Property Management FAQ

Property Plus USA is an Arizona property management company that manages single-family rental homes in the Phoenix metro and Pinal County. We handle rental pricing, marketing, tenant screening, leasing, online rent collection, maintenance coordination, inspections and owner statements. We manage hundreds of homes across the Phoenix metro.

Yes. Property Plus USA is also known as AZ Property Experts, and both names refer to the same Arizona property management company. You reach the same team at 480-586-3700 or admin@propertyplususa.com.

Kirsten Shafer is the Designated Broker for Property Plus USA. She holds Arizona real estate broker license BR535992000. In Arizona, property management for others is real estate activity that must be done under a licensed broker.

The Property Plus USA office is at 2700 S. Gilbert Rd., Suite 5, Chandler, AZ 85286. You can call 480-586-3700 or email admin@propertyplususa.com before you visit.

The Property Plus USA office is open Monday through Friday, 9 a.m. to 5 p.m. Emergency maintenance is handled 24/7, so residents can report urgent issues such as a water leak or a failed air conditioner at any hour.

Property Plus USA serves 31 cities and communities across the Phoenix metro and Pinal County. They are Phoenix, Mesa, Chandler, Gilbert, Scottsdale, Tempe, Glendale, Peoria, Avondale, Goodyear, Paradise Valley, Queen Creek, San Tan Valley, Buckeye, Surprise, Litchfield Park, El Mirage, Tolleson, Laveen, Sun City, Apache Junction, Gold Canyon, Fountain Hills, Cave Creek, Anthem, Ahwatukee, Maricopa, Casa Grande, Florence, Coolidge and Eloy. If your home is nearby but not listed, call us and ask.

Property Plus USA focuses on single-family residential homes. That focus shapes our pricing, marketing and maintenance processes, which are built around detached houses and their owners. If you own a different property type, call us to talk it through.

Call Property Plus USA at 480-586-3700, email admin@propertyplususa.com, or use the form on our contact page. Office hours are Monday through Friday, 9 to 5, with 24/7 emergency maintenance response for residents.

Yes. Property Plus USA owners use the Rentvine owner portal to view statements and account activity for their homes. You receive monthly and year-end statements, and owner payments are made by ACH direct deposit.

Residents use the Rentvine resident portal at propertyplususa.rentvine.com/portals/resident/ to pay rent online and submit maintenance requests. For emergencies such as flooding or no cooling in summer, residents can reach our 24/7 emergency maintenance response.

Property Plus USA concentrates on single-family homes and offers three plans, so owners can choose a $75 flat fee, an 8% plan or a 10% plan with landlord protection. Every plan has the same $500 leasing fee, and the Property Plus plan adds up to $50,000 of landlord protection when we place the tenant. Our Designated Broker, Kirsten Shafer, oversees the company from our Chandler office.

Yes. Property Plus USA provides a free rental analysis that estimates what your home could rent for. Request one through our contact page or call 480-586-3700.

At Property Plus USA, property management costs $75 a month flat, 8% of monthly rent or 10% of monthly rent, depending on the plan you choose. Every plan also has a $500 leasing fee when a tenant is placed. Other Phoenix-area managers set their own fees, so compare the monthly fee, leasing fee and add-on fees together.

The Basic plan from Property Plus USA is $75 a month flat, with a $500 leasing fee, $199 file setup, $199 lease renewal and $200 realtor commission. It includes a 6-month lease guarantee. Basic suits owners who want a fixed monthly fee regardless of rent.

The Traditional plan is 8% of monthly rent with an $89 minimum, plus the $500 leasing fee. There is no marketing fee, no realtor commission and no file setup fee, lease renewal is $150, and it includes a 6-month lease guarantee.

The Property Plus plan is 10% of monthly rent with a $125 minimum, plus the $500 leasing fee. It has no marketing, renewal or file setup fees. It adds landlord protection up to $50,000 when Property Plus USA places the tenant, plus 2 interior and 2 drive-by HomeCare Checks per year.

The leasing fee at Property Plus USA is $500 on every plan. It is charged when a tenant is placed in your home. Renewals of an existing tenant are billed as renewal fees, not as a new leasing fee.

On a home renting for $2,000 a month, the Property Plus USA monthly fee is $75 on Basic, $160 on Traditional (8% of $2,000) and $200 on Property Plus (10% of $2,000). Over 12 months, that is $900, $1,920 and $2,400. The $500 leasing fee and any plan-specific fees are separate.

