Arizona Landlord Required Disclosures: What You Must Tell Tenants
Complete list of legally required disclosures Arizona landlords must provide, including bed bug information, pool safety, utility setups, and move-in check...
Legal Disclaimer
This content is for general informational and educational purposes only. It does not constitute legal advice and should not be relied upon as such. Laws change frequently — always verify current regulations and consult a licensed attorney in your jurisdiction for advice specific to your situation. Landager is a property management platform, not a law firm.Information last verified: May 2026.
Arizona law mandates a very specific set of disclosures that landlords must provide to tenants before they move in. These requirements are primarily governed by the Arizona Residential Landlord and Tenant Act (ARLTA), which became effective on August 8, 1973. Failing to provide these disclosures violates the ARLTA and can give tenants grounds to break their lease or seek damages.
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. § 33-1301 et seq.).
Required Disclosures Summary
1. Agent and Owner Identity
Under A.R.S. § 33-1322(A), landlords must disclose in writing:
- The name and address of the person authorized to manage the premises.
- The name and address of the property owner (or a person authorized to act on behalf of the owner for receiving service of process and notices).
This information must be kept current throughout the tenancy.
2. ARLTA Availability
Arizona landlords must inform tenants in writing that the Arizona Residential Landlord and Tenant Act is available on the Arizona Department of Housing's website (A.R.S. § 33-1322(B)). This disclosure is mandatory and is usually included directly within the lease agreement text.
3. Move-in Inspection Form
To protect both parties regarding the security deposit, A.R.S. § 33-1321(C) requires the landlord to furnish the tenant with a move-in inspection form. The tenant uses this form to specify any existing damages to the dwelling unit prior to taking occupancy. The law also requires landlords to give the tenant written notification that they may be present at the move-out inspection.
4. Bed Bug Information
Under A.R.S. § 33-1319, landlords must provide tenants with existing educational materials about bed bugs. This applies to single-family housing as well as multi-unit buildings. Included in the law:
- Landlords cannot rent a property to a prospective tenant if the landlord knows there is a current bed bug infestation.
- Tenants cannot knowingly move materials that are infested with bed bugs into a dwelling unit.
5. Pool Safety Notice
If the rental property has a swimming pool, Arizona law (A.R.S. § 36-1681) requires the landlord to provide a pool safety notice. This notice informs tenants about basic pool safety rules and the tenant's responsibilities, particularly regarding children and ensuring pool enclosures meet state and local safety standards.
6. Shared Utilities Disclosure
If a landlord uses a sub-metering system or a ratio utility billing system (RUBS) to allocate utility costs among multiple units, A.R.S. § 33-1314.01 mandates explicit disclosure. The lease agreement must state:
- That the tenant will be billed by the landlord for utilities.
- The specific method used to calculate the tenant's share.
- Any administrative fees the landlord charges for processing the utility bills.
7. Lead-Based Paint Disclosure (Federal)
For any property built before 1978, federal law (42 U.S.C. § 4852d) mandates that landlords:
- Disclose known lead-based paint or hazards.
- Provide the EPA-approved pamphlet: "Protect Your Family From Lead in Your Home."
- Include a lead disclosure form in the lease agreement.
8. Non-refundable Fees
Under A.R.S. § 33-1321(B), the purpose of all non-refundable fees or deposits must be stated in writing. Any fee not specifically designated as non-refundable is deemed refundable.
9. Foreclosure Disclosure
Under A.R.S. § 33-1331, if a property is in foreclosure at the start of a lease, notice must be included in the agreement. If foreclosure begins during tenancy, the landlord must notify the tenant in writing within five business days of receiving a notice of trustee's sale.
10. Signed Lease Copy
Under A.R.S. § 33-1321(C) and § 33-1322(E), landlords must provide the tenant with a signed copy of the rental agreement at the time of move-in.
