Residential Lease Agreement (Arizona — ARLTA-Gated)

RESIDENTIAL LEASE AGREEMENT

Arizona — ARLTA-Gated Drafting Form

Date of Lease: [__/__/____]

Premises: [STREET, UNIT, CITY, COUNTY, AZ ZIP]

DO NOT SIGN UNTIL THE LEASE PROFILE IS COMPLETE

The Parties confirm:

☐ Schedule A identifies the owner, landlord, property manager, statutory agent, notice addresses, local jurisdiction, property type, and any excluded or special housing program.

☐ Schedule B states all rent, fee, utility, deposit, concession, and payment terms in one place.

☐ Schedule C contains the premises, occupancy, pet or assistance-animal, parking, amenity, maintenance, and rule terms.

☐ Schedule D contains move-in, bedbug, access, notice, insurance, and required disclosure records.

☐ Schedule E contains the correct Arizona breach-notice and periodic-termination calendar without shortening tenant rights.

☐ Current federal, state, municipal, subsidized-housing, and property-specific disclosures have been attached.

1. PARTIES AND PREMISES

1.1 Landlord

[FULL LEGAL NAME AND ENTITY / INDIVIDUAL STATUS] (“Landlord”)

1.2 Tenant

[FULL LEGAL NAME OF EACH ADULT TENANT] (collectively, “Tenant”)

1.3 Property Manager and Notices

The person authorized to manage the Premises and the owner or person authorized to receive service, notices, and demands shall be identified in Schedule A with physical addresses and approved electronic routes.

1.4 Premises and Included Areas

Landlord rents to Tenant the dwelling unit and only the storage, parking, yard, appliances, furnishings, and amenities listed in Schedule C.

1.5 Occupants

Authorized occupants who are not Tenant signatories are: [NAMES / AGES IF APPROPRIATE]. Occupancy standards and any change process must be lawful and stated in Schedule C.

2. TERM AND POSSESSION

2.1 Term

☐ Fixed term from [DATE / TIME] through [DATE / TIME].

☐ Month-to-month beginning [DATE].

☐ Week-to-week beginning [DATE].

2.2 Possession

Landlord shall deliver possession on [DATE] subject to the move-in condition and key process in Schedule D. If possession is not available, the Parties shall follow the remedy and notice route supplied by Arizona counsel; this Agreement does not invent one.

2.3 Renewal and Holdover

No automatic rent increase or renewal applies unless Schedule B states the complete term and notice process. A month-to-month tenancy may be terminated only by written notice given at least 30 days before the periodic rental date specified in the notice under A.R.S. § 33-1375(B).

3. RENT, FEES, UTILITIES, AND PAYMENTS

3.1 Periodic Rent

Tenant shall pay $[____] per [MONTH / WEEK], due on [DATE / DAY] at [PAYMENT PLACE / PLATFORM].

3.2 Proration

First-period rent is $[____] for [DATES]. The calculation is [FORMULA].

3.3 Fees and Charges

Only charges listed in Schedule B apply. Each entry must state the amount or formula, triggering event, refundable or nonrefundable status, due date, and whether it is treated as rent for any purpose after counsel review.

3.4 Late Fee

The written late fee is $[____] after [TRIGGER]. Under A.R.S. § 33-1368(B), reinstatement before a special detainer filing includes a reasonable late fee set forth in a written rental agreement. This clause does not declare the selected amount reasonable.

3.5 Payment Application

Payments shall be applied according to the itemized method in Schedule B after counsel reviews the effect on cure, waiver, partial payment, and possession proceedings. Fees are not placed before rent by default.

3.6 Utilities

Schedule B shall allocate each utility, meter, billing method, ratio or allocation formula, service start, shared charge, administrative fee, interruption response, and final bill.

3.7 Concessions

Any concession and recapture condition must be stated in Schedule B. No concession recapture may function as an undisclosed penalty or unlawful waiver.

4. SECURITY, PREPAID RENT, AND MOVE-IN RECORD

4.1 Amounts

A.R.S. § 33-1321(A) bars Landlord from demanding or receiving security, however denominated and including prepaid rent, above one and one-half months’ rent, while not prohibiting Tenant from voluntarily paying more rent in advance.

4.2 Nonrefundable Items

The purpose of every nonrefundable fee or deposit must be stated in writing. An item not designated nonrefundable is refundable under A.R.S. § 33-1321(B).

4.3 Move-In Package

At move-in, Landlord shall furnish:

☐ a signed copy of this Lease;

☐ the Schedule D move-in form for existing damage; and

☐ written notice that Tenant may be present at the move-out inspection.

Tenant may request notice of when the move-out inspection will occur, subject to the statutory safety exception.

