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Landlord and Tenant Rights and Responsibilities

Questions & Answers

Question: What is a security deposit, and how much is your landlord allowed to charge you for it?

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Question: the landlord was notified that our cooler wasn't working and has still done nothinbg. for two weeks we had to sleep outside because the house was between 115 and 122 degrees inside. now they say the cooler is fine pay the rent. what can i do?

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Question: I just signed another year lease. My company is moving the office to another state, so I'm losing my job. I was told I could get out of my lease. Can I get a letter from my company stating they are moving the office out of state (more that 50 miles) and present it to the landlord, and they will have to let me out of my lease, she said this is Az. law. Is this True?

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Question: WHAT CAN I DO IF MY LANDLORD DESTROYED OR DISPOSED OF MY PERSONAL PROPERTY PRIOR TO 21 DAYS AFTER THE WRIT OF RESTITUTION WAS EXECUTED AND I MADE AN ATTEMPT TO RECOVER IT PRIOR TO THE 21 DAYS EXPIRING?

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Question: Our landlord overlooked a 4% increase in rent over the past two years and has issued an invoice for the past amount. Keep in mind he has issued invoices each month in an amount which we paid. Is the landlord allowed to charge an amt greater than the monthly invoices (ratification).

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Question: Recently in my apartment the refrigerator went out andwas repaired by a repair man the manager sent over and the repairman stated that for me to write out a list of food that was lost and take to the office.this was done and I also sign the paper stating that this in fact did happen.the manager stated that under normal situation the landlord is not responsible for the food that was lost,but because the repairman stated that he would make sure I would get paid for food lost.I would have to take this up with my insurance (Renter's insurance) about $75-100 worth of groceries.The manager has offered to deduct $75 dollars off of rent for the following month,and i agreed to this. The question is am I to be responsible for food that was lost ,when the appliance came with the apartment?this is not the first time this has happen to me.should I contact my insurance company regarding this issue?

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Question: I am being evicted due to non-payment of rent, when I asked our landlord if she would use our security deposit towards rent owed, she stated that is not allowed under AZ law. However, in the AZ Landlord and Tenant Act it states that Security deposits may be used towards the payment of all rent. Which is correct?

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Question: We are being evicted, our landlord served us three papers, each of which stated a different reason for eviction, loudness, smoking, non-payment of rent etc. Do her statements have to be consistent with one another? If so, can I use her inconsistency as a defence in court?

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Question: My landlord is trying to evict us for non-payment of rent. I called her and offered to pay her rent through a charity. She refused it and said that she does not accept rent from charities.  Can I use this as a defense?

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Question: Can my landlord evict me for any reason at all?

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Question: Can I stop the eviction if it will leave me without a home?

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Question: I had a written lease for a residence.  Before my lease expired, the landlord put the property I had under lease up for sale.  When I saw that the landlord had put the property up for sale, I moved out of the leased property two months before the lease had expired.   Did I breach my lease?  If I did breach my lease, how do I calculate how much money I owe the landlord?

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Question: We have not had a working toilet in our apartment for 6 days, who do we contact to get action.

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Question: My landlord comes to my house unannounced very often.  Since January he has been here every day.  He brings his son and they work on cars in the backyard from morning until eleven o'clock at night sometimes.  The lease says he has access to the shed.  My landlord says that because the lease says he has access to the shed, he is justified.  He also enters my house when nobody is home/  What should I do?

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Question: Six months into a twelve month lease my landlord sold the property. Now the new landlord is telling me that I must sign a new lease. Although she is not raising our rent, other provisions of the new lease are objectionable to me. Must I sign this new lease to preserve my status as a legal tenant, or must the new landlord accept the terms of my original lease?

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Question: I have lived in same Apt for 11 yrs, on my 3rd landlord, no lease , month to month. Recently he raised my rent again, 2nd time in 2.5 yrs. Now he renting the vacent apts for less than what I have to pay now. Is that legal??

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Question: We turned in the emergency form ARS 33-1361 for our landlord to repair leaks and mold that is growing from these leaks. Once the 5 days are up and no repairs have been made, what are the steps to take afterwards?

