The 14-Business-Day Rule: What Arizona Renters Need to Know

Understanding Arizona's strict deadline for security deposit returns and how to calculate business days correctly.

What Is the 14-Business-Day Rule?

Arizona Revised Statutes § 33-1321 gives landlords exactly 14 business days to either:

1. Return your full security deposit, OR
2. Provide an itemized statement of deductions along with any remaining deposit

If they miss this deadline, they've violated the law. Period. No excuses.

Why "Business Days" Matters

Here's where landlords get tricky: "business days" is NOT the same as calendar days. Business days exclude:

• Weekends — Saturday and Sunday don't count
• Federal holidays — New Year's Day, Independence Day, Thanksgiving, Christmas, etc.
• State holidays — Arizona state holidays
• The day you move out — Day zero doesn't count

This means if you move out on a Friday, your landlord actually has closer to 20 calendar days, not 14. But if you move out on a Monday, they have exactly 14 business days (assuming no holidays).

How to Calculate Business Days Correctly

Let's break down a real example:

Scenario: You move out on Friday, December 1, 2024.

• Day 0 (Friday, Dec 1): Move-out day — DOESN'T COUNT
• Day 1 (Monday, Dec 4): First business day
• Day 2 (Tuesday, Dec 5): Second business day
• Day 3 (Wednesday, Dec 6): Third business day
• Day 4 (Thursday, Dec 7): Fourth business day
• Day 5 (Friday, Dec 8): Fifth business day
• Saturday/Sunday: DON'T COUNT
• Day 6 (Monday, Dec 11): Sixth business day
• Day 7 (Tuesday, Dec 12): Seventh business day
• Day 8 (Wednesday, Dec 13): Eighth business day
• Day 9 (Thursday, Dec 14): Ninth business day
• Day 10 (Friday, Dec 15): Tenth business day
• Saturday/Sunday: DON'T COUNT
• Day 11 (Monday, Dec 18): Eleventh business day
• Day 12 (Tuesday, Dec 19): Twelfth business day
• Day 13 (Wednesday, Dec 20): Thirteenth business day
• Day 14 (Thursday, Dec 21): Fourteenth business day — DEADLINE

Deadline: Thursday, December 21, 2024

That's 20 calendar days, but only 14 business days. Landlords often miscount this intentionally.

Common Calculation Mistakes

Mistake #1: Counting weekends

Some landlords count Saturday and Sunday, giving themselves extra time. This is illegal.

Mistake #2: Counting the move-out day

The day you move out doesn't count. Deadline starts the next business day.

Mistake #3: Ignoring holidays

Federal and state holidays don't count. If your deadline falls on a holiday, it extends to the next business day.

Mistake #4: "We need 30 days"

Some landlords claim they need 30 days. This is completely false. The law says 14 business days, period.

What Happens If They Miss the Deadline?

If your landlord doesn't return your deposit or provide an itemized statement within 14 business days, they've violated ARS § 33-1321. You can:

1. Send a demand letter — Cite the law and demand return of your deposit
2. File in small claims court — Most deposit disputes are heard in Justice Court
3. Recover double damages — Arizona allows you to recover twice the amount wrongfully withheld
4. Recover attorney fees — If you hire an attorney, landlord pays

Most landlords settle immediately after receiving a proper demand letter. They know they violated the law.

Providing Your Forwarding Address

Your landlord must mail or deliver the deposit/statement to your forwarding address. To protect yourself:

• Provide it in writing — Email or text counts, but keep a copy
• Provide it before move-out — Give it when you notify them of move-out
• Keep proof — Save the email or text where you provided it

If you don't provide a forwarding address, landlord can mail to your last known address (the rental property). Always provide a forwarding address in writing.

What If They Send an Itemized Statement Late?

If your landlord sends an itemized statement AFTER the 14-business-day deadline, it's still a violation. The law requires them to:

1. Return full deposit, OR
2. Return remaining deposit + itemized statement

Both must happen within 14 business days. A late statement doesn't excuse missing the deadline.

Disputing Deductions

Even if your landlord provides an itemized statement on time, you can still dispute unfair deductions:

• Review each deduction — Are they legitimate?
• Check for normal wear and tear — Landlords can't charge for this
• Check for pre-existing damage — Compare to your move-in photos
• Verify costs — Are repair costs reasonable?

If deductions are unfair, send a demand letter disputing them. Include your evidence (photos, documentation).

How DepositGenie Automates This

Manually calculating business days is confusing and error-prone. DepositGenie:

• Automatically calculates your 14-business-day deadline
• Excludes weekends and holidays correctly
• Sends deadline reminders so you never forget
• Tracks when landlord responds — Did they meet the deadline?
• Generates demand letters if deadline is missed

No more manual calendar counting. No more confusion about weekends. DepositGenie handles it all.

Real-World Example

Sarah moved out of her Tucson apartment on Friday, November 3rd. Her landlord claimed he had until "November 17th" to return her deposit.

Sarah's calculation:

• Move-out: Friday, Nov 3 (Day 0 — doesn't count)
• Day 1: Monday, Nov 6
• Day 14: Thursday, Nov 23
• Deadline: Thursday, November 23

Landlord sent deposit on November 20th — on time. But Sarah had her deadline tracked in DepositGenie, so she knew exactly when to expect it.

When another landlord tried to claim he needed "30 days," Sarah knew the law and demanded her deposit immediately. She got it back.

Bottom Line

The 14-business-day rule is powerful, but only if you know how to calculate it correctly. Most landlords miscount intentionally or unintentionally.

Don't let them get away with it. Know your deadline. Track it. Demand compliance.

With DepositGenie, you have automatic deadline tracking that handles all the calculations for you. No confusion. No missed deadlines. Just protection.