4.4 Deductions and Return

After termination, delivery of possession, and Tenant’s demand, Landlord shall follow A.R.S. § 33-1321(D): apply only permitted amounts, mitigate where required, and provide the itemized deductions and amount due within 14 days excluding Saturdays, Sundays, and legal holidays. Unless Tenant makes other written arrangements, Landlord shall mail them by first-class mail to Tenant’s last known residence.

4.5 Tenant Dispute Period

Section 33-1321(D) states that if Tenant does not dispute the deductions or amount due within 60 days after the prescribed mailing, the stated amount becomes valid and final and further tenant claims are waived. Landlord should preserve proof of the mailing date and contents.

5. USE, OCCUPANCY, AND RULES

5.1 Residential Use

The Premises shall be used as a private residence by authorized occupants. Any home-business, short-term-rental, lodging, commercial, or regulated use requires prior written approval and legal review.

5.2 Conduct

Tenant and occupants shall comply with lawful, disclosed rules in Schedule C and shall not materially disturb neighbors, damage property, obstruct access, or engage in unlawful conduct.

5.3 Guests

Schedule C shall state objective guest rules and a process to add an occupant. A guest rule shall not be applied to evade fair-housing, caregiver, custody, emergency, or other protected rights.

5.4 Pets and Assistance Animals

Pets are permitted only as stated in Schedule C. Assistance-animal requests and related charges, deposits, and rules require a separate fair-housing process and are not treated as ordinary pet terms by this form.

5.5 Smoking and Other Property Rules

Schedule C shall state the precise areas and conduct affected. Rules may be changed only through the notice and agreement process permitted for the tenancy.

6. CONDITION, MAINTENANCE, AND REPAIRS

6.1 Landlord Duties

Landlord shall perform the duties in A.R.S. § 33-1324, including applicable health-and-safety code compliance, necessary repairs to keep the Premises fit and habitable, common-area care, supplied-facility maintenance, waste receptacles and removal, and required water, hot water, heat, and installed cooling.

6.2 Tenant Duties

Schedule C shall state cleanliness, waste, appliance, plumbing, damage, notice, access, and other lawful tenant duties after counsel checks them against current ARLTA.

6.3 Maintenance Allocation

No Schedule C term transfers a Landlord duty unless it satisfies the applicable single-family or other-dwelling requirements in A.R.S. § 33-1324(C) or (D), including the separate-writing, good-faith, adequate-consideration, health-and-safety, and other statutory conditions.

6.4 Requests

Tenant shall report a maintenance issue through [METHOD / CONTACT], describing the location, condition, urgency, access constraints, and known safety issue. Emergency reporting details are in Schedule D.

6.5 Remedies

This Lease does not summarize or limit statutory repair, essential-service, damages, termination, injunction, or other remedies. Each Party shall use the current notice and remedy route applicable to the facts.

7. ACCESS

7.1 Permitted Purposes

Tenant shall not unreasonably withhold consent for the purposes listed in A.R.S. § 33-1343(A), including inspection, necessary or agreed work or services, and showing the Premises to the listed persons.

7.2 Notice and Timing

Except in emergency or when impracticable, Landlord shall give at least two days’ notice of intent to enter and enter only at reasonable times. Landlord shall not abuse access or use it to harass Tenant.

7.3 Service Request Permission

When Tenant submits a service or maintenance request as described in § 33-1343(B), that request constitutes permission for entry for the sole purpose of acting on the request and waives a separate or additional access notice otherwise required by subsection D.

7.4 Emergency and Other Access

Landlord may enter without consent in an emergency. Other access requires the authority stated in § 33-1343(E); this Lease does not create a broader entry right.

8. BEDBUG MATERIALS

8.1 Applicability

☐ A.R.S. § 33-1319 applies; the required educational materials are attached.

☐ The Premises is a single-family residence and subsection D excludes Landlord and Tenant from § 33-1319; counsel has reviewed any other applicable duty.

8.2 Landlord

When § 33-1319 applies, Landlord shall provide educational materials to existing and new tenants and shall not lease a dwelling Landlord knows has a current bedbug infestation.

8.3 Tenant

When the section applies, Tenant shall not knowingly move infested materials into the unit and shall provide written or electronic notice after learning of bedbugs.

8.4 No Invented Cost Formula

This Lease does not create a percentage split, automatic causation presumption, blanket treatment charge, or remedy beyond a separately reviewed agreement and applicable law.

9. INSURANCE, PROPERTY, AND LIABILITY

9.1 Renter’s Insurance

☐ Not required.

☐ Required under Schedule D, which must state liability and personal-property coverages, limits, proof, lapse process, additional-interest status, and lawful accommodation or exception handling.

9.2 Personal Property

Tenant is responsible for deciding whether to insure personal property. This clause does not release Landlord from liability arising under law.

9.3 Prohibited Exculpation and Indemnity

No term requires Tenant to exculpate or limit Landlord’s liability arising under law or indemnify Landlord for that liability or connected costs. A.R.S. § 33-1315(A)(3).