With one new tenant placed at $2,000 rent, the first year at Property Plus USA comes to $1,799 on Basic ($900 + $500 leasing + $199 file setup + $200 realtor commission), $2,420 on Traditional ($1,920 + $500 leasing) and $2,900 on Property Plus ($2,400 + $500 leasing). Repairs, HOA dues and other property expenses are not included in these figures.

The minimums apply only on lower rents: the Traditional plan’s $89 minimum applies when 8% of rent is less than $89, which is rent under $1,112.50. The Property Plus plan’s $125 minimum applies when rent is under $1,250. At $2,000 rent, neither minimum applies.

Lease renewal is $199 on Basic, $150 on Traditional and $0 on Property Plus. The file setup fee is $199 on Basic, and there is no file setup fee on Traditional or Property Plus. Property Plus USA lists these fees on its pricing page so you can compare plans before you sign.

The $200 realtor commission is a Basic plan fee, and the Traditional and Property Plus plans do not charge it. If you want to know exactly when it is charged on your home, ask Property Plus USA before you sign so it is clear in your management agreement.

On the Basic plan, Property Plus USA charges a $199 file setup fee; the Traditional and Property Plus plans have no file setup fee. All plans have the $500 leasing fee, which is tied to placing a tenant. Ask us how and when these fees are collected for your home.

Management fees are typically deducted from the rent collected, and the balance is paid to the owner by ACH direct deposit. Each month you get a statement in the Rentvine owner portal showing rent received, fees and expenses, plus a year-end statement for taxes. Property Plus USA can walk you through the timing of owner payments when you sign up.

Landlord protection on the Property Plus plan covers up to $50,000 in specific tenant-related losses when Property Plus USA places the tenant. It covers tenant vandalism up to $50,000, theft up to $25,000, lost rent during an eviction up to 2.5 months, tenant skip up to 2 months, service-animal damage and wrongful-eviction lawsuit defense.

Only the Property Plus plan includes landlord protection. It costs 10% of monthly rent with a $125 minimum, plus the $500 leasing fee. The Basic and Traditional plans include a 6-month lease guarantee instead.

No. Landlord protection applies when Property Plus USA places the tenant. If you switch to us with a tenant in place, ask how coverage would work once the home is re-leased to a tenant we place.

Coverage is up to $50,000 in total, with category limits: vandalism up to $50,000, theft up to $25,000, lost rent during an eviction up to 2.5 months and tenant skip up to 2 months. On a $2,000 rental, 2.5 months of rent is $5,000 and 2 months is $4,000.

Landlord protection covers the tenant-caused events listed in the plan, not general property risks such as fire, storms or a worn-out roof or water heater. Those belong with your landlord insurance policy and your repair budget. Ask Property Plus USA for the written terms and exclusions before you rely on coverage.

If a covered loss happens with a tenant we placed, Property Plus USA walks you through the claim. Our move-in and move-out inspections, photos, rent records and HomeCare Check reports help document what happened. Contact your property manager as soon as you learn of a loss.

No. Rent guarantee insurance is generally a separate policy that an owner buys to cover missed rent, while Property Plus USA’s landlord protection is built into the Property Plus plan and covers a defined list of tenant-related losses. It includes lost rent during an eviction and after a tenant skip, plus vandalism, theft, service-animal damage and wrongful-eviction defense.

Yes. Landlord protection covers specific tenant-related losses, while a landlord insurance policy covers the structure, liability and perils such as fire. Talk with your insurance agent about the right policy for a rental home.

Make sure the home is fit and habitable, with working plumbing, electrical, heating and air conditioning, as A.R.S. 33-1324 requires of Arizona landlords. Then clean it, handle repairs, change the locks and document the condition with photos before move-in. Property Plus USA can coordinate rent-ready repairs and does a move-in inspection for every lease.

It depends on the rent price, the home’s condition, its location and the time of year, so no manager can honestly promise a set number of days. Pricing correctly from the start is the biggest factor you control. Property Plus USA’s free rental analysis is a starting point for that price.

Your rent depends on the home’s size, condition, location and current comparable rentals nearby, so the best answer comes from a home-specific analysis. Property Plus USA offers a free rental analysis: request one on our contact page or call 480-586-3700.

Yes, unless your HOA’s declaration prohibits rentals; A.R.S. 33-1806.01 lets planned community members rent their homes subject to the declaration’s rental rules. The HOA may ask only for adult occupants’ names and contact information, the lease dates and tenants’ vehicle descriptions and plates, and may charge up to $25 per new tenancy for processing that information. Condominiums follow parallel rules under A.R.S. 33-1260.01, and Property Plus USA helps owners with HOA registration.

