If you’re a property owner in Arizona, one of the most common questions we get at Capstone Realty Professionals is: “What condition should I expect my property to be in when my tenant moves out?” The answer depends heavily on how long the tenant lived there—and understanding what’s considered “normal wear and tear” versus tenant damage is key.
Let’s break it down by timeline and clarify what you should expect, what you may need to repair, and who’s responsible under Arizona law.
What to Expect:
Light scuff marks on walls and baseboards
Carpet wear in high-traffic areas
Nail holes from pictures or artwork
Dust accumulation in vents or blinds
Typical Owner Responsibilities:
Interior paint touch-ups or repainting (depending on wear and paint quality)
Professional carpet cleaning
HVAC filter replacement
General deep cleaning
Tenant Responsibility:
Repairing excessive wall damage (large holes, unapproved paint colors)
Cleaning the unit thoroughly
Replacing broken items that were caused by negligence
Arizona Law Says: Tenants must return the property in the same condition they received it—minus normal wear and tear (ARS § 33-321). For one-year tenants, most costs fall under the owner’s responsibility unless there is visible tenant-caused damage.
What to Expect:
Worn-out carpet or flooring that may need replacement
Fading paint, scratches, or peeling
Outdated or worn appliances
General aging of plumbing fixtures or hardware
Typical Owner Responsibilities:
Replacing carpet or switching to durable hard-surface flooring
Full interior repaint
Appliance evaluation or upgrades
Updating bathroom/kitchen fixtures
Tenant Responsibility:
Any major damage beyond reasonable use (e.g., pet stains, broken doors, cracked tiles)
Failure to maintain cleanliness or report maintenance issues
Arizona Law Says: Five years is considered a significant occupancy term. Most interior finishes are nearing or at the end of their useful life. Owners should budget for updates that align with tenant lifecycle and market expectations. Security deposits may still be used for excessive damage, but not for general aging.
What to Expect:
Flooring, paint, and cabinetry at or past their useful life
Likely updates needed to lighting, electrical, or plumbing systems
Possible HVAC system or roof issues depending on age and maintenance
Potential for more extensive deferred maintenance
Typical Owner Responsibilities:
Full interior rehab: flooring, paint, appliances, fixtures
Potential exterior updates (paint, landscape cleanup)
Code compliance updates if systems or safety standards have changed
Tenant Responsibility:
Damage due to neglect (e.g., water leaks not reported, structural damage, unauthorized modifications)
Clean-out of any personal belongings or debris
Arizona Law Says: After a decade, almost all cosmetic and mechanical items fall under natural wear and tear. Owners should expect to invest in substantial turnover improvements to bring the property to market-ready condition. Tenant accountability is limited to damage caused by neglect or misuse.
At Capstone Realty Professionals, we help you plan for long-term maintenance, assess move-out conditions fairly, and hold tenants accountable when appropriate. Our thorough move-in and move-out documentation, regular inspections, and proactive maintenance approach ensure you’re not caught off guard—whether it’s year 1 or year 10.
If you’re not sure what your property needs after a tenant vacates—or if you’re planning for a long-term hold—we’re here to help. Let’s make your investment work for you, with the right expectations and the right team by your side.
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