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Renting in Arizona: Who Fixes a Broken Appliance?
Arizona Revised Statutes title 33, chapter 10 sets the rules. This is general information, not legal advice. Checked November 1, 2026.
What the law says
- The landlord must keep in good and safe working order all electrical, plumbing, sanitary, heating, ventilating, air-conditioning and other facilities and appliances supplied or required to be supplied by the landlord (A.R.S. 33-1324(A)(4)). (Arizona Legislature: A.R.S. 33-1324, Landlord to maintain fit premises)
- The landlord must supply reasonable air-conditioning or cooling where such units are installed and offered, when seasonal weather requires it (A.R.S. 33-1324(A)(6)). (Arizona Legislature: A.R.S. 33-1324, Landlord to maintain fit premises)
- If the landlord's failure to comply with 33-1324 materially affects health and safety, the tenant may give written notice that the lease will end in not less than five days if the breach is not fixed in five days. For other material noncompliance with the lease, the period is ten days (A.R.S. 33-1361). (Arizona Legislature: A.R.S. 33-1361, Noncompliance by the landlord)
- Self-help for minor defects: if the reasonable cost is less than $300 or half the monthly rent, whichever is greater, the tenant may give written notice. If the landlord does not comply within ten days, or sooner in an emergency, the tenant may have a licensed contractor do the work and deduct the actual, reasonable cost from rent after giving the landlord an itemized statement and a waiver of lien (A.R.S. 33-1363). (Arizona Legislature: A.R.S. 33-1363, Self-help for minor defects)
- A tenant may not repair at the landlord's expense if the condition was caused by the deliberate or negligent act or omission of the tenant, a member of the tenant's family or another person on the premises with the tenant's consent, or if the condition repaired does not breach the fit and habitable condition of the premises (A.R.S. 33-1363(B)). (Arizona Legislature: A.R.S. 33-1363, Self-help for minor defects)
- The tenant may not end the lease for a condition caused by the deliberate or negligent act or omission of the tenant, a member of the tenant's family or another person on the premises with the tenant's consent (A.R.S. 33-1361). (Arizona Legislature: A.R.S. 33-1361, Noncompliance by the landlord)
Practical steps
- Read your lease for who supplies and maintains each appliance.
- Give notice the way the law and your lease require, keep a copy, and note the date.
- Get legal advice before you withhold rent or deduct a repair; the rules on notice and limits are strict.
Need a shop? See who can repair appliances in Arizona. Problem with a shop? See complaints.
FAQ
Does my Arizona landlord have to fix the fridge?
If the landlord supplied it, yes: A.R.S. 33-1324 requires the landlord to keep appliances it supplied in good and safe working order. Source: Arizona Legislature.
Can I fix it myself and deduct it from rent in Arizona?
For minor defects costing less than $300 or half a month's rent (whichever is greater), after written notice and ten days, using a licensed contractor, with an itemized statement and lien waiver (A.R.S. 33-1363). Source: Arizona Legislature.
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