Arizona Security Deposit Return Deadline & Penalty Calculator
Monday, November 2, 2026
Computed as 14 business days under A.R.S. § 33-1321(D)–(E). Excluded 6 weekend/federal holiday days.
Arizona Small Claims Court cap: $3,500 — exceeds small claims cap (may require waiving excess or filing in civil division).
Arizona Security Deposit Rules at a Glance (A.R.S. § 33-1321(D)–(E))
14 business days (explicitly excluding Saturdays, Sundays, and legal holidays) after termination of the tenancy, delivery of possession, and demand by the tenant under A.R.S. § 33-1321(D). The itemized list and refund must be sent by first-class mail to the tenant's last known address unless other arrangements are made.
| Deadline (No Deductions) | 14 business days |
|---|---|
| Deadline (With Itemized Deductions) | 14 business days |
| Maximum Deposit Cap | Capped at 1.5 months' rent maximum under A.R.S. § 33-1321(A) (inclusive of any refundable pet or cleaning deposits; tenants may voluntarily agree to pay more rent in advance). |
| Bad-Faith / Late Penalty | Under A.R.S. § 33-1321(E), if the landlord fails to comply with the 14-business-day delivery requirement, the tenant may recover the property and money due to the tenant together with damages in an amount equal to twice (2x) the amount wrongfully withheld (creating a 3x total recovery of the withheld sum). |
| Deposit Interest Rule | Not required under Arizona state law for standard residential apartments and homes (special rules apply only to mobile home park space rentals under the Arizona Mobile Home Parks Residential Landlord and Tenant Act). |
| Small Claims Court Limit | $3,500 |
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Key Arizona Statutory Nuances & Documentation Rules
- 14 Business Days (Not Calendar Days): Arizona is one of the few US states where the statute explicitly excludes Saturdays, Sundays, and legal holidays from the 14-day countdown—typically translating to 18 to 21 calendar days.
- 60-Day Tenant Dispute Deadline (§ 33-1321(D)): Once the landlord mails the itemized deduction list and refund check, the tenant must dispute the assessment within 60 calendar days from the date of mailing, or the amount is deemed valid and final.
- Mandatory Move-In Checklist & Inspection Notice (§ 33-1321(C)): At move-in, the landlord must give the tenant a signed move-in form and written notification that the tenant may be present at the move-out inspection.
- Nonrefundable Fees Must Be Stated in Writing (§ 33-1321(B)): Any nonrefundable fee or cleaning charge must be explicitly designated as nonrefundable in a written lease; otherwise, it is legally treated as part of the refundable security deposit.
Phoenix Lease Move-Out Over Thanksgiving Holiday
A tenant in Phoenix terminates their lease, hands over keys, and demands their $1,800 deposit on Monday, November 16, 2026. Under A.R.S. § 33-1321(D), the landlord has 14 business days—skipping 6 weekend days and the Thanksgiving legal holiday on November 26, 2026. The statutory deadline lands on Monday, December 7, 2026. If the landlord withholds $1,200 without mailing the itemized list by December 7, the tenant can claim the $1,200 withheld plus $2,400 in statutory damages (2x $1,200) under § 33-1321(E) for a total of $3,600 (filed in Arizona Justice Court Civil Division if over the $3,500 Small Claims Division cap).
Arizona Security Deposit Return FAQs
Are the 14 days to return a security deposit in Arizona calendar days or business days?
Business days. Arizona Revised Statutes § 33-1321(D) explicitly specifies 'fourteen days, excluding Saturdays, Sundays or other legal holidays,' after termination of the tenancy, delivery of possession, and demand by the tenant.
How much can a tenant recover if an Arizona landlord misses the 14-business-day deadline?
Under A.R.S. § 33-1321(E), if the landlord fails to comply with the security deposit return requirements, the tenant may recover the money due together with damages equal to twice the amount wrongfully withheld (for a combined recovery of 3x the wrongfully withheld amount).
How long does a tenant in Arizona have to dispute security deposit deductions?
60 calendar days. Under A.R.S. § 33-1321(D), if the tenant does not dispute the deductions or the amount due within 60 days after the itemized list and payment are mailed by the landlord, the assessment is deemed valid and any further claim of the tenant is waived.
What is the maximum security deposit a landlord can charge in Arizona?
Under A.R.S. § 33-1321(A), a landlord cannot demand or receive security, including prepaid rent and refundable pet or cleaning deposits, in an amount exceeding one and one-half (1.5) month's rent.