Landlord Move-In / Move-Out Condition Checklist — Arizona

LANDLORD MOVE-IN / MOVE-OUT CONDITION CHECKLIST — ARIZONA

A.R.S. § 33-1321 COMPLIANT

This checklist documents the condition of the rental premises at the commencement and termination of a residential tenancy. Arizona law limits security deposits to one and one-half months' rent, requires return within 14 business days, and grants the tenant the right to be present at the move-out inspection.

SECTION 1 — PROPERTY AND TENANCY INFORMATION

Arizona Deposit Limit (A.R.S. § 33-1321(A)): The total security deposit may not exceed one and one-half months' rent. This limit does not apply to nonrefundable fees (which must be identified as nonrefundable in the lease agreement under A.R.S. § 33-1321(B)).

Nonrefundable Fee Disclosure: Under A.R.S. § 33-1321(B), the purpose of any nonrefundable fee must be stated in writing in the rental agreement. If not designated as nonrefundable, the fee is refundable.

SECTION 2 — CONDITION RATING SYSTEM

SECTION 3 — MOVE-IN INSPECTION

Move-In Inspection Date: [__/__/____]
Move-In Inspection Time: [____:____] ☐ AM ☐ PM
Inspection Conducted By: [________________________________]
Tenant Present: ☐ Yes ☐ No

3.1 — LIVING ROOM / ENTRY

3.2 — KITCHEN

3.3 — BATHROOM(S)

Bathroom Location: [________________________________]

(Copy this section for each additional bathroom.)

3.4 — BEDROOM(S)

Bedroom Number: [________________________________]

(Copy this section for each additional bedroom.)

3.5 — DINING AREA / HALLWAYS

3.6 — LAUNDRY AREA

3.7 — GARAGE / CARPORT / PARKING

3.8 — EXTERIOR / PATIO / YARD

3.9 — SAFETY DEVICES

Arizona requires smoke detectors in accordance with the adopted building codes. Carbon monoxide detectors are not universally required by state statute but may be required under local ordinances.

3.10 — PLUMBING / HVAC / ELECTRICAL

SECTION 4 — UTILITY METER READINGS AT MOVE-IN

SECTION 5 — KEYS AND ACCESS DEVICES AT MOVE-IN

SECTION 6 — PHOTO / VIDEO DOCUMENTATION LOG (MOVE-IN)

Total photographs: [____] | Video recorded: ☐ Yes ☐ No
Digital files stored at: [________________________________]

SECTION 7 — MOVE-IN AGREED REPAIRS

SECTION 8 — MOVE-IN SIGNATURES

Tenant Signature: __________________________________________ Date: [__/__/____]

Tenant Printed Name: [________________________________]

Tenant Signature (2): __________________________________________ Date: [__/__/____]

Tenant Printed Name: [________________________________]

Landlord / Agent Signature: __________________________________________ Date: [__/__/____]

Printed Name / Title: [________________________________]

SECTION 9 — MOVE-OUT INSPECTION

Tenant's Right to Be Present (A.R.S. § 33-1321(E))

Arizona law provides the tenant the right to be present at the move-out inspection. The landlord must notify the tenant in writing of the date and time of the inspection so the tenant can be present. Exception: If the tenant is being evicted for a material and irreparable breach and the landlord has reasonable cause to fear violence or intimidation, the landlord is not obligated to conduct a joint inspection.

☐ Written notice of move-out inspection date/time provided to tenant on [__/__/____]
☐ Tenant elected to be present: ☐ Yes ☐ No ☐ Did not respond

Move-Out Inspection Date: [__/__/____]
Move-Out Inspection Time: [____:____] ☐ AM ☐ PM
Inspection Conducted By: [________________________________]
Tenant Present: ☐ Yes ☐ No

Tenant Forwarding Address:
[________________________________]
[________________________________]

Move-Out Condition Assessment

Utility Meter Readings at Move-Out

Keys and Access Devices Returned

Unreturned key / device replacement cost: $ [________________________________]

Move-Out Photo / Video Documentation

Total photographs: [____] | Video recorded: ☐ Yes ☐ No

SECTION 10 — SECURITY DEPOSIT ACCOUNTING (14 BUSINESS DAYS)

DEADLINE — A.R.S. § 33-1321(D): The landlord must provide the tenant an itemized list of all deductions together with the amount due within 14 business days (excluding Saturdays, Sundays, and legal holidays) after termination of the tenancy, delivery of possession, and demand by the tenant.