Yes. A.R.S. 33-1902 requires owners of residential rental property to keep their information on file with the county assessor and to update it within 10 days of a change. Cities and towns can impose civil penalties for unregistered rentals, and the assessor may charge up to $10 per registration or change.

Often yes, but check your loan first. Many owner-occupied mortgages include an occupancy clause that requires you to live in the home for a period after closing, so read your deed of trust and ask your lender or servicer before you move out. Renting in violation of the loan terms can create problems with the lender.

You generally need a landlord policy, often called a dwelling fire or DP-3 policy, instead of a standard homeowners policy. It typically covers the structure, liability and loss of rental income from covered events. Tell your insurance agent the home will be a rental and ask your tenants to carry renters insurance for their belongings.

The lease decides who pays utilities, and in many single-family rentals the tenant puts electric, gas and often water in their own name. Some owners keep water, trash or HOA-related services in their name and bill them back as the lease allows. Property Plus USA writes the utility terms into the lease so both sides know who pays what.

Allowing pets is your choice, and it can widen the pool of applicants, but pet terms and fees should be spelled out in the lease. Under A.R.S. 33-1321, any nonrefundable fee must have its purpose stated in writing, and refundable deposits count toward the cap of 1.5 months’ rent. Assistance animals for people with disabilities are not pets under fair housing law, so a no-pets policy does not automatically apply to them.

Yes. The tenant’s lease stays in effect when management changes, so the tenant keeps the same rent and terms. The security deposit, lease and tenant file move to the new manager, and A.R.S. 33-1322 requires the tenant to be told who the owner and manager are. Property Plus USA can help coordinate the handoff, subject to the notice terms in your current management agreement.

Ending management follows the notice and termination terms in your Property Plus USA management agreement. Contact us in writing, and we will transfer the lease, tenant file and security deposit records so the tenancy continues without interruption. If you have questions about your agreement’s terms, call us at 480-586-3700.

Yes. Under A.R.S. 33-1902(B), an owner of residential rental property who lives outside Arizona must designate a statutory agent who lives in Arizona and record that agent with the county assessor. Many out-of-state owners also hire a local manager such as Property Plus USA to handle leasing, rent collection and maintenance.

Some investors hold rentals in an LLC for liability and organizational reasons, but whether it makes sense depends on your financing, insurance, taxes and goals. Transferring a financed home into an LLC can also raise lender questions. Consult an attorney or CPA before you set one up, and note that an LLC owner must list a designated member or manager when it registers the rental under A.R.S. 33-1902.

Cash flow is the rent you collect minus all costs: mortgage payment, property taxes, insurance, HOA dues, management fees, repairs, a reserve for vacancy and capital items such as air conditioning or a roof. For example, a $2,000 rental on Property Plus USA’s Traditional plan has a $160 monthly management fee to include in that math. Run the numbers on realistic rent, not the highest listing you can find.

Investors look at many cities across the Valley, including Phoenix, Mesa, Chandler, Gilbert, Glendale, Peoria, Goodyear, Buckeye, Surprise and Queen Creek, plus Pinal County areas such as San Tan Valley, Maricopa, Casa Grande and Coolidge. The right choice depends on price, rent, HOA rules, commute patterns and your goals. Property Plus USA manages single-family homes in all of these areas and can give you a rental analysis for a specific address.

Property Plus USA focuses on single-family homes, which is the product most build-to-rent communities offer. If you own or plan to buy detached build-to-rent homes in the Phoenix metro or Pinal County, contact us to talk through the specific community and number of homes.

Often yes, mainly because a rental loses owner-occupant tax benefits, not because of a different assessment ratio. An owner-occupied primary residence is Class 3 and a residential rental is Class 4, and both are assessed at 10% under A.R.S. 42-15003 and 42-15004. Only Class 3 primary residences receive the homeowner rebate of up to $600 under A.R.S. 15-972, along with the Arizona Constitution’s 1% cap on primary taxes for residential property (Article IX, Section 18).

No. Since January 1, 2025, cities and towns may no longer levy transaction privilege tax on residential rentals under A.R.S. 42-6004, according to the Arizona Department of Revenue. Rental-only TPT licenses were canceled automatically, but owners still owe any tax for periods through December 31, 2024. Short-term rentals are taxed differently, so check with ADOR if you rent for less than 30 days.

IRS Publication 527 lists common rental deductions, including mortgage interest, property taxes, insurance, repairs, utilities you pay, legal and professional fees, property management fees and depreciation. Residential rental buildings are generally depreciated over 27.5 years under the general depreciation system. A CPA can confirm what applies to your situation.