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Question: I am a landlord and my tenant(s) failed to pay their water bill in time. The water company should have shut off their water once the bill was overdue by 30 days but because the tenant(s) had children they decided to leave the water on for an extended period. The tenants moved out and never paid the bill and now the water company claims that I have to pay the bill because I am the landowner. I live in Mayer, Arizona and I question the legality

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Question: The landlord recently handed out notices to everyone that they owe tax on their January rent and the rent tax has increased 2%. There was no notification of the increase and they are also taxing the tax amount stated in the lease. Example: My rent is $550 + $10tax, I now owe $1.10 for January and $1.10 every month there after. I know the amounts are low but in principal. Can they do this and try an evicition over it?

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Question: I just moved from another state and my old lanlord has not paid me back my deposit yet. I spoke to hime 2 months ago and he said he would send me my deposit in the mail; I still havent received it and he won't answer or return my call. What am I able to do now that I'm in another state?

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Question: We are schedule to move out on 1/31/08. Landlord has offer to have a mock walk thru on 1/24 to let us know of anything she notices that would need fixing. We are then having the final walkthru on 1/31/08. She may not catch all items until after 2/1/08 when she is cleaning, etc. Is this true that she can go back after our final walkthru and find things without us being there and after the fact?

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Question: I leased my home using a legit lease form accepted one months down for a security down. They stayed for 5 months, lived there for 2 months without paying rent before they dissapeared and trashed the home, we had to pay $2500.00 in repairs and I have not been able to re-rent the place still for 2 months. It was a 2 year signed lease. Will I have a chance to win if I take them to small claims court? I know where one of them work. Thanks Jim

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Question: I didn't pay rent this month due to the landlord not fixing anything within the last six months. I decided to move since they are not fixing anything. Can the landlord lock my possesions in the house or do they have to give me a notice first?

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Question: What happens if a landlord fails to give an itemized list of damages, and the amount owed to landlord in the 14 day period?

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Question: I live in a small town and rent on a primative dirt road that is not maintained by the county. My road is now a major mud pit and has very big ruts that I can't get my vehicle through. I contacted my landlord and he told me that it was not his problem. According to the county it is the responsibility of all property owners to maintain the road yet he still refuses to assess the situation. Can I send him a repair letter??

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Question: If my roomate is active military and receives short notice orders to move does that break his part of the lease and require remaining tenants to fufill his responsibility on lease or does that break the lease for all tenantes.

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Question: I put in my thirty day notice because of water being shut off without notice, fire extinguisher was not provided and fire department had to come, mold, mushroom growing in floor board, drug dealer living downstairs. they are aware of all these things. What are my rights in all this? Thanks.

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Question: I just rented a House in Florence AZ and I recieved a letter of trustee sale or foreclosure. I spoke with the Landlord and his property managment and they want us to stay here. Now the problem is that we were decieved to rent the house. One of the questions ask before the house was rented was if the house was in a foreclosure sale due that the rent was cheap $800. Now the management company is been rude. verbaly and the landlord as well. We told them we want the deposit back and we also told them that we were going to move this month because we do not want to find ourselves in the street when they lock the house. They became extreamly disgruntal about the hole situation, and now the property manager said that she is going to try to get us evicted this week or so, now keep in mind that we paid this month rent already. I need to know what to do cause it is getting very unconfortable. due that I have to little kids living in the house.

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Question: Does a landlord have to give the tenant interest on your security deposit in the state of Arizona?

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Question: Our landlord has not complied with A.R.S 33-1321, we have done everything required by law this far. What form needs to be filled out to file a complaint with the Justice Courts?

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Question: I live in a place that was built in the 60s and the plumbing is still the old school piping (not plastic) but our toilet is brand new. My sister put a baby wipe down the toilet and it plugged up the piping. The plumber came out and said normally a wipe is fine to flush but because the piping is ancient you can't. So it cost $200 to fix the problem and our landlord handed us the bill. Is this right? Shouldn't they be paying for this?

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Question: My landlord put a notice to pay rent or quit on my door for harrassment because I questioned her about property (SRP electricity pre-paid box) belonging to my mother and also because I talked to her about trying to make my mother pay rent for an apartment she vacated two months prior with the landlords consent. The landlord let my brother take over the apartment and didn't pay. What can I do I am going to refuse to move

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Question: I never signed a lease when I moved in to my current home in Scottsdale. I did, however, give a 'last months' rent as a deposit. How much notice is required by law prior to move out, and am I able to recover the balance if I gave a notice on the 10th of the month, had already paid that month's rent in full, and would like to receive the full 'last month's rent deposit back?.

