlords charge $200 to $500 per pet as a one-time deposit, often plus a monthly pet rent of $25 to $75.
Confirm the total deposit amount in writing before signing. Confirm the return conditions in writing. Confirm the itemization process your landlord uses. Clarity upfront prevents disputes later.
Find My Place helps ASU students identify Tempe landlords with positive deposit return track records among the Sun Devil community, reducing the likelihood of deposit disputes before they begin.
