Arizona Month-to-Month Notice and Rent Increase Rules

To end an Arizona month-to-month tenancy, A.R.S. 33-1375(B) lets the landlord or the tenant give "written notice given to the other at least thirty days prior to the periodic rental date specified in the notice". That 30-day period is for ending a tenancy. The statute text sets no notice period, cap or form for a rent increase.

When a tenancy is month-to-month

A.R.S. 33-1314(D) says: "Unless the rental agreement fixes a definite term, the tenancy shall be week-to-week in case of a roomer who pays weekly rent, and in all other cases month-to-month." A lease with a fixed term is outside this article; read the lease.

What 33-1375 says about notice

Other notice periods in the Act belong to other provisions and are not interchangeable with these. A.R.S. 33-1368, for example, has its own five-day and ten-day notices.

Counting the thirty days

Section 33-1375 contains no counting words. The calendar-day rule in 33-1368(G) is written for that section only, and the weekend and holiday exclusion in A.R.S. 33-1321(D) belongs to the deposit deadline. Do not carry either over.

Section 33-1375(B) says the notice must be given. A.R.S. 33-1313(B) says a person gives notice "by taking steps reasonably calculated to inform the other in ordinary course whether or not the other actually comes to know of it", and defines receipt separately (hand delivery, or registered or certified mail, deemed received on actual receipt or five days after mailing, whichever is first). Some provisions, such as 33-1368(A), count from receipt; 33-1375(B) does not. The text does not say which date governs a mailed notice. A hand delivery on a date you record avoids the question.

Our arithmetic below counts calendar days and does not count the day the notice is given; the text states no method. Rent is due on the 1st.

If rent is due on the 15th (33-1314(C) lets the parties agree the date), notice given Monday 5 October reaches Wednesday 4 November, so the earliest rental date is Sunday 15 November 2026. Rows with exactly 30 days leave no margin, since the text states no counting method; give notice earlier. The text also does not say in so many words what happens on the rental date; the natural reading is that the tenancy ends on it.

Rent increases

• Rent is a lease term. 33-1314(A) lets the parties include "terms and conditions not prohibited by this chapter or any other law, including rent".
• The only place the Act's text mentions raising rent is the retaliation ban in 33-1381(A), below. No notice period, percentage cap, form, or limit on frequency appears.
• Not in the text: whether a landlord may change rent mid-tenancy by notice alone or only by agreement, and whether the 30 days in 33-1375(B) apply to an increase. Check your lease for a rent-change clause and ask an Arizona attorney. Do not import a 30-, 60- or 90-day rule from another state.
• Section 33-1329(A) says cities and towns lack the power to control rents on private residential property. Section 33-1329 contains an exemption for housing owned or subsidized by public agencies; this guide does not cover it, read the section.

Retaliation

A.R.S. 33-1381(A) says a landlord "may not retaliate by increasing rent or decreasing services or by bringing or threatening to bring an action for possession" after a tenant complains to a government agency about a health-and-safety code violation, complains to the landlord of a 33-1324 violation, joins or organizes a tenants' union or similar organization, or complains to an agency under the wage-price stabilization act. Under 33-1381(B), "evidence of a complaint within six months prior to the alleged act of retaliation creates a presumption that the landlord's conduct was in retaliation". Read subsection C for the exceptions.

Holdover under 33-1375(C)

If the tenant remains in possession without the landlord's consent after expiration of the term or termination, the landlord "may bring an action for possession". If the holdover is "willful and not in good faith", the landlord may also recover "an amount equal to not more than two months' periodic rent or twice the actual damages sustained by the landlord, whichever is greater". Good faith means "honesty in fact in the conduct or transaction concerned" (A.R.S. 33-1310(5)). If the landlord consents in writing to continued occupancy, 33-1314(D) applies.

Example, figures ours: rent $1,400; the tenancy ends Tuesday 1 December 2026; the tenant stays and the holdover is found willful and not in good faith. Two months' rent is $2,800. If actual damages are $900, twice that is $1,800, so read as written the ceiling is $2,800. If damages are $1,600, twice is $3,200, so the ceiling is $3,200. The text says not more than; it does not say who sets the amount below the ceiling.