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Question: When a Landlord is going to evict you, what process do they have to go through to insure the Notice gets to you?

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Question: I had mold and filth in my A/C unit and gave the landlord 10 days to repair it. They did not and we were still sick so I gave my 30 days notice to move out. They refused to recognize they broke the law and is pursuing to charge me the early termination fees. Can they do that !!? Why won't the health department get involved in the mold situation?

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Question: does a five day notice have to be signed or notorized by the landlord and can it be given to any one that is home or to the tentants, cna the personm the five day notice give anyone info to regards to the tentants payment or to be seued ?

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Question: Must my tenants be present when I conduct the move-out walk-thru even if I feel threatened by them? They are bigger than I and our last conversation consisted of them yelling, using foul language towards me, hanging up, calling me back to continue to be verbally abusive and I heard slamming in the background.

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Question: I am having a situation similar to what you describe regarding my old landlord withholding my deposit, and not contacting me at all after our walk through, when i had verbally requested an itemized list of deductions. it has been 20 business days and he has not contacted me. I'm looking for the text of Schaefer v. Murphey to read. Your article mentions the case, but I can not find any more information about it. Any help would be much appreciated

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Question: What do I do if I am being harrassed by my property manager?

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Question: My husband and I are separated (not legally yet) and I was wondering if going through a separation or divorce gives you the right to break your lease from an apartment. Is this true?

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Question: We notified landlord we are terminating our lease that is effective through September 08. We actually vacated the house June 11. We asked landlord to find another tenant that could move in before out lease is up so we can get out of our lease early. Landlord said they were looking for new tenant but then said they wanted their friends to move in Jan. 09. They are playing with our money now by not looking for a new tenant. Can they do that?

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Question: It states in my lease that the tenant, "In the event of 'the tenants' failure to give notice of 'the tenants' intention to terminate, 'the tenant' shall be liable for rent for another 30 day period. According to the apartment complex, this means that they can charge rent for an entire month after the lease expires. Is this truly legal?

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Question: My family and I have a lease for property. Today we received a notice taped to our door stating that there was going to be a "notice of trustee's sale" on the property. What rights do we have in this situation? Is this considered our 30 day notice to vacate? What action or responsibility does the management company have in this situation?

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Question: When renting month-to-month after a regular one year lease in an apartment what is the amount of notice rquired by law in order to vacate without penalty.

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Question: What is "Fair wear and tear" and how much can a landlord withhold from your refundable security deposit if there were no damages other than "Fair wear tear" or cleaning

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Question: I am a tenant and the ownr/landlord is losing the property to foreclosure and he just called me today 09-08-08 and told me I need to beout asap by the end odf the week. The question I have is can he do this the property is due to go back to the bank 09-29-08 I plan on begin out then but can he throw me out sooner?

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Question: In arizona is there a law for cps that a family of four cant live in 2 bedroom apatment and landlord knows about it and said ok. husband,wife 16 old girl and 14 teen old boy the kids have there own rooms and husband and wife sleep on the bed couch in the living room

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Question: My landlord told me on the day i moved out (11/30/08) that she had fourteen days to finalize my deposit. it is now the 16th of december and when i called her she said that she had fourteen "working days" to finalize my deposit? after reviewing this website i find nothing about working days stated anywhere in the law and i was wondering what rights i have as a former tenant.

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Question: My co-leasors are moving back to Montana at the end of this month and our lease does not expire until May. What are the ramifications of ending the lease early?

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Question: I put a deposit down on a rental and upon getting the keyes for 12 hours, was allergic to the house-I. I never signed the lease. I informed the owner in writing that I could not live there, and never signed the lease. He is keeping my deposit and saying it is binding because I took the key. Can I get my deposit back if I never signed the lease? He sent me a counter offer to the lease asking for more rent and deposits, and it was never executed.

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Question: Can my landlord claim any damages and keep my security deposit if the house is in foreclosure?

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Question: My landlord has been deducting my security depost for late fee's on payments that have been paid in full and on time what can I do to get my security deposit back?

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Question: Is there a law in Arizona that states my parents must co-sign for me if I am 26 years of age. called Parental or Sponsor Guaranty Form.

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Question: If I signed a one year lease with a landlord and now a new landlord buys the property, does the new landlord have to honor that lease? Or can he tell me to leave? Does he pay my security deposit or does the old landlord pay my security deposit?

