Is there an Arizona law that states how often a landlord must paint and/or replace carpet or that the landlord must do these things after a tenant vacates and before a new tenant moves in?

No. The Act requires: "The landlord shall:... (2) Make all repairs and do whatever is necessary to put and keep the premises in a fit and habitable condition." (See ARS Sec. 33-1324(A)(2)). But the Act does not require the landlord to: (1) paint the walls, (2) replace or clean the carpet, (3) sanitize the kitchen or bathrooms or (4) change the locks, before renting to a new tenant or at specific intervals. Naturally, the landlord may do all or some of those things, but the Act does not require it.

Comments

[michael wiley]

If the AC unit breaks down is there a required time frame that it needs to be repaired? It was 108 degrees and the landlord had someone there within 24 hrs.

Response by Carlton C. Casler. The Act does not give a specific time (i.e., a certain number of days) within which the landlord must fix the air-conditioner. Section 33-1361 allows a tenant to give the landlord a five day notice for issues affecting health and safety. Loss or air-conditioning in the summer certainly affects health and safety, but five days may be too long. Section 33-1364 allows a tenant to give "reasonable" notice to the landlord regarding air-conditioning and then, if not repaired by the landlord, the tenant may (1) procure substitute services and deduct it from the rent or (2) recover damages based on the diminished value of the rental unit, or (3) procure substitute housing and the tenant is excused from paying rent for the time the tenant was in substitute housing. The issue, of course, is what is "reasonable" notice to the landlord when the air-conditioner fails when the outside temperature is 100 degrees, or 110 degress, or 120 degrees? Each case will be different and different judges will rule differently. My recommendation is to call the landlord and discuss the problem. You can normally tell when a landlord is doing everything humanly possible to get the problem fixed quickly. You can also tell when a landlord is not acting quickly. If the former, give the landlord at least 24 hours to take action. If the latter, give the landlord a written notice and select the option in ARS 33-1364 that best suits your situation.