Breaking a 3-Year Arizona Lease: Your Real Options

Richard Montgomery on Feb 24, 2026

Dear Monty: I have a question concerning a three-year lease in Arizona. Some life-altering events have transpired after the original lease was signed on or about April 8, 2024. Move-in costs were $1,800 for the first month and a $1,000 cleaning fee. I've sent the homeowner a request to vacate the property early, but there isn't specific language about early termination, except allowing a 48-hour notice to allow a potential new tenant to view the condo and sign a new lease. What are my options under Arizona state law?

Monty's Answer: You're facing limited contractual escape routes. Arizona landlord-tenant law (Arizona Revised Statutes Title 33, Chapter 10) provides automatic early termination rights for specific protected categories. Consider these realistic options:

Option 1: Negotiate a Mutual Termination Agreement. Your strongest option is to negotiate directly with the landlord. Under Arizona law, parties may mutually agree to terminate any contract. Propose specific terms: offer to forfeit your cleaning deposit, pay one additional month's rent as consideration and commit to leaving the property in excellent condition. Frame this as solving their problem; they get the property back with minimal vacancy and can potentially increase rent in today's market. The Arizona Residential Landlord and Tenant Act (A.R.S. Section 33-1310) allows parties to modify lease terms by mutual written consent.

Option 2: Explore Protected Early Termination Rights. Arizona law provides narrow early termination rights. Under A.R.S. Section 33-1318, you can terminate if you're a victim of domestic violence with proper documentation (protective order or police report). Military personnel have federal protections under the Servicemembers Civil Relief Act. Health-related relocations to nursing facilities also qualify under A.R.S. Section 33-1365. If your "life-altering events" fall into these categories, you have legal standing.

Option 3: Assignment or Sublease. If your lease doesn't prohibit it, you could find a replacement tenant. Arizona law doesn't automatically grant sublease rights, but the 48-hour showing provision you mentioned suggests the landlord may be open to tenant replacement. Propose finding a qualified replacement tenant who would assume your lease obligations. Use platforms like Facebook Marketplace to locate prospects. Get everything in writing with the landlord's approval.

Option 4: Document Habitability Issues. Arizona's implied warranty of habitability (A.R.S. Section 33-1324) requires landlords to maintain safe, sanitary conditions. If maintenance issues persist and the landlord hasn't addressed them despite written notice, you may have grounds for constructive eviction. This is a higher-risk strategy requiring documentation and potentially legal counsel.

Option 5: Accept Financial Consequences. If negotiation fails and you don't qualify for protected termination, understand your liability. Under A.R.S. Section 33-1310, tenants who break their leases remain responsible for rent until the landlord re-rents the property or the lease expires. Arizona law requires landlords to make reasonable efforts to mitigate damages. Simply walking away will damage your credit and rental history.

If I were where you are: Start with Option 1 while simultaneously exploring Option 3. Document everything in writing. That $1,000 cleaning fee seems questionable; Arizona law (A.R.S. Section 33-1321) limits non-refundable fees, though interpretation varies.

Consider consulting with a tenant rights attorney for a case-specific analysis. The Arizona Tenants' Rights Handbook from the Community Legal Services provides additional guidance at clsaz.org.

Richard Montgomery is a syndicated columnist, published author, retired real estate executive, serial entrepreneur and the founder of DearMonty.com and PropBox, Inc. He provides consumers with options to real estate issues. Follow him on Twitter (X) @montgomRM or DearMonty.com.

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