A 1031 exchange lets you defer tax on the gain from selling investment or business real property by buying like-kind replacement real property. Under IRS rules, you must identify the replacement within 45 days of selling and receive it within 180 days or by your tax return due date, whichever is earlier. Exchanges are technical, so work with a qualified intermediary and a CPA or attorney.

Yes. In general, the existing lease stays in effect after the sale, and you take over as landlord on the same terms until the lease ends. Before closing, get copies of the lease, the security deposit amount, rent payment records and any HOA rental registration. Property Plus USA can step in as manager right after closing.

Yes. Property Plus USA manages single-family homes for owners who live elsewhere, with online statements in the Rentvine owner portal and owner payments by ACH direct deposit. Remote owners still need to designate an Arizona statutory agent with the county assessor under A.R.S. 33-1902, so ask us how to handle that step.

An Arizona landlord can charge no more than 1.5 months’ rent as security, including prepaid rent, under A.R.S. 33-1321(A). A tenant may voluntarily prepay more rent. On a $2,000 rental, the cap is $3,000.

Yes. You can sell a tenant-occupied home in Arizona, and the tenant’s lease generally stays in effect, so the buyer takes over as landlord until the lease ends. If you or the buyer want the home vacant, the timing usually has to follow the lease’s end date or an agreement with the tenant. Property Plus USA can help you plan the timing around the lease.

Yes. A.R.S. 33-1343 says a tenant may not unreasonably refuse entry to show the home to prospective buyers, but the landlord must give at least two days’ notice and enter only at reasonable times. The landlord may not abuse that access or use it to harass the tenant. Coordinating showings with the tenant usually makes the sale go smoother.

No. In general, a sale does not end the lease, and the new owner takes over the landlord’s rights and duties for the rest of the term. A.R.S. 33-1322 requires tenants to be told the names and addresses of the owner and manager, and that duty extends to any successor owner. Review your lease for any clause about a sale.

The security deposit usually transfers to the buyer, or is credited to the buyer at closing, because Arizona’s deposit law binds whoever holds the landlord’s interest when the tenancy ends (A.R.S. 33-1321(H)). Give the buyer the deposit records and lease, and tell the tenant in writing who now holds the deposit. Your title company and agent can handle the transfer as part of closing.

Contact Property Plus USA to talk about buying or selling a rental home. Kirsten Shafer, our Designated Broker, holds Arizona real estate broker license BR535992000. Call 480-586-3700 to ask about services and fees for your situation.

It depends on your expected rent compared with your total monthly costs, your equity, your tax situation and whether you want to be a landlord. Start with a rental analysis and a list of the costs a rental adds, such as management, repairs and vacancy. Property Plus USA can give you a free rental analysis, and a CPA can explain the tax side of selling versus renting.

Yes, possibly. The IRS home-sale exclusion has use and ownership tests, and depreciation taken while the home was a rental is generally not excluded. IRS Publication 523 explains the rules, and a CPA can apply them to your dates and numbers.

Give the buyer the lease and any addenda, the security deposit amount and records, the tenant’s rent payment history, keys and the move-in condition report. Also share HOA rental registration details and any open maintenance items. If Property Plus USA manages the home, we can assemble these records for closing.

An Arizona landlord can’t require more than one and one-half months’ rent in security, including prepaid rent, under A.R.S. 33-1321(A). Pet deposits and other refundable deposits count toward that cap. A tenant may choose to prepay more rent voluntarily, but the landlord can’t demand it.

An Arizona landlord has 14 days, not counting Saturdays, Sundays or legal holidays, to send an itemized list of deductions and refund the balance (A.R.S. 33-1321(D)). The clock starts after the tenancy ends, the tenant returns possession and the tenant demands the deposit. If a landlord wrongfully withholds money, the tenant can recover it plus damages equal to twice the amount wrongfully withheld (A.R.S. 33-1321(E)).

Yes, but the landlord must state the purpose of every nonrefundable fee or deposit in writing (A.R.S. 33-1321(B)). Any fee or deposit not designated as nonrefundable is treated as refundable. Common examples are cleaning, redecorating or pet fees, and each should be labeled in the lease.

No, except in an emergency or when notice is impracticable, an Arizona landlord must give at least two days’ notice before entering and enter at reasonable times (A.R.S. 33-1343). When you submit a maintenance request, that request counts as permission to enter to handle it. A landlord may not use the right of entry to harass a tenant.

Arizona landlords must keep the home fit and habitable, comply with building codes that materially affect health and safety, and keep plumbing, electrical, heating, cooling and supplied appliances in good and safe working order (A.R.S. 33-1324). They must also supply running water, reasonable hot water and heat, and reasonable cooling where it’s installed and offered. In a single-family home, some duties can be shifted to the tenant by a good-faith written agreement, but never the work needed to keep the home habitable.