Section 33-1375(C) says an action for possession but names no procedure. A.R.S. 33-1377(A) ties special detainer actions to the remedies in 33-1368, and A.R.S. 12-1171 covers a person who wilfully holds over after demand. How they fit a holdover after a 33-1375 notice is not spelled out in the text; ask the justice court clerk or an Arizona attorney before filing.

Our template

Our template; the statute requires written notice that specifies the periodic rental date, and gives no wording.

NOTICE OF TERMINATION OF MONTH-TO-MONTH TENANCY
(A.R.S. 33-1375(B))

Date notice is given: [date]
How given: [hand-delivered to ____ on ____ / other method]
To tenant(s): [names]
Premises: [street address, unit, city, AZ ZIP]
From landlord: [name]    Address for notices: [address]

This is written notice that the month-to-month tenancy of the
premises above will terminate on [periodic rental date, at
least 30 days after the date this notice is given].

Please vacate and return all keys on or before that date.
[Optional: rent through that date stays $[amount] per month,
due on the [day] of each month.]

Landlord signature: ______________   Date: ____________

Do this

1. Confirm the tenancy has no fixed term and read the lease for any notice or rent-change clause.
2. Find the periodic rental date (the lease; or the 1st if unstated).
3. Count back at least 30 days from it, using the table, and add a margin.
4. Fill in the template, sign and date it, keep a copy.
5. Hand deliver and record the date, or follow 33-1313(B) for mail and keep the receipt.
6. Put any permission to stay past the date in writing.

Common mistakes

• Treating the 30 days as a rent-increase period; the text does not say that.
• Naming an end date that is not a periodic rental date.
• Giving oral notice; the text says written.
• Importing calendar-day or weekday rules from 33-1368(G) or 33-1321(D).
• Raising rent soon after a repair complaint (33-1381).
• Letting the tenant stay with no writing and assuming nothing changed; 33-1375(C) turns on written consent.

Checked against the text published on azleg.gov on 5 October 2026.

Sources

• A.R.S. 33-1375 — Arizona Legislature, Arizona Revised Statutes
• A.R.S. 33-1314 — Arizona Legislature, Arizona Revised Statutes
• A.R.S. 33-1368 — Arizona Legislature, Arizona Revised Statutes
• A.R.S. 33-1321 — Arizona Legislature, Arizona Revised Statutes
• A.R.S. 33-1313 — Arizona Legislature, Arizona Revised Statutes
• A.R.S. 33-1329 — Arizona Legislature, Arizona Revised Statutes
• A.R.S. 33-1381 — Arizona Legislature, Arizona Revised Statutes
• A.R.S. 33-1310 — Arizona Legislature, Arizona Revised Statutes
• A.R.S. 33-1377 — Arizona Legislature, Arizona Revised Statutes
• A.R.S. 12-1171 — Arizona Legislature, Arizona Revised Statutes
• A.R.S. 33-1324 — Arizona Legislature, Arizona Revised Statutes

Related guides

• Arizona Security Deposit Return: The 14-Day Clock Explained
• Maximum Security Deposit in Arizona: 1.5 Months of Rent
• Arizona 5-Day Notice to Pay Rent or Quit (A.R.S. 33-1368(B))
• Arizona 10-Day Notice to Cure a Lease Violation (A.R.S. 33-1368(A))
• Arizona Eviction Process: Special Detainer Steps and Deadlines
• Can a Tenant Stop an Arizona Eviction by Paying Rent? (33-1368)
• Arizona Landlord Entry Notice Rules Under A.R.S. 33-1343
• Arizona Landlord Failed to Repair: Tenant Remedies and Deadlines
• Arizona Late Fee Law for Landlords: What the Statute Says
• Arizona Abandoned Tenant Property: Landlord Rules, A.R.S. 33-1370
• Arizona Landlord Retaliation Rules Under A.R.S. 33-1381

Informational only, not legal advice. Statute text checked against the Arizona Revised Statutes (Title 33, Chapter 10 and Title 12, Chapter 8, Article 4) as published at azleg.gov on October 5, 2026. Statutes change every legislative session and a court may read them differently than a summary does; for a dispute, an eviction or anything expensive to get wrong, talk to an Arizona landlord-tenant attorney.