Landlord Tenant

When does my landlord have to return my security deposit?

Jun 12, 2025 · 4 min read · Mark A. Tucker, Esq.

The short answer: fourteen business days from move-out.

A former client — call her Sarah — called a few weeks after moving out of her Phoenix apartment. “It’s been three weeks,” she said, “and I haven’t seen a dime of my $1,500 security deposit. I left the place spotless. My old landlord won’t even answer my emails. Do I just write that money off?”

She felt powerless, which is common. The good news was that Arizona law is clear on this, and the clock was already running in her favour.

The fourteen-day rule

Arizona does not leave the return of a deposit to a landlord’s discretion. The governing statute is A.R.S. § 33-1321, and it sets a strict deadline.

The clock starts once all three of these have happened:

The tenancy has been terminated — the lease is over
Possession has been returned — you have moved out and handed over the keys
You have made a demand for the deposit

What the statute says

A.R.S. § 33-1321(D): “Within fourteen days, excluding Saturdays, Sundays or other legal holidays, after termination of the tenancy and delivery of possession and demand by the tenant the landlord shall provide the tenant an itemized list of all deductions together with the amount due and payable to the tenant, if any. Unless other arrangements are made in writing by the tenant, the landlord shall mail the itemized list and any amount due, by first class mail, to the tenant’s last known place of residence.”

Broken down:

Fourteen business days. Not calendar days — weekends and legal holidays do not count.
An itemised list. A landlord keeping part of the deposit cannot simply write “cleaning and damages.” They must itemise each deduction — “$75 to repaint the bedroom wall,” “$150 to repair the broken cabinet door.”
By first class mail to your last known address — which is why giving your landlord a forwarding address in writing matters.

What happens if the landlord misses the deadline

This is where the statute has teeth.

A.R.S. § 33-1321(E): “If the landlord fails to comply with subsection D of this section, the tenant may recover the property and money due the tenant together with damages in an amount equal to twice the amount wrongfully withheld.”

You may be entitled not just to the wrongfully withheld portion, but to damages equal to twice that amount. In Sarah’s case, if her landlord wrongfully kept the full $1,500, she could potentially recover that $1,500 plus another $3,000 — $4,500 in total.

That provision gives tenants real leverage, and it is the reason most deposit disputes resolve once the statute is put in front of a landlord.

Disclaimer: This post is for informational purposes only and does not constitute legal advice. Landlord-tenant laws are complex and this information may not cover every aspect of your situation. Consult a qualified attorney about your individual circumstances.

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