A tenant can give the landlord written notice of the problem, and if it isn’t fixed within 10 days, or 5 days for a condition that materially affects health and safety, the tenant may end the lease (A.R.S. 33-1361). The tenant can also seek damages or an injunction. These remedies don’t apply when the tenant, a household member or a guest caused the problem.

Yes, for smaller habitability repairs that cost less than $300 or half the monthly rent, whichever is greater (A.R.S. 33-1363). The tenant must first notify the landlord in writing and wait 10 days, or less in an emergency, then use a licensed contractor. Before deducting, the tenant must give the landlord an itemized statement and a lien waiver.

Arizona law doesn’t set a dollar cap, but a late fee must be reasonable and set out in a written rental agreement (A.R.S. 33-1368(B)). A late fee that isn’t in the lease can’t be added later. At Property Plus USA, the late fee and any grace period are spelled out in each resident’s lease.

Arizona has no statewide limit on rent increases, and A.R.S. 33-1329 bars cities and towns, including charter cities, from controlling rents on private residential property. That preemption doesn’t apply to housing owned, financed, insured or subsidized by a government agency. During a fixed-term lease, the rent stated in the lease generally applies unless the lease itself allows a change.

Either the landlord or the tenant can end a month-to-month tenancy with written notice given at least 30 days before the periodic rental date named in the notice (A.R.S. 33-1375). A week-to-week tenancy needs 10 days’ written notice. A tenant who stays past termination willfully and not in good faith can owe up to two months’ rent or twice the actual damages, whichever is greater.

Yes. A.R.S. 33-1318 lets a tenant who is a victim of domestic violence, or of sexual assault in the dwelling, end the lease with written notice and a release date within the next 30 days. The notice must include a copy of a protective order or a written law enforcement report, and the qualifying events generally must have occurred within the 30 days before the notice. The tenant owes rent only through the termination date, and the deposit can’t be withheld for the early termination itself.

Yes. The federal Servicemembers Civil Relief Act (50 U.S.C. 3955) lets servicemembers end a residential lease after entering active duty, or when they receive permanent change of station orders or deployment orders of 90 days or more. Notice must be in writing with a copy of the orders. For leases with monthly rent, termination takes effect 30 days after the next rent due date following delivery of the notice.

Under A.R.S. 33-1370, a home is generally considered abandoned when the tenant has been absent without notice for at least seven days with rent unpaid for 10 days, or absent five days with rent unpaid five days and no belongings left. The landlord must mail a notice by certified mail and post it on the door for five days before retaking possession. Any belongings left behind must be stored for 14 calendar days, and the landlord must make reasonable efforts to rerent the home.

No. A.R.S. 33-1381 bars a landlord from raising rent, reducing services or threatening eviction because a tenant complained to a code agency, complained to the landlord about required repairs, or joined a tenants’ organization. A complaint made within six months before the landlord’s action creates a presumption of retaliation. The law still allows an eviction when the tenant is behind on rent or caused the code violation.

Arizona’s Fair Housing Act makes it illegal to refuse to rent because of race, color, religion, sex, familial status or national origin (A.R.S. 41-1491.14) or because of disability (A.R.S. 41-1491.19). Landlords must also allow reasonable accommodations in rules and policies, and reasonable modifications at the tenant’s expense, when a person with a disability needs them. The federal Fair Housing Act provides parallel protections. Property Plus USA applies the same written screening criteria to every applicant.

At or before move-in, an Arizona landlord must disclose in writing who manages the home and who can accept legal notices for the owner, and state that the Arizona Residential Landlord and Tenant Act is available on the Arizona Department of Housing website (A.R.S. 33-1322). A.R.S. 33-1321(C) also requires a signed copy of the lease, a move-in form for noting existing damage, and written notice that the tenant may attend the move-out inspection. Homes with a pool also need a pool safety notice (A.R.S. 36-1681).

When a home with a pool is rented, the landlord must give the tenant a pool safety notice approved by the Arizona Department of Health Services (A.R.S. 36-1681(E)). Where the state barrier rules apply, they call for a barrier at least five feet high with self-closing, self-latching gates that open away from the pool. Many cities have their own pool barrier codes too, so the local code where the home sits also matters.

State law doesn’t require every rental to have air conditioning, but if cooling is installed and offered, the landlord must keep it working and supply reasonable cooling when the weather requires it (A.R.S. 33-1324). Phoenix City Code Chapter 39-5 requires rentals with air conditioning to cool to 82 degrees or below, or 86 degrees with evaporative cooling. Tempe’s rental housing code sets 82 degrees for air conditioning and 88 degrees for evaporative cooling.

