Updated October 2026. Arizona law requires two inspection steps from landlords. At move-in, the landlord must give the tenant a signed copy of the lease and a move-in form for noting existing damage. The landlord must also tell the tenant in writing that they may be present at the move-out inspection (A.R.S. 33-1321(C)). After the tenancy ends, the landlord has 14 days, not counting weekends and holidays, to send an itemized list of deductions and return the rest of the deposit (A.R.S. 33-1321(D)).

Most deposit disputes come down to one question: what did the home look like on day one? A thorough inspection on both ends answers it. This guide covers the legal requirements and how to run each inspection well. It isn’t legal advice.

What Arizona law requires

At move-in

Under A.R.S. 33-1321(C), the landlord must give the tenant:

• A signed copy of the lease.
• A move-in form for specifying any existing damage to the home.
• Written notice that the tenant may be present at the move-out inspection. If the tenant asks, the landlord must tell them when the move-out inspection will happen.

Other move-in requirements usually go in the same packet. A.R.S. 33-1322 requires written disclosure of who manages the property and who can receive notices for the owner. It also requires notice that the Arizona Residential Landlord and Tenant Act is available on the Arizona Department of Housing’s website. Homes with a pool also need the state pool safety notice under A.R.S. 36-1681.

At move-out

A.R.S. 33-1321(D) gives the landlord 14 days, excluding Saturdays, Sundays and legal holidays, to provide an itemized list of deductions and refund the balance. The clock starts once the tenancy has ended, the tenant has returned possession, and the tenant has demanded the deposit. Our Arizona security deposit law guide covers deposit limits, deductions and penalties in detail.

How to run a move-in inspection

Before the tenant arrives

Finish make-ready work first, including paint, cleaning, carpet, smoke alarms and filters. Inspect a home that’s ready for the tenant, not one the vendors are still working on.

Document every room

• Take date-stamped photos and video of each room, including walls, floors, ceilings, windows, blinds, doors and closets.
• Photograph each appliance inside and out, including the oven, refrigerator, dishwasher, washer and dryer.
• Record the condition of countertops, cabinets, tubs, showers, toilets and fixtures.
• Note flooring wear, existing nail holes, carpet stains and grout condition, and use close-ups for anything that isn’t new.
• Check exterior areas, including the yard, irrigation, patio, garage, gates and pool equipment.
• Test smoke and carbon monoxide alarms, and record that they work.
• Record utility meter readings and the number of keys, remotes and gate fobs handed over.

Give the tenant time to add notes

The statute’s move-in form is meant for the tenant to note existing damage. Give them a reasonable period, such as the first few days, to walk through and add items. Then file the signed form with your photos. A tenant who notes a scratch on day two is far less likely to be blamed for it later.

How to run a move-out inspection

Notice and timing

Schedule the inspection promptly after the tenant returns possession. If the tenant asked to attend, give them the time in writing. The landlord needs two days’ notice to enter while the tenant still has possession, except in emergencies (A.R.S. 33-1343).

Compare, don’t guess

Walk the home with the move-in report and photos in hand, room by room. Photograph every item you might charge for, from the same angles as the move-in photos where possible.

Wear and tear vs. damage

Normal wear and tear comes from ordinary use over time. Think lightly worn carpet paths, minor scuffs, small nail holes from hanging pictures, and paint fading in sunny rooms. Damage goes beyond that. Examples include pet stains and odors, large holes, broken blinds, burns, missing fixtures, and a yard or pool left in poor shape when the lease made the tenant responsible. A home’s age, the length of the tenancy and the condition at move-in all matter when deciding which is which.

Build the itemized list

• List each deduction separately with a short description.
• Attach or keep invoices, receipts or bids for the work.
• Apply unpaid rent and other lease charges separately from repair costs.
• Send the list and any refund within the 14-day window, to the forwarding address the tenant provided.

When a tenant disputes a deduction

Disagreements happen even with good records. Respond in writing, share the move-in and move-out photos for the items in question, and explain how each charge was calculated. If the tenant’s point is fair, such as a scuff that shows in the move-in photos, adjust the charge and refund the difference promptly. A clear file usually settles the matter. Without one, a justice court judge has to choose between two memories. Keep the inspection reports, photos, invoices and correspondence for each tenancy in case a dispute comes up later.

Mid-lease inspections

Periodic inspections catch slow leaks, failing HVAC filters, pest problems and unauthorized occupants or pets before they turn into bigger costs. Give at least two days’ notice and schedule at reasonable times. Keep the same photo approach so you have a record of the home’s condition over the full lease.

Common inspection mistakes

• Relying on a checklist with no photos, or photos with no dates.
• Skipping the notice of the tenant’s right to attend the move-out inspection.
• Charging for wear and tear, such as full repainting after a long tenancy, when the paint was simply old.
• Missing the 14-day deadline while waiting on vendor invoices. Send the itemized list on time and use estimates where needed.

How we handle inspections

Property Plus USA performs move-in and move-out inspections as part of managing each home. Owners see reports and statements in the Rentvine owner portal. On the Property Plus plan, owners also get two interior and two drive-by HomeCare Checks a year. We manage homes across the Phoenix metro, including Mesa. See our plans and pricing or call 480-586-3700.

Frequently asked questions