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If a tenant filed a complaint tomorrow, or the city called about your short-term rental license, would your paperwork hold up? Rules around security deposits, entry notices, and rental taxes shift more often than most landlords realize, and by mid-year, small oversights from January can quietly turn into costly violations.
This guide breaks down exactly what to check right now so your Gilbert, Chandler, Mesa, or Tempe rental stays compliant, protected, and profitable through the second half of the year. NH Prime Property Management has spent years managing rentals across Gilbert, Chandler, Mesa, and Tempe, and this checklist reflects the same standards our team applies to every property we manage.
Key Takeaways
Security deposits are capped: All refundable deposits combined cannot exceed 1.5 months' rent under Arizona law.
Entry notices must be written and timely: Landlords must give at least 48 hours' written notice before entering an occupied unit.
The 14-day refund clock is strict: Missing the security deposit deadline can expose you to double damages.
Tax and licensing rules have changed: Long-term rentals are TPT-exempt, but short-term rentals face heavier scrutiny.
Summer maintenance is non-negotiable: HVAC, moisture, and pest checks protect both tenants and your bottom line.
Lease & Entry Compliance: Are You Following the 48-Hour Rule?
Mid-year is a natural point to revisit how your property gets accessed for inspections, repairs, and showings. Getting this wrong is one of the fastest ways to end up in a tenant dispute.
Notice Periods That Actually Hold Up
Arizona law (A.R.S. § 33-1343) requires landlords to give tenants written notice before entering a rental unit, with reasonable timing built into the process.
What it means: showing up unannounced, or entering repeatedly without proper notice, can be treated as harassment and expose you to legal claims, even if your intentions were harmless.
Real-world example: a landlord who drops by weekly "just to check" without documented notice is far more likely to face a tenant complaint than one who sends a dated written notice ahead of every visit.
What You Can (and Cannot) Inspect
During a walk-through, you're within your rights to check for structural issues, plumbing leaks, appliance malfunctions, and lease violations. What you cannot do is search through a tenant's personal belongings or treat an inspection as an excuse to look through drawers and closets. Keeping inspections focused and professional protects you legally and keeps the tenant relationship intact. If you outsource this process, our maintenance coordination services are built to document conditions accurately without overstepping.
Financial & Security Deposit Rules: Is Your Math Legal?
Deposit mistakes are among the most common compliance issues landlords face. They are also some of the most expensive.
The 1.5x Cap on Deposits
Under Arizona law (A.R.S. § 33-1321), all move-in fees and deposits combined — including pet, cleaning, and security deposits — must be refundable and cannot exceed 1.5 times the monthly rent.
What it means: if you're stacking a security deposit, pet deposit, and cleaning fee separately and the total exceeds that cap, you're out of compliance regardless of how each fee is labeled.
Real-world example: on a $2,000/month rental, total move-in deposits cannot legally exceed $3,000, no matter how many separate line items you use to describe them.
The 14-Day Refund Deadline
When a tenant moves out, Arizona law gives you 14 calendar days (excluding weekends and legal holidays) to either return the full deposit or provide a detailed, itemized list of deductions. Missing this window can result in a lawsuit for double the deposit amount. Building this deadline into your move-out checklist — alongside a clear accounting and financial reporting process — is one of the simplest ways to avoid an expensive mistake.
Tax & Licensing Updates: Have You Kept Up With the Changes?
Tax rules for Arizona rentals shifted significantly, and mid-year is the right time to confirm your paperwork reflects the current law.
Long-Term Rentals
Arizona has eliminated the Transaction Privilege Tax (TPT) on long-term residential rentals.
What it means: if your lease agreements or rent invoices still reference this tax, you need to remove it immediately and confirm your final TPT returns were filed with the Arizona Department of Revenue. Continuing to charge a tax that no longer applies can create confusion with tenants and unnecessary exposure for you as the landlord.
Short-Term Rentals
If you operate a short-term or vacation rental, scrutiny is higher than ever. You'll need active local operating licenses, current TPT registrations, and up-to-date county assessor filings.
What it means: Holding a valid city license does not exempt you from HOA rules, which often carry their own strict fines and occupancy limits. Both layers of compliance must be checked separately and should never be assumed to overlap.
Mid-Year Maintenance Checklist: Is Your Property Ready for Arizona's Summer?
Arizona's extreme summer climate puts real stress on rental properties, and a mid-year walk-through helps you catch problems before they become emergencies or liabilities.
Air Conditioning
Confirm HVAC units and filters have been serviced and are running efficiently. A failed AC system in July isn't just uncomfortable for tenants; in Arizona, it can quickly become a habitability issue.
Water & Moisture
Check for plumbing leaks, water damage, and potential mold, particularly around roofs and plumbing fixtures after monsoon storms. Moisture problems escalate fast in the heat and are far cheaper to catch early.
Pests
Inspect exterior areas and seals for scorpions, termites, and rodents. These are common issues in the Valley during the summer months. Addressing entry points now can prevent a much bigger (and pricier) problem later.
Landlords who want this handled without the guesswork often rely on a property manager's routine inspection and maintenance program rather than trying to track every seasonal task manually — see our service guarantees for how we approach it.
Frequently Asked Questions
Do I have to give written notice every time I enter my Arizona rental property?
Yes. Arizona law requires at least 48 hours' notice before entry for non-emergency purposes such as inspections, repairs, or showings. Verbal notice may technically satisfy the statute in some circumstances, but written notice creates a clear record that protects you if a dispute ever arises.
What happens if I exceed the 1.5-month security deposit cap?
Charging more than 1.5 months' rent in combined refundable deposits violates Arizona law, even if the fees are labeled separately (security, pet, cleaning). Tenants can dispute the overage, and it can complicate your position if a deposit dispute ends up in court.
Do long-term Arizona landlords still need to charge TPT on rent?
No. Arizona has banned Transaction Privilege Tax on long-term residential rentals. Landlords should remove this charge from leases and invoices and confirm their final TPT returns were filed. Short-term rental operators still have separate licensing and tax obligations to maintain.
Stay Ahead of Compliance — And Ahead of the Competition
A mid-year compliance check isn't just about avoiding fines. It's about protecting the income and equity you've worked to build. Deposit caps, entry notices, tax rules, and seasonal maintenance all interact, and a single missed detail can turn into a legal or financial setback.
If you'd rather have an experienced team handle it for you, NH Prime Property Management manages every one of these details for landlords across Gilbert, Chandler, Mesa, Tempe, and the surrounding Valley. Contact us or call 602.429.9789 to schedule a property management consultation and find out how much simpler compliance can be.