SB 1426 (Laws 2026, Chapter 69) amended A.R.S. 12-1173 so that a court must issue a writ of restitution immediately after judgment against an unauthorized occupant who refused an owner’s request to leave a residential property. It applies only when the person isn’t a current or former tenant, an immediate family member, or someone with an agreement to live with the owner, and other conditions are met. Tenants who stop paying still go through a regular eviction. Owners should use the courts, not self-help like changing locks.

Assistance animals, including emotional support animals, aren’t pets, and a landlord must consider a request for one as a reasonable accommodation under A.R.S. 41-1491.19. HB 2068 (Laws 2025, Chapter 191) defined an assistance animal as any animal, trained or untrained, that provides work, assistance or therapeutic or emotional support for a person with a disability, and limited a service animal to a trained dog or miniature horse. The same law added A.R.S. 41-1497.38, which says a landlord isn’t liable for injuries or damages caused by an assistance or service animal allowed as an accommodation. The tenant is still responsible for actual damage the animal causes.

The notice depends on the reason: five days for unpaid rent, 10 days for a material lease violation, five days for a violation that materially affects health and safety, and immediate termination for a material and irreparable breach (A.R.S. 33-1368). Each notice must be in writing. If the tenant fixes a curable violation or pays in full within the notice period, the lease continues.

A 5-day notice tells the tenant that rent is unpaid and the landlord intends to end the lease if it isn’t paid within five days after the tenant receives the notice (A.R.S. 33-1368(B)). If the rent isn’t paid, the landlord may file a special detainer (eviction) case. Before the case is filed, paying all past-due rent plus any reasonable late fee in the written lease reinstates the lease.

A material and irreparable breach is serious conduct on the premises, such as illegally discharging a weapon, homicide, drug manufacturing or sales, prostitution, gang activity, threats or assault, or acts that cause imminent or actual serious property damage (A.R.S. 33-1368(A)). The landlord can give notice of immediate termination. The trial must be set no later than the third day after filing, and the court orders restitution 12 to 24 hours after finding the breach occurred (A.R.S. 33-1377).

A residential eviction is filed as a special detainer action in the justice court or superior court for the area where the home is located (A.R.S. 33-1377). The court issues the summons the same day the complaint is filed, and the tenant must be served at least two days before trial. Property Plus USA handles evictions for the homes we manage through counsel.

In a residential eviction, the trial is set no fewer than three and no more than six days after the summons is issued (A.R.S. 33-1377). A justice court can postpone it up to three days for good cause, or a superior court up to five days. For forcible detainer cases outside the Landlord and Tenant Act, such as those against squatters, A.R.S. 12-1176 sets trial within five judicial days after the complaint is filed.

A writ of restitution can’t issue until five calendar days after judgment in a regular eviction (A.R.S. 12-1178). Once issued, the writ is enforced promptly by a constable or sheriff, whose schedule sets the actual lockout date. Irreparable breach cases move faster, with restitution 12 to 24 hours after judgment.

A straightforward nonpayment eviction in Arizona often takes about two to three weeks from the 5-day notice to the lockout. That adds up the five-day notice, a trial three to six days after the summons, and at least five calendar days before the writ of restitution can issue. Postponements, contested hearings, service problems and constable scheduling can make it longer.

The Maricopa County Justice Courts fee schedule lists $69 for an eviction complaint and $125 for a writ of restitution, which includes up to six miles of constable travel, plus $2.40 per mile beyond that. Filing an answer to an eviction complaint has no charge. Service of process and attorney fees are separate, and Pinal County justice courts publish their own fees.

It can, unless the landlord and tenant sign a written agreement at the time of the partial payment that states when the balance is due (A.R.S. 33-1371(A)). Without that agreement, accepting rent while knowing of a default generally waives the landlord’s right to terminate for that breach (A.R.S. 33-1371(C)). A landlord isn’t required to accept partial payment at all.

Yes, before judgment. After the case is filed but before judgment, the tenant can reinstate the lease by paying all past-due rent, reasonable late fees in the written lease, attorney fees and court costs (A.R.S. 33-1368(B)). After judgment, reinstatement is up to the landlord.

Common defenses include a defective or missing notice, payment of the full amount due within the notice period, the landlord’s acceptance of rent that waived the breach (A.R.S. 33-1371), and retaliation (A.R.S. 33-1381). A tenant can file an answer to the complaint, which has no filing fee in Maricopa County justice courts. Tenants facing eviction should talk to a lawyer or legal aid office.

