🚫 What Arizona Law Does NOT Say

Arizona landlord-tenant law (ARS Title 33) does not set a fixed replacement schedule for carpet, flooring, paint, or appliances.

There is no “5-year rule” written into Arizona law.

✅ Why the 5-Year Guideline Is Commonly Used Anyway

Under Arizona law, tenants cannot be charged for normal wear and tear.

Carpet is widely considered to have a useful life of ~5–7 years in a rental.

So if:

➡️ You generally cannot charge a tenant for replacement, even if it looks rough.

That’s why many property managers plan replacement around that mark.

If carpet is older:

Example:

Using a 5-year cycle helps avoid disputes and chargebacks.

Arizona law does require rentals to be:

While ugly carpet alone isn’t illegal, carpet that is:

can:

Replacing earlier often saves money long-term.

From an accounting perspective:

This aligns legal, tax, and operational logic.

Typical best practice: