Arizona's landlord-tenant statutes set no single repair deadline for a leak. They set notice clocks instead. A tenant's written notice about a health and safety problem starts a five-day clock. Other breaches get ten days, and minor repairs a ten-day repair-and-deduct path. This is general information, not legal advice.
What the landlord has to keep working
Under A.R.S. 33-1324, the landlord must "make all repairs and do whatever is necessary to put and keep the premises in a fit and habitable condition." The same section requires the landlord to keep plumbing and other facilities the landlord supplies in good and safe working order, and to supply running water and reasonable amounts of hot water at all times (the statute lists exceptions, such as hot water generated by equipment under the tenant's exclusive control).
That covers a leaking supply line, a failed water heater or a drain that keeps backing up. It applies to a dwelling, meaning a home or apartment. The Act defines "dwelling unit" as a structure or part of one used as a home or residence, so it is not the framework for a commercial lease. Our page on who is responsible in a commercial plumbing lease covers that side.
The clocks that start with written notice
A.R.S. 33-1341 tells the tenant to promptly notify the landlord in writing of anything that requires maintenance or repairs. That written notice is what starts everything below.
- Five days: if the landlord fails to comply with 33-1324 in a way that materially affects health and safety, the tenant may give written notice that the rental agreement will end no sooner than five days after the landlord receives it if the breach is not fixed in five days (33-1361).
- Ten days: for other material noncompliance, the same section uses ten days.
- A cure ends it: if the landlord adequately repairs the problem before the date in the notice, the rental agreement does not terminate.
- Minor repairs: under 33-1363, if the landlord has not complied within ten days of written notice, or as promptly as conditions require in an emergency, the tenant may have a licensed contractor do the work and deduct the reasonable cost from rent. This applies only when the cost is under a statutory limit tied to the rent, and the tenant must first give the landlord an itemized statement and a lien waiver.
- No running water or hot water: 33-1364 lets a tenant who has given the landlord reasonable notice pursue other options, such as buying the service and deducting its reasonable cost from the rent, when the landlord deliberately or negligently fails to supply it.
The Phoenix Neighborhood Services guide adds that the tenant may not withhold rent, citing 33-1368(B). Statute 33-1368 says a tenant may not withhold rent for any reason not authorized by the chapter.
What can change the answer
Who caused the leak matters. Under 33-1361 and 33-1363, a tenant cannot use these remedies for a condition caused by the deliberate or negligent act of the tenant, the tenant's family or a person on the premises with the tenant's consent. Whether a particular leak materially affects health and safety is also a judgment call, and this page cannot make it for you.
What a tenant can do while waiting
Shut off the water at the fixture or main to stop damage. Our page on how to shut off water to a fixture shows where. Take dated photos, send the notice in writing, and keep a copy. If water is coming through a ceiling or wall, see what to do when water leaks from the ceiling.
For landlords and property managers
The fastest way to end a notice clock is a licensed plumber's repair, done and documented before the date in the notice. HQ does plumbing repair, is licensed and insured, and gives free estimates with upfront pricing, with 24/7 emergency service for active leaks.