No. A landlord must go through the court process, and a tenant who is unlawfully locked out or has essential utilities willfully cut off can recover the greater of two months’ rent or twice the actual damages (A.R.S. 33-1367). Only a constable or sheriff enforcing a writ of restitution can remove a tenant.

Yes, in some cases. Under A.R.S. 33-1379, the court must seal the records if the eviction is dismissed before judgment or the tenant wins, or if both sides file a written stipulation to set aside the judgment and seal the file. Under HB 2244 (Laws 2026, Chapter 194), if a landlord doesn’t respond within 15 days to a former tenant’s motion to compel satisfaction of a paid judgment, the judgment is deemed satisfied and the court may seal the eviction.

Property Plus USA handles evictions on the homes we manage through counsel, after the required notice has been served. We keep the rent ledger, notices and communications that the case depends on. Owners can call 480-586-3700 for an update on a case.

On the Property Plus plan, when Property Plus USA placed the tenant, landlord protection covers lost rent during an eviction for up to 2.5 months. The plan also includes wrongful-eviction lawsuit defense and coverage for tenant vandalism up to $50,000, within the plan’s limits. See /pricing/ to compare plans.

No, not on long-term residential rentals: Arizona ended transaction privilege tax on residential rentals effective January 1, 2025, and the Arizona Department of Revenue automatically canceled licenses that covered only residential rental. Taxes owed for periods through December 31, 2024 still had to be filed and paid. Short-term lodging is still taxable.

Yes. Short-term rentals of fewer than 30 days are still subject to state, county and city transaction privilege tax, and owners need a TPT license from the Arizona Department of Revenue. An online lodging marketplace collects and remits the tax on bookings made through it, but the owner still reports that income and pays tax on direct bookings.

Usually yes. A.R.S. 9-500.39 bars cities and towns from banning short-term rentals, but it lets them require a permit or license costing no more than $250 or the actual cost of issuing it, whichever is less. Owners must also provide a 24/7 emergency contact, notify nearby neighbors before the first rental, and carry at least $500,000 in liability coverage or list on a platform that provides it. Property Plus USA manages long-term rentals, not short-term rentals.

Yes. A.R.S. 33-1902 requires owners of residential rental property to register with the assessor in the county where it’s located, including the owner’s contact information, the property address and parcel number, and the year built. Changes must be reported within 10 days, and the assessor can charge up to $10 per filing. Property Plus USA can help owners get registration done before a tenant moves in.

Yes. Under A.R.S. 33-1902, owners who live outside Arizona must name an Arizona resident as a statutory agent to accept legal papers, and list that agent’s name, address and phone number with the county assessor. Entity owners such as LLCs and trusts must also list a responsible person. Keep the agent information current, since changes must be reported within 10 days.

In Maricopa County, a home rented to a tenant is classified as legal class 4.2, residential rental, while an owner’s primary residence is class 3. According to the Maricopa County Assessor, class 4.2 properties don’t receive the State Aid to Education credit (the Homeowner Rebate), which can raise the tax bill. A home lived in by a qualified family member as their primary residence can stay in class 3.2.

Available homes are listed on our rental search page at /rental-search/. Each listing shows the rent, the home’s details and how to schedule a showing or apply. Property Plus USA manages single-family rentals across the Phoenix metro and Pinal County.

Start from the home’s listing on /rental-search/, which links to the application. The application shows the fee and the information and documents you’ll need to provide. Property Plus USA reviews applications against the same written criteria for every applicant.

Property Plus USA screens every applicant using the same written criteria, which generally look at income, rental history, credit and background. We follow federal and Arizona fair housing law and don’t consider race, color, religion, sex, familial status, national origin or disability. Ask us for the current criteria before you apply.

The application fee is shown before you submit an application, so you’ll know the amount up front. Arizona has no statewide cap on rental application fees. Under A.R.S. 33-1321(B), the purpose of any nonrefundable fee must be stated in writing.

It depends on the home and the owner’s criteria, so ask Property Plus USA before you apply. A co-signer or guarantor is generally responsible for the lease if the tenant doesn’t pay. Any co-signer is usually screened as well.

Pet policies vary by home and owner, so check the listing or ask before you apply. Arizona landlords can limit or decline pets, and any refundable pet deposit counts toward the deposit cap of one and one-half months’ rent (A.R.S. 33-1321). Assistance animals aren’t pets and are handled as reasonable accommodation requests with no pet fees.

Yes. If you have a disability and need an assistance animal, you can request a reasonable accommodation even where pets aren’t allowed (A.R.S. 41-1491.19). When the disability or need isn’t obvious, Property Plus USA may ask for reliable information that supports the request. You remain responsible for any actual damage the animal causes.

