Getting Your Property Rent Ready in Arizona

General Requirements: 

While not all of the following items are explicitly required by law, our company's standards have evolved over the years to set the proper expectations for the landlord-tenant relationship and to achieve the best results in renting out investment properties. These additional requirements help ensure a consistently high-quality living experience for our residents and allow us to advertise and lease the property quickly.

• The property must comply with all pool safety regulations when a pool, spa, or other water feature is accessible. Additional details below.
• Security bars or other obstructions placed over bedroom windows must be removed; this is to maintain the window's function as an emergency escape route.
• Property professionally cleaned and free of trash and debris, inside and outside.
• HVAC system in good operating condition, with a new filter installed.
• All mechanical elements, including appliances, operate fully as designed.
• Caulking in the kitchen and bathrooms clean and free of mildew.
• Professionally cleaned to 'Hotel Room Clean' standard.
• Carpet professionally cleaned and looks fresh.
• All painted surfaces fresh, with no mismatched touch-up areas and repainting done corner-to-corner.
• Bedrooms and publicly visible windows must use vertical blinds or mini-blinds as the window treatments.
• No personal property or items left in the unit, including indoor furniture, exterior furniture, decor, toiletries, etc.
• No lawn equipment, such as mowers or tools, left on the property.
• Garage floor swept.
• No exterior debris.
• Lawn cut and landscaping fresh and clean.
• All light bulbs are working.
• Doorstops installed throughout the property.
• Sliding or bi-fold doors on sliding tracks slide smoothly.
• Service Star will rekey all locks on the property after the prior occupant has moved out.

Ultimately, taking the time to ensure the property is in excellent, rent-ready condition will pay dividends in the form of higher-quality tenants who take pride in their living space. This benefits both the landlord and the tenant for the duration of the lease.  

These lists cover the most important and often overlooked items to ensure a property is fully rent-ready in Arizona, in compliance with the Residential Landlord and Tenant Act (ARS 33-1324) and other relevant statutes (ARS 9-1303). As a property management company, we are committed to upholding these standards to provide a safe and well-maintained living experience for our residents.

Pool Safety Requirements:

In addition to the standard interior and exterior requirements, properties with a pool, spa, or other water feature present an increased liability for the landlord. When a private residential property includes these types of amenities, the owner has a heightened duty of care to ensure the safety of all tenants and their guests. Improper maintenance or lack of proper safety precautions around a pool can lead to serious injuries and even fatalities. As such, our company has strict guidelines for the condition and security of any pools, spas, or water features on the rental property prior to the tenant taking occupancy.

While each city has its own set of requirements, Service Star Realty applies the strictest rules across all of the properties we manage to guarantee compliance. Here are the items that we inspect for when looking at pool safety:

If fencing is present

• The Fence itself – Is at least 5 feet tall.  It surrounds the entire pool.  It is made of wrought iron or metal; mesh is not acceptable. The fence has no openings that exceed 4 inches.  Any horizontal bars are a minimum of 45 inches apart, and it is at least 20 inches from the water’s edge.
• The Pool Gate – It is self-closing and self-latching, and it opens outwards, away from the pool.
• The Gate Latch – It is on the interior of the gate, at least 54 inches from the ground and a minimum of 3 inches from the top.  There are no openings to reach through the gate to access the latches that are greater than ½ inch.

If there is no fencing present

• Doors leading to the backyard – They are self-closing, self-latching and the latch/release is at least 54 inches above the ground.
  • Sliding doors: Self-closing, or Allen Head.  *Pegs and thumb screws are not accepted.
  • French doors: Both doors are self-closing and latch correctly, opening inward, away from the pool.
  • Door alarms are not sufficient to take the place of any of these requirements.
• Windows accessing the backyard – Thumb Bolts are OK – the placement is to be: 54 inches high, doesn’t allow window to open greater than 4 inches.  Windows within 5 feet of water’s edge and lower than 5 feet must be tempered glass.

• Public access gates –

  • Pedestrian gate: self-closing and self-latching, opens outwards away from pool.  Its latch is at least 54 inches from the ground and is at least 3 inches from the top, with no openings to reach through the gate to reach the latch greater than ½ inch.
  • RV Gates: the pedestrian side is self-closing and latching, the other side is padlocked.  All gates wider than 4 feet must be padlocked.
• Doggie Doors – Either none or they are screwed shut. The plastic insert that is easily removed is not acceptable.

Unique City Requirements – Only required where indicated:

• Scottsdale – If the pool area is accessible by a window that has a sill height of 48 inches or less, a “Water Hazard Entrance Alarm” is required.

• Surprise - The pool fence ground clearance cannot exceed 2 inches regardless of the subfloor type (concrete, grass).
• Buckeye - Pools must be fenced on 4-sides. No wall with a window or door access can serve as pool fence. Property barrier wall can act as a fence wall if it meets height requirement.

Important information to keep in mind:

Properties with pools, spas, hot tubs, or other water features require additional safety precautions to limit liability. Any attractive nuisances like diving boards or slides must be removed from the premises for safety and liability purposes. All pool safety equipment, barriers, and security measures must be fully compliant and in working order prior to the property being advertised and leased. Hot tubs, fountains, ponds, and other water features are subject to the same stringent safety standards. Ongoing professional pool maintenance services are mandatory, either through Service Star Realty's vendor or the owner's own contractor, with the owner responsible for all related costs. Showings and access to the property will be postponed until all pool safety requirements are met, as these measures are non-negotiable for reducing risk and liability.

At Service Star Realty, we are deeply committed to the success of our landlord clients and the quality of the rental experience for their tenants. The meticulous attention to detail we apply when preparing a property for the market is an investment that pays dividends in the form of faster leasing, higher-quality tenants, and fewer ongoing maintenance issues. By rigorously addressing every aspect of a home's condition, functionality, and safety, we set the stage for a smooth, profitable rental experience that benefits both the owner and the occupant.

Our comprehensive standards go above and beyond legal requirements because we know the care and quality of the rental home directly correlates to the caliber of applicants it will attract. Ultimately, our goal is to make the rental process as seamless as possible for our clients, while also providing their tenants with a living environment they can be proud of. This unwavering commitment to excellence is what has made Service Star Realty a trusted partner for property owners across Arizona.