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Question: Do i need to pay rent if the house i'm renting is in foreclosure. and if so to who?

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Question: I recently received a letter in the mail from a collections company saying I owe an old apartment of mine money. It has now been 2 yrs and 4 months since I lived there. I completed the move out walk through with a manager and everything was fine. Also, I didn't need to get a security deposit back, because they consider my employer preferred (Didn't have to pay one). So now they want money for some type of damages. So what I want to know is how long does the apartment have to file this claim? Also, since everything was ok at move how do I go about tell the collections company?

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Question: I am renting a home from a Out of state owner our lease states that rent is due on first of each month.Owner Has us send checks for rent to Wifes' Mother that lives about ten miles away.If we send check out in mail when is it considered sent.If its been stamped at post office around end of previous momth is it considered sent owner insists rent is due on 1st regardless of holidays weekends etc.. insists instead of mailing it out I have to run it to her mother which is out of way to from & from work.Do I have any legal backing as far as this is concerned hard to find info.

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Question: my question is: reguarding "earnest deposits" and when they are not refundable/ also what does it mean when you have "first right of refusal to rent a specific property/,

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Question: We re moving out of our rented home and disagreeing with our landlord over wether or not some of the non permanent add ons are "his". A flagpole and pond, both can be removed with virtually no effort, so therefore are not permanent fixtures right? Any help with this would be great, Thanks so much

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Question: How long does a tenant have to file a lawsuit against a landlord for disposing of tenants property. My landlord disposed everything I owned for 30 years after I was evicted and forced to leave at a moments notice. 12 days later everything I owned was discarded without any notice to me. Is ther anything I can do.

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Question: Our lease on our Apt. ended and we had a three month extension. The three months are up and we are moving. the Apt are coming at us saying we are liable for another months rent. The apt. is claiming a 30 day vacancy notice but the lease is already up. i also had one roomate leave and another move in during the lease period. Teh question I have is can they hold us responsible for the one month extra rent?

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Question: Can my landlord evict me if I don't pay them for accidental damage to a carport/storage area that they had their insurance company pay for?

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Question: i have rented from a large realtor for 10 yrs same property my rent is due on the 4th of each month everyone elses due on the 1st at times i have aquired late fees im thinking this is office confusion because of the date can i ask for a print out of all payments to them to check legitiment late fees?

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Question: I recently went to court and got my case kicked out for the reason i sent the 5 day notice via certified mail and didn't wait 10 days to file a forcible detainer?... i waited 7 days?. the judge said it is 5 days for serving it by hand but 10 if it is done certified mail? is this right? thanks

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Question: I am a property manager. I moved some tenants into a rental house that was a bank-owned ( as is) property. There are scorpions. Can the tenant break the lease because of this? I have sent out exterminators but the scopions live on! Of course we did not see any when looking at the property. Thanks.

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Question: I own one rental property, a townhome. Due to financial difficulties, I must sell it. What are the tenants rights while it is listed for sale?What are my rights to show it to potential buyers? If it sells before the lease is up, what can be done if the new owner wants the property to be vacant?

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Question: I moved out of a house that i had rented for over a year. by the landlord that he wished i could stay but understood. I was to know about a new position before the end of May. When it got close i called him and he stated it was ok for me to stay and i could pay half a month at a time. I have returned all keys and sent certified letter as deposit had not been returned. I have heard nothing from him. What is my next step to get the deposit back.

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Question: I sent the Notice of non payment via certified mail, and my tenants haven't picked up the mail from the post office. When Can I file the forcible detainer?

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Question: Is it legal for a landlord to put into our lease a statement that says "If for any reason during the duration of this lease agreement the relationship between Lessor and Lessee is soured, Landlord reserves the right to serve a 30 day written notice to vacate." Isn't this unconscionable? And shouldn't any ability to break a contract be fair to both parties?

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Question: My landlord has not paid property taxes this year and is behind on the morgage pymts. The house is not in foreclosure yet. Does he still have the right to evict me for non-pymnt. ?

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Question: I signed a joint lease and paid my share to leave. The other person did not pay. Can they go after me for the balance?

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Question: The lease for my apartment ended on the 31st of the month. The office assistance told me to turn in my key on the 1st before 5pm. I did as told when I turned in the key on 1st at 3pm they said i will be charged for additional month’s rent due to the extra day i stayed in the apartment not charged for the one day but charged a whole extra $699 rent. They implied that i should have turned the key in the drop box before the office opened and were “sorry” for mis-communication. They directly told me the 1st before 5pm.