At move-in you receive a signed copy of your lease and a move-in form to note any existing damage (A.R.S. 33-1321(C)). Walk the home, note anything you see and take dated photos, then return the form to Property Plus USA. That record protects you when your deposit is reviewed at move-out.

Renewal terms, including any change in rent, are put in writing before a new lease term starts. If you’d like to stay, contact Property Plus USA well before your lease ends. If you don’t renew, your lease explains the notice you need to give and what happens at the end of the term.

Give written notice as your lease requires, and for a month-to-month tenancy that’s at least 30 days before the rental date named in the notice (A.R.S. 33-1375). Where it’s enabled, you can submit a move-out notice in the Rentvine resident portal, or contact Property Plus USA in writing. Include a forwarding address for your deposit refund.

Return the home clean and in the same condition as move-in, apart from normal wear and tear, return all keys and remotes, and give a forwarding address. You may attend the move-out inspection if you ask (A.R.S. 33-1321(C)). Property Plus USA sends an itemized list of any deductions and the refund within 14 days, excluding weekends and holidays, after the tenancy ends, you return possession and you request the deposit.

If you leave before the lease ends, you’re generally responsible for rent until the lease term ends or the home is rerented, whichever comes first, plus any costs your lease lists. The landlord must make reasonable efforts to rerent the home (A.R.S. 33-1370(C)). Contact Property Plus USA as early as possible, and ask whether a protected reason applies, such as domestic violence (A.R.S. 33-1318) or military orders.

Residents pay rent online through the Rentvine resident portal at https://propertyplususa.rentvine.com/portals/resident/. The portal shows the payment options available for your account and the amount due. If you have trouble logging in, call Property Plus USA at 480-586-3700 during office hours.

Yes, where autopay is enabled for your account, you can enroll from the Autopay section of the Rentvine resident portal. You choose the payment method, the amount and the start date, and you can cancel it in the portal. Check that your autopay date lands on or before your rent due date so a payment isn’t late.

Your rent due date, any grace period and the late fee are set out in your lease with Property Plus USA. Arizona law requires that a late fee be reasonable and stated in the written lease (A.R.S. 33-1368). Your current balance and upcoming charges show in the Rentvine resident portal.

Log in to the Rentvine resident portal and create a service request with a description, the location in the home and photos if you can. You can track the request and message Property Plus USA and the vendor about it in the portal. A request also counts as your permission for us to enter to handle it (A.R.S. 33-1343), and the portal lets you note whether you need to be home.

Call Property Plus USA at 480-586-3700, which has 24/7 emergency maintenance response. If there’s a fire, a gas smell or anyone is in danger, leave the home and call 911 or the gas company first. Follow up with a portal request so there’s a written record.

An emergency is a problem that threatens health, safety or serious property damage and can’t wait for office hours. Examples include no cooling during summer heat, no water, a major leak or flooding, a sewage backup, a gas smell, electrical sparking or a home that can’t be secured. A dripping faucet or a broken appliance that isn’t causing damage can usually go through the resident portal for the next business day.

Check your lease, which says whether renters insurance is required for your home. The owner’s insurance generally doesn’t cover your belongings or your personal liability, so a renters policy is worth having either way. You can upload proof of insurance in the Rentvine resident portal.

Your lease lists which utilities you set up and pay and which, if any, the owner pays. Set up your accounts so service starts on your move-in date. Arizona law bars a landlord from willfully cutting off essential utilities to force a tenant out (A.R.S. 33-1367).

Yes, if the home is in an HOA, you’re expected to follow the community’s rules, and your lease explains who is responsible for any violation fines. Property Plus USA helps owners register tenants with the HOA, and Arizona limits the tenant information an HOA can require to items like adult occupants’ names and contact information, lease dates and vehicle details (A.R.S. 33-1806.01). If you get an HOA notice, send a copy to us right away.

Call Property Plus USA at 480-586-3700 or email admin@propertyplususa.com. The office at 2700 S. Gilbert Rd., Suite 5, Chandler, AZ 85286 is open Monday through Friday, 9 to 5. For routine questions you can also message us through the Rentvine resident portal, and emergencies go to the same phone number 24/7.

Your payment history, current balance and receipts are in the Rentvine resident portal. Shared documents appear in the portal’s files area. If you need a copy of your lease that isn’t there, contact Property Plus USA.

No. This page is general information about Arizona rental law and Property Plus USA’s services, updated October 2026, and it isn’t legal advice. Laws change and every situation is different, so talk to an Arizona attorney about your specific case.