Best Practices for Landlords
- Bundle into an addendum package - Keep the Bed Bug, ARLTA, and Pool Safety disclosures bundled together in a standard required addendum package that tenants sign alongside the master lease.
- Hold tenants accountable to the checklist - Provide the move-in inspection form on day one, and set a hard deadline (e.g., 5 days) for the tenant to return it signed.
- Keep digital records - Use a property management tool to keep countersigned copies of all disclosures tied to the tenant's legal file.
Sources & Official References
- Arizona Residential Landlord and Tenant Act (ARLTA)
- A.R.S. § 33-1322 - Disclosure and Tender of Written Rental Agreement
- A.R.S. § 33-1319 - Bed Bug Control; Landlord and Tenant Obligations
- A.R.S. § 36-1681 - Swimming Pool Enclosures; Safety Notice
- 42 U.S.C. § 4852d - Disclosure of Lead-Based Paint Hazards
Frequently Asked Questions
▶What disclosures must Arizona landlords provide to tenants?
Arizona landlords must provide certain disclosures to tenants before or at the time of lease signing. Common required disclosures include lead-based paint hazards (for pre-1978 buildings, a federal requirement), the identity of the landlord or property manager, and any known material defects in the property. Additional state-specific disclosures may include flood risk, mold hazards, and environmental conditions.
▶What are the Arizona landlord-tenant laws every property owner should know?
Arizona's landlord-tenant relationships are primarily governed by the Arizona Residential Landlord and Tenant Act (ARLTA). Arizona is widely considered a landlord-friendly state with straightforward eviction procedures, no statewide rent control laws, and clear guidelines for both landlords and tenants. This guide covers the essential compliance requirements for property owners and landlords.
Read the complete guide▶What is the Arizona eviction process and how long does it take?
The Arizona eviction process requires landlords to provide written notice to tenants before filing a court action. The type and length of notice depends on the reason for eviction — typically shorter for non-payment of rent and longer for lease violations or no-fault terminations. Self-help evictions (changing locks, removing belongings, shutting off utilities) are illegal in Arizona. The full court process varies but typically takes several weeks.
Read the complete guide▶What are the Arizona security deposit rules and return deadlines?
Arizona has specific rules governing how much landlords can charge for security deposits, how deposits must be held, and the deadline for returning deposits after a tenant moves out. Landlords must provide an itemized statement of any deductions made from the deposit. Failure to comply with deposit return deadlines can result in penalties and the forfeiture of the landlord's right to claim deductions.
Read the complete guide▶What are the Arizona rent increase laws and caps for landlords?
Arizona has specific rules governing when and how landlords can increase rent. During a fixed-term lease, rent generally cannot be increased unless the lease explicitly allows it. For month-to-month tenancies, landlords must provide proper written notice before an increase takes effect. Check whether Arizona has any local rent control ordinances that may impose additional caps or requirements.
Read the complete guide▶What is the grace period for late rent in Arizona?
Arizona has specific rules regarding grace periods for late rent and the amount that can be charged as a late fee. Late fee provisions must be stated in the lease agreement, and fees must be reasonable. Check Arizona state law and any applicable local ordinances for the exact grace period and late fee limits that apply to your rental property.
Read the complete guide▶What are the Arizona lease requirements for rental properties?
Arizona recognizes both written and oral leases, though written leases are strongly recommended for terms longer than one year. Lease agreements should include the rent amount, payment due date, security deposit terms, maintenance responsibilities, and rules regarding entry, pets, and subletting. Certain lease clauses that waive tenant statutory rights may be void and unenforceable under Arizona law.
Read the complete guide▶What are Arizona landlord maintenance obligations and habitability standards?
Arizona landlords must maintain rental properties in a condition that is fit for habitation and complies with applicable building, housing, and health codes. This includes maintaining structural integrity, plumbing, heating and cooling systems, electrical systems, and pest control. Tenants typically have the right to request repairs in writing, and if repairs are not made within a reasonable time, tenants may have legal remedies available.
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