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Question: Are there any laws that protect the landlord and/or tenant in regards to late fees that can be incorporated into a lease? Would $10.00 per day after the 3rd day of the month be considered reasonable or excessive. I have tried to research this in the landlord & tenant act but I cannot find anything specific. Would ARS 44-1201 or 44-1201 apply to late fees in regards to unpaid rent?

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Question: I have been in the rental house in AZ for more than 5 years. Now that I am leaving the landlord say's they are charging me late fee from past rent over the last five years. Can they do this even thoe they never said or mention rent was late and there was not late fee asked for. But in the lease it does say there is a late fee if rent is late but has never told me rent was ever late or ever ask for late fee's before me giving my notice to leave

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Question: Does the Landlord have the right to do and inspection without the tenant being present. In this case they refuse to set an appointment. They intent to just walkin while the tenant is away working.

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Question: What if I want to file a small claim against my previous landlord in Tucson but I no longer live in Arizona? Does this have to be done in person?

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Question: I rent with three other people one is planning on moving out by law is she required to give me a certain amount of notice before she moves?We agreed on end of month but she decided to move out tonight the end of the 18th with only giving me 4 hours notice.

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Question: We have lived here in an apt. type setting for 11 months. We are curious if we can break our lease based on several factors. One being that our dryer, which they supplied, has NEVER worked and shocks us (safety issue). We've complained on several occassions (including the month we moved in). Nothing has been done, and now we can't use our dryer. Or, the fact that there wasn't for at least 7 months, common area lights outside. Now there are....or the fact that my husband fell down in an area on the complex with no lights (outside apt. complex). HELP!

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Question: Is there a time limit(yrs,mths,etc.,)on getting a security deposit back from a prevous landlord?

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Question: Our apartment has a black mold problem because of a slow leak in the wall. When out landlords insurance adjustor came to see the damage he informed us that the landlord was required to test the mold to find out if it was toxic. When we asked our landlord about testing he said he didn't have to test it just clean it up. Which is true? We would like them to test it so we know what we have been living in.

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Question: I was served my notices and went to court with my landlord. She got a judgement against me for unpaid rent and was granted a writ of restitution to be received on 9-1-09. On the morning of 9-1-09 when I returned to the property to finish moving, she had locked the gates. My dogs were still there and I had not been served the writ by the constable. Turns out that she did not received the writ until 10:18 that morning but the gates were locked at 8:48 a.m. Does the writ have to be served or is it just given to the landlord and they can do as they please?

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Question: Is there a time frame that a tenant can change their mind about renting, even if they signed a lease? The reason is cockroaches.

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Question: If house is foreclosed on, what does the new owner need to provide to the old owner and how long does the the old owner have to get out by law?

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Question: how long does it take to receive an eviction notice from the court from the time of non payment of rent? I s it a matter of 1-3 weeks or is it 2-3 months?

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Question: have a dog was ok bye late manager now new management whats to change rules

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Question: I am leasing a house threw a management company and found out that the house is in foreclosure and an auction date has already been set. The way I found out is the attorney for the lender posted the notice on our door not by the management company. I had to let them know. Am I still suppose to pay them the lease payment?

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Question: i rent a house that is going for auction. do i have to keep paying him rent or can i keep that months rent so i can move out. how long do i have to move when it is sold.

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Question: My lease states that 2 adults are allowed to leave in the premises. I had a friend stay with me and my landlord forced me to kicked them out. He said that having somebody else stay with me without his approval meant I broke the lease and he could evict me. I have always paid rent on time and he is enforcing rules with me that he is not enforcing with the other tenants. I can't afford a lawyer and I fell harassed. What are my options?

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Question: I rented my houseout Nov 15 2008, and the rental agreement expires on Nov 15th 2013, Is it legal for the tenants to give me a 30 day notice of termination of rental agreement? What do I need to do? What is the law for that?

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Question: Hi ;my two sons and I have been residing at ---- Apartments for the last seven months and lately the manager is accusing us for roaches that showed up all of a sudden and expects for us to pay for the fumigation,or we will be evicted. Who pays for fumigation him or me? Please Help Me Solve this Problem,

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Question: My landlord is withholding all of my security deposit for strange charges I did not know were acceptable. She is charging us for external AC cleaning($350),grass replacement($320),interior paint($880), we filled any holes we made with pictures, we always changed our filter on time, and we had a hired landscaper, how are these items the tenants responsibility and is she allowed to charge us for items that we did not damage, but should be considered wear and tear?

