Important: Homzora is a housing research publisher, not a law firm, and nothing on this page is legal advice. This article is general information about the law as published by government and court sources at the time of writing, and it may not reflect later changes or the facts of your situation. Reading it does not create an attorney and client relationship. For advice about your situation, contact a licensed attorney or a legal aid organization in your state.
In the city of Phoenix, about 260,400 of 610,400 occupied homes, or 42.7 percent, are rented, according to the U.S. Census Bureau’s 2020 to 2024 American Community Survey (Homzora Phoenix dataset, Table B25003). The median gross rent is $1,582 a month (Homzora Phoenix dataset, Table B25064). Every one of those renters is entitled to a home that meets basic standards for safety and health under Arizona law.
This guide explains what repairs a landlord in Phoenix must make, how to give notice the right way, which remedies the law allows, such as repair and deduct, rent escrow, or ending the lease, and which steps can backfire, such as withholding rent where the law does not allow it. It also lists where to report unsafe conditions.
Quick answers
- Duty: keep the home fit and habitable, with cooling where installed (A.R.S. § 33-1324).
- Ending the lease: 10 days to fix, or 5 days for health and safety (A.R.S. § 33-1361).
- Repair and deduct: up to $300 or half a month’s rent, whichever is greater (A.R.S. § 33-1363).
- Essential services: deduct the cost, sue, or move to substitute housing (A.R.S. § 33-1364).
Your landlord’s duty
An Arizona landlord must comply with health and safety codes, make all repairs needed to keep the home fit and habitable, keep common areas clean and safe, maintain electrical, plumbing, heating, ventilation, air conditioning, and appliances, and supply running water, hot water, reasonable heat, and cooling where installed (A.R.S. § 33-1324).
Your remedies
After written notice, the landlord has 10 days to fix a problem, or 5 days for health and safety issues; if not, the lease can end, and you can also seek damages (A.R.S. § 33-1361). For repairs costing up to $300 or half a month’s rent, whichever is greater, you may repair and deduct after 10 days’ written notice, using a licensed contractor and giving the landlord an itemized statement (A.R.S. § 33-1363). If water, gas, electricity, heat, or cooling is not supplied, after notice you may buy the service and deduct the cost, sue for reduced rental value, or move to substitute housing (A.R.S. § 33-1364).
Retaliation
If a landlord takes action within 6 months after you complain, retaliation is presumed (A.R.S. § 33-1381).
Reporting problems in Phoenix
In Phoenix, the Neighborhood Services Department takes code complaints at 602.534.4444 or through myPHX311 (City of Phoenix, Neighborhood Services compliance).
Free help in Phoenix
Community Legal Services provides free civil legal aid at 602.258.3434 (Community Legal Services). For other assistance, call 211 (211.org).
Fair housing
The federal Fair Housing Act prohibits discrimination in rental terms because of race, color, religion, sex, familial status, national origin, or disability (42 U.S.C. § 3604). HUD accepts complaints (HUD, File a Complaint).
How to write a repair request
A clear written request is the foundation of every remedy in this guide. Date it, describe the problem and where it is, say when it started, attach photos, and ask for a repair by a specific reasonable date. Keep a copy and proof of delivery.
Date: 2026. To: [landlord or manager]. Re: Repairs needed at [address, unit]. I am writing to request repair of the following: [describe each problem, its location, and when it began]. Photos are attached. This affects [heat, water, safety, or use of the unit]. Please make the repairs by 2026 and let me know when you will need access. Sincerely, [name, phone].
Emergency or routine?
Problems such as no heat in cold weather, no water, a gas smell, sparking wiring, sewage backups, or a broken exterior lock are emergencies that usually carry shorter deadlines and may justify calling the city right away, or 911 if anyone is in danger. A dripping faucet or a worn carpet is routine. Label your request clearly so the landlord knows which kind it is, and follow up in writing if the problem worsens.
Mistakes to avoid
- Only calling. A phone call rarely proves notice; follow up in writing.
- Stopping rent without following the rules. Unlawful withholding can lead to an eviction.
- Making repairs yourself without checking the limits. Many states cap repair and deduct or require a licensed contractor.
- Refusing access. Let the landlord in at reasonable times with proper notice to make the repair.
