Code Library
Rentals and HOAs: Rules in Phoenix-Area Cities
Who fixes plumbing in rentals, condos and planned communities. City by city, then the Arizona law and model code behind it.
Arizona Law
All Arizona law- State Law · Updated Jul 2026A.R.S. 33-1247: Who Maintains the Plumbing in an Arizona CondoA.R.S. 33-1247, part of Arizona's Condominium Act, sets the default split for upkeep: the association maintains the common elements, and each owner maintains their own unit. So plumbing inside a unit is usually the owner's, and shared plumbing in the common elements is the association's, unless the declaration says otherwise.
- State Law · Updated Jul 2026A.R.S. 33-1314.01: When an Arizona Landlord Can Bill You for WaterA.R.S. 33-1314.01 lets an Arizona landlord bill tenants for water through a submeter or a RUBS allocation formula, as long as the lease discloses the method and fee, the landlord adds no markup beyond actual cost plus a real administrative fee, and any mid-lease change gets 90 days' notice.
- State Law · Updated Jul 2026A.R.S. 33-1324: A Landlord's Duty to Maintain Plumbing and Supply WaterA.R.S. 33-1324 is the Arizona statute that requires a landlord to keep a rental fit and habitable. For plumbing, that means keeping the plumbing and sanitary facilities in good working order and supplying running water and reasonable amounts of hot water at all times.
- State Law · Updated Jul 2026A.R.S. 33-1363: Tenant Self-Help for Minor Repairs (Repair and Deduct)A.R.S. 33-1363 is Arizona's repair-and-deduct law for small problems. After written notice and a short wait, a tenant may hire a licensed contractor to fix a minor defect and deduct the cost from rent. The cost is capped at 300 dollars or one-half of the monthly rent, whichever is greater.
- State Law · Updated Jul 2026A.R.S. 33-1364: Tenant Remedies If a Landlord Cuts Off Water or Hot WaterA.R.S. 33-1364 gives an Arizona tenant remedies when a landlord fails to supply an essential service like running water or hot water. After reasonable notice, the tenant may buy substitute service and deduct the cost, recover damages for lost rental value, or get substitute housing with rent excused.
- State Law · Updated Jul 2026A.R.S. 33-1801: Plumbing Responsibility in an Arizona Planned CommunityThe Arizona Planned Communities Act, A.R.S. 33-1801 and following, governs most non-condo HOAs. In a planned community each owner owns their whole lot and home, so the plumbing that serves only their house is usually theirs to maintain. The association maintains the common areas, and the recorded declaration sets the exact split.
Need The Work Done To Code?
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