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Question: We began renting a place in Feb. It was advertised as having both a swamp cooler and A/C, which is one of the reasons we chose this particular place. When they came to set-up the swamp cooler it was discovered it needs to be replaced. But now they are telling us that they will not replace it because we have A/C. Are they required to fix it?

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Question: I am breaking my lease, but landlord found new tenants to move in come rent due for next month. Can I request my security deposite back even tho I am breaking my lease?

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Question: is the landlord responsible for pest control, specifically pest control (bedbugs) in the apartment?

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Question: What is the amount of time a landlordnmust give on a "notice of entering"? I have received 2 of them in the last 3 months giving on a 24 hour notice

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Question: My lease for the condo I rent expires 07/31/10. if I move out in June, but still pay June and July's rent, am I considered abandoning the property? Do I need to let the landlord know I am moving out?

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Question: What is the definition of habitable under AZ law. If move into apt. that has new carpet that makes one sick would that be uninhabitable? Thanks

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Question: If your rent is due on the first of the month, and you pay it before the fifth of the month, can he charge late fees in those first 5 days?

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Question: iS THERE A LAW THAT STATES THAT A SINGLE WOMEN WHO HAS A SON HAS TO LIVE IN A HOME WITH AT LEAST 2 BEDROOMS.

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Question: if my landlord made a verbal agreement to except partial payments can he evict me and my 2 minor children after i paid 500.00 towards my rent?

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Question: can my landloed make me move out in 10 days?

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Question: I started my lease in April of 2008. It expired in April of 2009. It's now December of 2010, I have given a 30 day notice to vacate. Am I responsible for nonpayment of rent within the last 3 months even if I haven't had a valid lease in over a year?

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Question: I moved out of an apt without having a walk through but I took several pictures. Two weeks later I received a letter stating they were keeping my pet deposit and that I owed them an additional amount of money. I disagree with some of the charges they have. How can I dispute this and what is my time limit? They have given me 30 days to pay before sending to collections. Also, can the landlord charge for painting the interior? I even filled in any holes made from hanging pictures. Don't they have to paint anyway?

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Question: if the landlord keeps the deposit for cleaning and repairs do they have to show a recipt as well as the list of all repairs

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Question: I gave my landlord $2000 security deposit and an aditional $750 non-refundable pet deposit. does the landlord have to use up the 750 towards repair and clean-up befoure witholding the 2000

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Question: Can a landlord charge a non-refundable security deposit?

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Question: Does a roach problem qualify as uninhabitable? Is it the landlords responsibility to pay for pest control?

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Question: What is considered "reasonable heating and cooling"? ie. if the heater breaks in the winter, what temperature is considered a point that a unit must be repaired immediately? Also, in the summer, if the AC unit malfunctions, at what temp. is it considered an emergency to fix the unit?

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Question: i just recently moved in to a new apartment and i noticed that my windows are made of plastic not glass when i asked if they would replace them because it doesnt feel safe i was told no. is it leagal to have plastic windows?

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Question: I moved out of my rental home 2 months ago, 6 months prior to my leasr end date. It was agreed upon mutually by myself and landlord that I could break the lease, as the home was in short sale and an offer had been made on the hone. Today I get an email from my landlord stating that the short sale did not get approved and they are asking for me to pay to have the carpets cleaned, both the front and backyard landscaped and the home cleaned. First off, the home was cleaned when we left and the yard was fine. Can they ask for this to be done 2 mos later because their deal fell through?

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Question: A professional evaluated the reason why only 1/2 my rented apt works correctly. The fuse box is dangerously wired. Now after 11 months, due to the apt may catch on FIRE at any given moment I'm forced to move-out. Do I have any compensation rights?

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Question: Water damage happened to my apartment that was not my fault. My landlord has a restoration company drying out the carpet and other flooring. They are using large fans and water removal machines. I was told that I have to leave the air conditioner and other electricity running for the machines to operate and not overheat. Am I responsible for paying the electric bill during the time that they are making repairs even though I cannot live in the apartment, due to no functioning bathroom and loud machinery? I asked the landlord if he will reimburse me on the electricity and he said,"No!"