- Throwing away damaged property. Photograph it first; it may be evidence.
Document the problem
- Take dated photos and video when the problem starts and as it changes.
- Keep a log of every contact with the landlord, including dates and names.
- Save receipts for anything you spend because of the problem, such as space heaters, hotel stays, or spoiled food.
- Keep copies of inspection reports and notices from the city.
- Note any health effects and any days you could not use part of the home.
Mold, pests, and leaks
Moisture problems tend to spread, so report leaks and visible mold quickly and in writing. Keep the area ventilated, avoid covering mold with paint, and ask the landlord how the source of the moisture will be fixed rather than only the visible damage. For pests, ask what treatment will be used and when, and follow any preparation instructions so the treatment works.
When conditions make you want to move
If the landlord will not make serious repairs, moving out may feel like the only option, but leaving without following your state’s rules can leave you owing rent. Use the notice procedure described above, keep copies, and get advice before you move. If you do leave, photograph the unit, return the keys, and give a forwarding address in writing.
Renter’s insurance
A landlord’s insurance generally covers the building, not your belongings. If a leak, fire, or break in damages your property, renter’s insurance may cover it regardless of whose fault it was. Review your policy for water damage and mold exclusions, and report losses promptly with photos and receipts.
Working with a code inspector
A city or county inspection creates an independent record of the problem. Be home for the visit if you can, point out every issue, and ask the inspector how the landlord will be notified and when a reinspection will happen. Ask for a copy of the report or the case number, and keep it with your repair records. If the landlord fixes only part of the problem, tell the inspector before the reinspection.
Repairs and your security deposit
Problems that you reported and the landlord did not fix should not be charged to you when you move out. Keep your written repair requests and photos until your deposit is fully returned, and point to them if the landlord tries to deduct for the same damage.
Accessibility changes
The federal Fair Housing Act makes it unlawful to refuse to let a tenant with a disability make reasonable modifications needed to fully use the home, at the tenant’s expense, and to refuse reasonable accommodations in rules and policies (42 U.S.C. § 3604). Put the request in writing and explain what change is needed.
Following up when nothing happens
- Send a second written request that refers to the first one and its date.
- Ask for a specific date when the repair will be made.
- Contact the local code enforcement office and request an inspection.
- Call a legal aid office or tenant hotline before using any remedy that involves rent.
- Keep living in the home and paying rent as the law requires while you follow these steps.
Questions to ask before your next lease
- How do I submit maintenance requests, and how quickly are they usually handled?
- Who handles emergencies after hours, and what is the phone number?
- Which appliances does the landlord maintain?
- Has the property had recent code violations or pest treatments?
- Who is responsible for routine items such as smoke detector batteries and air filters?
Build your evidence file
Landlord and tenant disputes are usually decided by documents. Keep these together from the day you sign:
- The signed lease, every addendum, and every renewal.
- Receipts or bank records for the deposit and each rent payment.
- Dated photos and video of every room at move in and move out.
- Copies of every repair request and the landlord’s replies.
- Every notice you send or receive, with proof of delivery.
Keep copies somewhere other than your phone, such as an email to yourself, so they survive a lost device.
Frequently asked questions
Is air conditioning required in Phoenix?
Where cooling is installed, the landlord must supply it (A.R.S. § 33-1324).
Can I repair and deduct?
Up to $300 or half a month’s rent, whichever is greater (A.R.S. § 33-1363).
How long does my landlord have?
10 days, or 5 days for health and safety (A.R.S. § 33-1361).
Legal notice
Homzora is not a law firm and does not provide legal advice. Laws, court rules, and local programs change, and how they apply depends on your facts. Before you act on anything in this article, confirm the current rules with the court, a licensed attorney, or a legal aid organization.
Sources
- Homzora Phoenix dataset, Table B25003
- Homzora Phoenix dataset, Table B25064
- A.R.S. § 33-1324
- A.R.S. § 33-1361
- A.R.S. § 33-1363
- A.R.S. § 33-1364
- A.R.S. § 33-1381
- City of Phoenix, Neighborhood Services compliance
- Community Legal Services
- 211.org
- 42 U.S.C. § 3604
- HUD, File a Complaint