When a tenant moves out in Arizona, two clocks matter: the 14-business-day deadline to return the security deposit or itemize deductions, and, if the tenant abandoned the unit and left belongings behind, a 14-day hold before you can sell or donate that property. This guide covers a room-by-room move-out checklist, what the statutes say in plain English, and how to get the unit cleared and rent-ready.
Move-out inspection checklist (room by room)
Do the inspection as soon as you have possession, and compare it to the move-in checklist the tenant signed. Take dated photos and video of every room before anything is moved or cleaned.
Entry and living areas
- Walls: holes, scuffs, nail damage, unapproved paint
- Floors and carpet: stains, burns, pet damage, torn padding
- Doors, locks and door stops
- Windows, screens and blinds
- Light fixtures, switch plates and smoke detectors
Kitchen
- Appliances inside and out: fridge, oven, range hood, dishwasher, microwave
- Cabinets, drawers and countertops
- Sink, disposal and faucet leaks
- Food or trash left behind
Bathrooms
- Toilet, tub, shower and grout
- Vanity, mirror and exhaust fan
- Signs of leaks or water damage
Bedrooms and closets
- Closet doors, shelving and rods
- Items left in closets or under beds
Garage, yard and exterior
- Oil stains, items on shelves, anything left in the attic
- Yard waste, trash piles, pool or spa condition
- Trash bins and any bulk items at the curb
What to photograph: every room from each corner, close-ups of any damage, inside every appliance and cabinet, and every item the tenant left behind. Good records protect you if a deduction or the handling of abandoned property is ever challenged.
The security deposit clock in Arizona
Under ARS 33-1321, as summarized by landlord resources like Landager and TurboTenant:
- You have 14 business days (weekends and holidays don't count) to return the deposit or send an itemized list of deductions.
- A landlord who wrongfully withholds deposit money can owe the amount withheld plus twice that amount in damages.
- Deposits are capped at one and a half months' rent.
- The statute's move-in checklist requirement is in subsection C.
Confirm the exact wording on the azleg.gov page before you rely on it. The practical takeaway: you can't wait weeks to clear out a unit before you know what the repairs and cleaning will cost. Get the cleanout and inspection done early in that window.
When the tenant leaves stuff behind: ARS 33-1370 in plain English
ARS 33-1370 covers units the tenant has abandoned, including what happens to their belongings. The statute defines when a unit counts as abandoned and the notice steps before you retake possession, so read it closely or have an attorney walk you through it. Once you have legally retaken possession, subsection F covers the personal property left inside.
In plain English:
- Hold it for 14 calendar days. You must keep the tenant's personal property for 14 days and use reasonable care with it.
- Then you may sell or donate it. After the 14 days, you may sell or donate the property. Proceeds go first to unpaid rent and your costs, and any excess must be mailed to the tenant.
- The tenant can reclaim it. If the tenant gives you written notice before the property is disposed of, they have 5 days to reclaim it by paying the removal and storage costs.
- Some items don't require payment first. Clothing, tools of the tenant's trade, and identification or financial documents are exceptions to the pay-first rule.
- Low-value property. The statute also addresses property of little value. Read that provision carefully before you throw anything out.
| Rough timeline | What happens |
|---|---|
| Day 0 | You lawfully retake possession of the abandoned unit. Photograph and inventory everything. |
| Days 1 to 14 | Store the property with reasonable care. The tenant may reclaim it. |
| After day 14 | You may sell or donate it, applying proceeds to rent and costs and mailing any excess to the tenant. |
Keys returned vs abandonment: why it matters
The 14-day hold applies to an abandoned unit. The situation is different when the tenant moves out and returns the keys. According to ARS 33-1370, if the tenant has surrendered the unit by returning the keys, property left behind may be removed and disposed of right away, unless you've agreed otherwise in writing.
That's why it pays to document the handoff. Get the keys back in person or with a written note, record the date, and keep any texts or emails about the move-out. If there's any doubt about whether the tenant actually left, treat it as abandonment and follow the 14-day process.
Documenting, storing and disposing of abandoned property
A simple process keeps you covered:
- Inventory everything. Photograph each item or group of items and keep a written list with the date.
- Separate the exceptions. Box up clothing, tools and documents (IDs, bank papers, tax records) and label them.
- Store it safely. A locked garage, a secure room or a storage unit works. Reasonable care means protecting it from weather, theft and damage.
- Track costs. Keep receipts for removal and storage. The statute lets you apply sale proceeds to your costs, and a tenant who reclaims property generally pays removal and storage first.
- After the hold, sell, donate or dispose. Keep records of what went where and for how much.
For what's left after donation, Phoenix residents can use the city's bulk trash pickup, but it's appointment-only and often booked out, which doesn't help when a deposit deadline is running. That's when a junk crew or a trailer makes more sense.
Eviction and foreclosure cleanouts: what to expect
Eviction and foreclosure cleanouts tend to be bigger than a normal turnover. Expect full rooms of furniture, appliances, garage contents, trash and yard debris, sometimes all at once. Before anyone hauls anything, make sure the legal process is complete and you have the right to clear the property.
A crew can sort out usable items for donation, load the rest and leave the unit broom-clean. We handle furniture removal and appliance removal, along with whole-unit jobs similar to an estate cleanout. If the property has a packed garage, see our garage cleanout service.
If a unit has hazardous or unsanitary conditions, ask when you call what we can take on.
Trailer vs junk crew for rental turnovers
Both work. The right pick depends on your time and the size of the job.
| Choose a dump trailer when | Choose a junk crew when |
|---|---|
| You or your maintenance staff can do the loading | You need the unit cleared without your own labor |
| The cleanout will take a day or more | The unit needs to be empty fast for repairs |
| You're also doing demo, flooring or landscaping | It's heavy furniture, appliances or stairs |
| You manage several units and want to load at your own pace | You're managing from out of town |
A dump trailer rental is often the cheaper route for property managers with their own crew, and same-day pickup is available. For a full-service cleanout, request a free junk removal quote with photos of the unit. We work across the valley, including junk removal in Phoenix.
Frequently asked questions
How long do I have to hold a tenant's abandoned property in Arizona?
Under ARS 33-1370, after you retake possession of an abandoned unit, you must hold the tenant's personal property for 14 calendar days with reasonable care. After that, you may sell or donate it under the statute's rules.
Can I throw away what a tenant left if they returned the keys?
According to ARS 33-1370, if the tenant returned the keys, property left behind may be removed and disposed of immediately unless you agreed otherwise in writing. Document the key return carefully.
How long does an Arizona landlord have to return a security deposit?
Under ARS 33-1321, you have 14 business days, not counting weekends and holidays, to return the deposit or provide an itemized list of deductions. Confirm current wording on the azleg.gov statute page.
What should a tenant move out checklist include?
Every room's walls, floors, fixtures and appliances, plus closets, the garage, the yard and anything the tenant left behind. Photograph everything before cleaning, and compare it to the signed move-in checklist.