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Question: my family and i rented a house recently(like 3 weeks ago). the house it turns out was rented to us illegally, the house is in foreclosure and we where informed by the glendale police department on thursday that we had to be out by 7am on monday morning. due to the fact that the landlord is under investigations for fraud. now i dont no what to do. dont we have to go through a court process or something before we have to leave? please can u help r give me any advice?

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Question: Several parts to this, 1) is a lease written on notebook paper in red ink legal, 2) if you were misled about where the property was and you cancel within 24hrs of signing a lease can you get your money back?

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Question: My lease ends 4/31/11. I moved out 3/15/11. I did fulfill my contract obligation of providing the lease check for 4/1/11. My (old) landlord cashed that check 4/4/11 I found out that he moved someone in 4/1/11. Is it legal for him to cash my 4/1/11 check and move someone in, REGARDLESS if I still occupy the dwelling and/or if he made them pay for April or not? I would think that by my yearly lease contract, he is not allowed to move anyone in until 5/1/11 since he accepted and cashed my 4/1/11 check.

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Question: We rented from a complex in Phoenix with a 13 month lease. We gave a 30 day notice and broke our lease after 6 months for my wife to take a job in PA. The lease states that we are responsible for the entire amount due UNTIL the apt is rented. That amounts to $11,000! It is now in collections, so I called to see if the apt. has been rented yet. I was not told if it has been, but the mgr. said it does not matter because we are still responsible for ALL of the rent, since we did not pay it all when we moved out. . Can they charge us for rent on an apt that is being rented? If so--RIDICULOUS

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Question: it has been 31 days since we have moved out. 4 days after we moved out the landlord scheduled an inspection date to give back our deposit and for us to turn in the keys to the dwelling. 8 days after we moved out we had the inspection with the landlord. at the inspection we gave the landlord the keys. after going through the house with cell phone lights (the power was turned off) the landlord said she wanted to reschedule during daylight. that was 27 days ago and they won't return our calls at all. do i need to send them a security deposit request letter or can i just take them to small claims.

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Question: I rented a home in December 2010. At the time it had no cooling of any kind except ceiling fans. Landlord said at time she took out window A/C 's because previous tentans did not take care of them. Can I break a 1 year lease for lack of cooling if she doesnt put some A/C units in?

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Question: We have a serious mold problem. Everyone in the house is sick all the time. It is from the leaks in the roof which have been fixed over and over by the maintenance men. Is this negligence on the landlords part and can we sue for damages?

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Question: Our landlord refuses to fix our swamp cooler and the resulting problems. The swamp cooler leaks water, which has damaged the roof so that it leaks in our bedroom & closet for the last 3 years. This year it blew a fuse, so the landlord is using OUR extention cord for power. Now, whenever the cooler is turned on, the faucets and metal parts of our toilet/sink are electrified. We would like to file the 10 day repair notice but can't afford to move out. Can we file for damages while still living in the apt? Are we allowed to stay until the case is over?

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Question: I received my electric bill this month and it was nearly 9 times what I usually pay. I think it was because of the water heater in my apartment. It was malfunctioning and wasn't heating the water correctly for about 2 days, and then it was fixed by the apartment maintenance. I've talked to the landlords at my apartment complex and it seems like they are not going to help me in any way with my electric bill. If it was the water heater, is it fair that I have to pay the electric bill for their water heater malfunctioning and sucking up electricity for 2 days?

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Question: A month and a half ago there was a water leak in my apartment causing floor damage to most of the apartment. While our landlord did repair the leak, the floor was never repaired and I am afraid of health problems from mold growing under the floorboards. After asking multiple times the only thing the landlord has said is she will take care of it sometime in the future because she is busy with her personal life. What can I do in this situation and is this breaching the lease for failure to repair?

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Question: I AM THE LANDLORD. SOME ONE BROKE INTO MY TENANTS (AND THEY THINK THEY KNOW WHO IT WAS). THE SLIDING GLASS DOOR WS SHATERED. WHO IS RESPONSIBLE TO REPLACE THE DOOR...THE LANDLORD OR THE TENANTS?

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Question: Help!! Landlord says i cant remove my light fixtures, ceiling fans from home when i move out. I have original fixtures to replace what i installed and the lease says nothing about having to leave them? I am leaving the home exactly as is was when i moved in.

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Question: Does a landlord have to disclose if the rental property has a scorpion issue to the new tenants?