9.4 Damage Responsibility

The Parties remain responsible for damage or loss under the facts, Lease, and applicable law. Schedule C may state factual reporting and repair processes but does not predetermine negligence or legal causation.

10. BREACH, NOTICE, AND TERMINATION

10.1 No Self-Executing Eviction

Landlord must use the current written notice and court process applicable to the breach. This Lease does not authorize lockout, utility cutoff, property removal, or possession without legal process.

10.2 Material Lease Noncompliance

Under A.R.S. § 33-1368(A), a notice for material lease noncompliance generally must specify the acts and omissions and a termination date at least 10 calendar days after receipt if the breach is not remedied within 10 days, subject to the section’s classifications and exceptions.

10.3 Health-and-Safety Noncompliance

The same subsection supplies a separate five-calendar-day notice and cure route for tenant noncompliance with the cited tenant-duty section that materially affects health and safety, and separate treatment for repeat, noncurable, and material-and-irreparable breaches.

10.4 Nonpayment

If rent is unpaid when due, A.R.S. § 33-1368(B) uses a five-calendar-day written notice of nonpayment and intent to terminate if rent is not paid within that period before the landlord may file the specified possession action.

10.5 Periodic Termination

Week-to-week and month-to-month termination notices must follow A.R.S. § 33-1375. For month-to-month tenancy, the notice must be given at least 30 days before the periodic rental date stated in the notice—not merely 30 days before any selected move-out date.

10.6 Holdover

No automatic holdover rent premium applies unless Schedule B states a lawful agreed amount. Possession and damages for holdover remain subject to § 33-1375(C) and the required procedure.

11. DISPUTES, FEES, AND GENERAL TERMS

11.1 Governing Law

Arizona law governs, subject to federal, local, housing-program, and mandatory-law overlays identified in Schedule A.

11.2 Court and Procedure

No statewide “housing court,” exclusive forum, arbitration clause, jury waiver, or injunctive shortcut is created. A proceeding must use the court, venue, service, and procedure applicable to the actual claim.

11.3 Attorney Fees

Select only after counsel review under A.R.S. § 33-1315(A)(2):

☐ No contractual fee provision; fees remain as otherwise authorized.

☐ In court action, reasonable attorney fees may be awarded to the prevailing party, subject to applicable law and court determination.

11.4 No Waiver of ARLTA Rights

Tenant does not waive or forego rights or remedies under ARLTA. A prohibited provision is not made valid by another disclaimer.

11.5 Notices

Schedule D shall state routine contract-notice methods. A routine method does not replace a statutory notice’s content, timing, service, or proof requirement.

11.6 Amendments and Rules

An amendment must use a signed or otherwise valid process and may not waive nonwaivable rights. Rules must be lawful, disclosed, and applied consistently.

11.7 Assignment and Management Changes

Schedule A shall state assignment, subletting, manager, and ownership-change processes after counsel review. Tenant shall receive updated management and notice information when required.

11.8 Electronic Process

Schedule D shall record consent, attribution, authentication, delivery, retention, and final-version control. Electronic signatures or copies are not deemed handwritten originals by boilerplate alone.

11.9 Severability

If a term cannot be applied, the remainder is considered under applicable law. Severability does not authorize expanding fees, charges, entry, possession, waiver, or liability limits.

12. SIGNATURES

LANDLORD / AUTHORIZED AGENT

Signature: ____________________________________

Name / Capacity: [____]

Date: [__/__/____]

TENANT

Signature: ____________________________________

Name: [____]

Date: [__/__/____]

ADDITIONAL TENANT

Signature: ____________________________________

Name: [____]

Date: [__/__/____]

SCHEDULE A — PROPERTY, OWNER, MANAGER, AND LEGAL PROFILE

SCHEDULE B — MONEY TERMS

SCHEDULE C — PREMISES, OCCUPANCY, AND MAINTENANCE

SCHEDULE D — MOVE-IN, DISCLOSURE, ACCESS, INSURANCE, AND NOTICES

☐ Signed Lease copy delivered

☐ Move-in damage form delivered

☐ Move-out inspection notice delivered

☐ Bedbug materials delivered / single-family exclusion reviewed

☐ Federal lead disclosure attached if applicable

☐ Owner / manager / service information delivered

☐ Renter’s insurance selection completed

☐ Access contacts and service-request permission explained

☐ Routine notice methods and addresses completed

☐ Electronic-signature and record process completed

SCHEDULE E — NOTICE AND TERMINATION CALENDAR

Current-law verification note: the seven official Arizona Legislature section pages above were fetched directly on August 16, 2026 while honoring the site’s 120-second crawl delay. Each page was generated by the Arizona Legislative Council with a September 20, 2025 creation date. Amendment screening found 2025-2026 proposals but no later enacted change to the operative text used here; notably, 2026 H.B. 2244’s latest indexed action was “DP,” not gubernatorial approval.