What Counts as Normal Wear and Tear in an Arizona Rental Property?
When a tenant moves out of a rental property, landlords are often left wondering: What damages can I legally deduct from the security deposit? The key to answering that question lies in distinguishing normal wear and tear from tenant-caused damage—a distinction that’s often misunderstood but critically important under Arizona law.
🔍 What Is “Normal Wear and Tear”?
Normal wear and tear refers to the natural and gradual deterioration of a property and its fixtures that occurs through everyday use over time. Arizona law does not provide an exact definition, but the concept is well established through property management standards and case law.
Essentially, wear and tear results from aging, regular use, and environmental conditions—not from neglect, misuse, or abuse.
✅ Examples of Normal Wear and Tear
Here are some common examples that Arizona landlords and property managers typically classify as normal wear and tear:
- Faded paint or minor scuff marks on walls
- Small nail holes used to hang picture frames
- Worn carpeting in high-traffic areas
- Faded or sun-bleached window coverings
- Loose door handles or cabinet hinges from regular use
- Mineral deposits on plumbing fixtures due to Arizona’s hard water
- Light scratches on countertops or flooring
These items cannot be charged against a tenant’s security deposit. As a landlord, you’re expected to plan for this type of routine maintenance as part of doing business.
❌ What Is Not Normal Wear and Tear?
Anything that results from negligence, carelessness, accident, or intentional damage by the tenant does not count as normal wear and tear. These are damages, and they are chargeable.
Examples include:
- Large holes or dents in walls
- Missing or broken blinds
- Pet urine stains or torn carpeting
- Water damage from failure to report leaks
- Broken appliances due to misuse
- Burn marks on floors or counters
- Unauthorized paint or wallpaper
In these situations, Arizona law allows landlords to deduct the cost of repair or replacement from the tenant’s security deposit—provided that proper notice and documentation are given.
🧾 Tips for Arizona Landlords: Protect Yourself with Documentation
To avoid disputes over security deposit deductions, Arizona landlords should:
- Conduct detailed move-in and move-out inspections with dated photos.
- Use a written checklist signed by both landlord and tenant.
- Provide a written itemization of any deductions within 14 business days of move-out, as required under A.R.S. § 33-1321(D).
- Avoid excessive charges that could be seen as routine maintenance or betterment (e.g., charging for new carpet when a cleaning would suffice).
⚖️ Final Thoughts
The line between normal wear and tear and tenant damage isn’t always crystal clear, but Arizona law strongly favors fairness and transparency. If you’re unsure whether something qualifies as damage or wear and tear, err on the side of reasonableness—or consult a real estate attorney to evaluate your specific situation.
At Dunaway Law Group, we help Arizona landlords understand their rights and obligations under the law so they can protect their property and minimize disputes. If you have questions about a security deposit deduction or need help drafting strong lease terms, contact us today by phone at 480-702-1608 or message us HERE.
* The information provided is informational only, does not constitute legal advice, and will not create an attorney-client or attorney-prospective client relationship. Additionally, the Dunaway Law Group, PLC limits its practice to the states of Arizona and New York.