1. Know your repair duties
Under A.R.S. § 33-1324, landlords must:
- Keep the unit “fit and habitable.”
- Maintain safe electrical, plumbing, heating, and cooling systems.
- Provide running water, reasonable heat, and A/C if installed.
- Keep common areas clean and safe.
2. When a tenant complains
- Tenants should notify you in writing (email counts if your lease allows it).
- You have 5 days to fix issues affecting health and safety (e.g., no A/C, unsafe wiring, sewage leaks).
- You have 10 days for other repairs.
- Always reply in writing and log communication.
3. If you ignore the issue
Under A.R.S. § 33-1361 and 33-1364, tenants may:
- Terminate the lease and move out if the home is unfit.
- Make small repairs (up to $300 or ½ month’s rent) and deduct the cost from rent.
- Sue for damages or reduced rental value.
- Obtain substitute housing and deduct the cost from rent if essential services are out.
4. Avoid retaliation
Per A.R.S. § 33-1381, landlords cannot:
- Raise rent,
- Cut services, or
- Threaten eviction within 6 months of a tenant complaint to you or a government agency.
5. How to protect yourself
- Respond quickly and document repairs.
- Use licensed vendors and keep receipts.
- Conduct routine inspections.
- Communicate respectfully and in writing.
- Keep your property registered with the county assessor (A.R.S. § 33-1902).
6. Pro tip
Treat every tenant complaint as a legal notice — because it is. Fast, professional responses prevent lawsuits and preserve your investment.