Arizona Move-Out Damages & Deposit Disputes

Move-out disputes typically center on what the landlord deducts from the Security deposit and whether those deductions are legitimate under Arizona law §33-1321.

The key distinction in almost every deposit dispute:

• Normal wear and tear: Minor scuffs on walls, carpet wear in high-traffic areas, small nail holes, fading from sunlight, minor door or cabinet wear. These cannot be deducted.
• Damage beyond normal wear: Large holes in walls, stained or burned carpets, broken fixtures, missing appliances, pet damage, unauthorized modifications. These can be deducted.

Within 14 days, excluding Saturdays, Sundays and legal holidays, after termination of the tenancy, delivery of possession and the tenant's demand, the landlord must provide an itemized list of all deductions together with any amount due to the tenant. §33-1321.

The itemization must list each deduction with a specific reason and amount.

If you believe deductions are unfair:

• Compare the deduction list to your move-in and move-out documentation
• Send a written demand letter to the landlord explaining which deductions you dispute and why
• If the landlord does not respond or refuses to refund, you can file a claim in small claims court
• Penalty for wrongful withholding: 2x wrongfully withheld amount