Date tenant vacated and delivered possession: [__/__/____]
Date tenant demanded deposit return: [__/__/____]
14-business-day deadline: [__/__/____]

Itemized statement mailed on: [__/__/____]
Refund check mailed on: [__/__/____]
Delivery method: ☐ First-class mail ☐ Certified mail ☐ Personal delivery

SECTION 11 — MOVE-OUT SIGNATURES

Tenant Signature: __________________________________________ Date: [__/__/____]

Tenant Printed Name: [________________________________]

Tenant Signature (2): __________________________________________ Date: [__/__/____]

Tenant Printed Name: [________________________________]

Landlord / Agent Signature: __________________________________________ Date: [__/__/____]

Printed Name / Title: [________________________________]

SECTION 12 — ARIZONA COMPLIANCE SUMMARY

Security Deposit Key Rules

• Maximum deposit: 1.5 months' rent (A.R.S. § 33-1321(A))
• Nonrefundable fees: Must be designated as nonrefundable in writing in the rental agreement; purpose must be stated (§ 33-1321(B))
• Return deadline: 14 business days (excluding Saturdays, Sundays, legal holidays) after termination, delivery of possession, and tenant demand (§ 33-1321(D))
• Itemization required: Landlord must provide an itemized list of all deductions with the refund
• Tenant presence at inspection: Tenant has the right to be present at the move-out inspection; landlord must provide written notice of the inspection date and time (§ 33-1321(E))

Penalties for Non-Compliance (A.R.S. § 33-1321(D))

If the landlord fails to comply with the return and itemization requirements, the tenant may recover:

• The property and money wrongfully withheld, plus
• Twice the amount wrongfully withheld as damages

Normal Wear and Tear

Arizona does not provide a statutory definition of "normal wear and tear." Courts generally distinguish between deterioration from ordinary use (not chargeable) and damage from negligence, carelessness, accident, or abuse (chargeable). Examples of normal wear: minor scuffs on walls, slight carpet wear in traffic areas, faded paint, minor scratches. Examples of damage beyond normal wear: large holes in walls, pet stains, broken fixtures, burn marks, unauthorized modifications.

Permissible Deductions

Under A.R.S. § 33-1321(D), the landlord may deduct for:

• All rent accrued and unpaid through the date of termination
• Damages to the premises beyond reasonable wear and tear
• Unpaid utility charges owed by the tenant
• Reasonable cleaning costs to restore the unit to the condition at move-in (less normal wear)

Pool Maintenance (Arizona-Specific)

If the rental property includes a private swimming pool, the lease should clearly specify responsibility for pool maintenance, chemical treatments, and equipment upkeep. Document the condition of the pool, pool pump, filter, and any pool heater at move-in and move-out.

Evaporative Cooler Maintenance

In many Arizona properties, evaporative coolers (swamp coolers) are common in addition to or in place of central A/C. Document the condition of the cooler, pads, and water connections. Maintenance responsibilities should be clearly stated in the lease.

Bed Bug Disclosure (A.R.S. § 33-1319)

Arizona landlords must provide written disclosure if the landlord knows of a bed bug infestation in the dwelling unit or in any adjacent dwelling unit. Document any known bed bug history at move-in.

SECTION 13 — RECORD RETENTION

Retain this completed checklist, all photographs, video recordings, receipts, invoices, and correspondence for at least six years after the tenancy ends (consistent with the general contract statute of limitations under A.R.S. § 12-548).

☐ Move-in checklist filed
☐ Move-in photographs/video archived
☐ Move-out inspection notice filed
☐ Move-out checklist filed
☐ Move-out photographs/video archived
☐ Security deposit accounting filed
☐ Tenant forwarding address on file

This template is provided for informational purposes only and does not constitute legal advice. Arizona landlord-tenant law imposes specific deposit limits, return deadlines, and tenant inspection rights. Consult a qualified Arizona attorney before relying on this document.