Arizona Rent Increase Rules: What Landlords Need to Know

Arizona is one of the most landlord-friendly states in the country when it comes to rent increases. Originally enacted in 1973, the Arizona Residential Landlord and Tenant Act (ARLTA) ensures that there are no statewide rent control laws, and state law specifically prohibits local governments from enacting their own rent control ordinances. This guide covers what landlords need to know about raising rent legally under the ARLTA.

Official Law Citation: The rules and regulations outlined on this page are strictly configured under the official Arizona Residential Landlord and Tenant Act (A.R.S. Title 33, Chapter 10)Preview unavailable and A.R.S. § 33-1329Preview unavailable.

Rent Increase Rules Overview

No Rent Control in Arizona

Arizona has no statewide rent control legislation. Landlords may raise the rent by any dollar amount or percentage they choose, provided they:

1. Follow proper notice requirements
2. Do not increase rent for discriminatory or retaliatory reasons
3. Comply with the terms of the existing written lease agreement

Arizona law preempts cities and counties from enacting local rent control (A.R.S. § 33-1329). Individual municipalities like Phoenix, Tucson, or Scottsdale cannot impose their own rent caps.

Notice Requirements by Lease Type

The timing of a rent increase depends entirely on the type of tenancy.

Month-to-Month Leases

• Landlords must provide at least 30 days' written notice before a rent increase takes effect (A.R.S. § 33-1375(B)).
• The notice should clearly state the new rent amount and the effective date.
• The 30 days must be given prior to the rental due date. For instance, notice given on May 15th for a June 1st increase is invalid; the increase could not take effect until July 1st.

Week-to-Week Leases

• Landlords must provide at least 10 days' written notice before raising the rent (A.R.S. § 33-1375(A)).

Fixed-Term Leases

• Rent cannot be increased during the lease term unless the lease agreement explicitly contains an escalation clause.
• Typically, landlords increase rent upon lease renewal, requiring a new lease agreement to be signed by both parties.

January 2025 Tax Change: Elimination of TPT

A major legislative change affecting Arizona landlords took effect on January 1, 2025.

Previously, Arizona cities levied a local Transaction Privilege Tax (TPT) on residential rental income, which landlords systematically passed on to tenants as an added rent charge.

As of 2025, the state eliminated the residential rental TPT for long-term rentals (stays of 30 days or more). Landlords are legally prohibited from passing a "rental tax" on to long-term tenants in cities that previously assessed the tax. Landlords must ensure their leases and rent charges are updated to remove this specific line item.

(Note: Short-term rentals, like Airbnb stays under 30 days, are still subject to TPT.)

Prohibited Rent Increases

While landlords have broad authority to raise rent, two types of increases remain strictly illegal:

Discriminatory Increases

Under the Federal Fair Housing Act, landlords cannot raise rent based on a tenant's race, color, national origin, religion, sex, familial status, or disability. If a landlord raises the rent for a single mother but not for a childless couple in an identical unit, they could face federal discrimination charges.

Retaliatory Increases

Under A.R.S. § 33-1381, a landlord cannot increase rent in retaliation for a tenant:

• Complaining to a government agency about building code or health violations.
• Complaining to the landlord about a violation of A.R.S. § 33-1324 (failure to maintain habitable premises).
• Organizing or becoming a member of a tenants' union.

If a rent increase occurs shortly after such actions, courts may presume it is retaliatory, placing the legal burden on the landlord to prove they had a legitimate business reason for the increase.

Best Practices for Landlords

1. Always provide written notice - Verbal notice of a rent increase is legally insufficient in Arizona.
2. Be transparent about reasoning - While not required, explaining the reason for a large increase (rising property taxes, insurance, inflation) frequently reduces tenant pushback.
3. Research comparable market rates - Ensure your increase is competitive with comparable properties in your specific neighborhood to avoid high turnover.
4. Time increases strategically - Set a policy to evaluate and institute rent increases annually at lease renewal, rather than randomly throughout a tenancy.
5. Update your leases for 2025 - Ensure your 2025 leases no longer charge the local residential TPT to long-term tenants.

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