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Question: Our rental home has a termite infestation and it's been over a month and our landlord has done nothing about it. What rights do we have? I've been told by our property management company that termites do not qualify under any law to terminate our lease. Are we stuck living in this house?

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Question: If a person is renting in an apartment complex and the landlord does not maintain the pool what are the rights of the tenants. The pool is green and pool care company reports landlord does not want to pay for all the right chemicals. This has been on going for 2 months at least.

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Question: What can I do if my apartment manager showed my rental file to another employee who is the grounds keeper and discussed how my rent payments are always late. Also how they want to evict me because of this.

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Question: I am recently divorced. my ex wife is still living in our house which we jointly own. The house is on the market for sale but as you know it is very slow. My question is Can I collect rent from her?

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Question: I lost my job and am unable to pay my lease. What happens if I break a lease, yet there isn't a provision in lease regarding breaking the lease.

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Question: my lease states I have access to the pool. My landlord now is charging to get into the pool. Is this legal?

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Question: I moved into a new upstairs apartment unit in May 2011. It is now June 2011. Everything is great, except I have downstairs neighbors who play loud music from 1 am-5 am. The music is soft enough, but the bass is extremely loud. It vibrates our beds, floors and walls. We have spoken with the manager, who says that she can do nothing. The police have come, (twice), and are sympathetic but because it seems to affect only me (the vibration is in the bedroom below me), they don't know what else to do. Can I break my lease? More specifically, I want to change units. Can that be done?

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Question: Moved into renovated home was to be done by 6/18 (day moved in). Upon arrival; 2 baseball size holes in 2 windows & piles of trash under carport. Due to incorrect measurements windows would be another week. Week1 dryer vent had to be re-cut, electrician rewired house due to fire hazard. Week2 plumbing unable to do laundry 2weeks now, family has to share 1 bathroom, windows not replaced. Week3 windows replaced 7/1–7/6, plumbing on hold to find better price (laundry?), & still sharing bathroom. Was given 1 months free rent but asking us to pay full electricity bill. What are her obligations?

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Question: Moved into renovated home was to be done by 6/18 (day moved in). Upon arrival; 2 baseball size holes in 2 windows & piles of trash under carport. Due to incorrect measurements windows would be another week. Week1 dryer vent had to be re-cut, electrician rewired house due to fire hazard. Week2 plumbing unable to do laundry 2weeks now, family has to share 1 bathroom, windows not replaced. Week3 windows replaced 7/1–7/6, plumbing on hold to find better price (laundry?), & still sharing bathroom. Was given 1 months free rent but asking us to pay full electricity bill. What are her obligations?

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Question: I signed a lease but I never moved into the apartment can I get security deposit back????

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Question: my air went out on friday night and the owner ordered a new ac unit that will be installed on thurs or friday can i get a hotel and deduct it from the rent

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Question: My home has been burglarized 2 times in 4 months can I move due to not be safe in the house? and will I be responsible for any fees for early termination of the lease?

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Question: Can the lease be broken if its infested with cockroaches and my health is at stake? I have a dr.'s note showing that i i am allergic to their feces.

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Question: My lease said nothing about breaking it so when I did my landlord said she was keeping my sec deposit. Can she do that by law if the lease said nothing about breaking it?

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Question: Am I allowed to ask if a prospective tenant has been arrested/convicted and what for?

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Question: I received a irreparable breach. ARS33-1368 It was based on a untrue with witnesses to the fact that on my apartments behalf the situation hadn't arrived there nor did anyone in the apartment was aware of what took place on the premises until the landlord brought it to my attention. What are my options?

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Question: I put a deposit down on an apartment along with an application fee. I was told I was not able to rent the apt. after they ran my application but will not return my security deposit. Can they legally keep my deposit? I understand them charging me the $40.00 for the application fee, but can they keep the $225.00 holding deposit?

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Question: Hi, I am trying to get my security deposit back after two months since moving out, and I am preparing for a small claims court case. My question is: Can I use text messages in the small claims court case to provide documentation of what the other party said to me and to also help establish a timeline of events? If so, how should I go about doing this (bring the phone, print out the text messages from my phone, etc.)? Thanks!

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Question: Does the landlord have the right to change locks on my buisness without notice.Have not paid my rent.Am trying to make arrangements.

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Question: Hi, Is the landlord responsible for paying for the water, for a mobile home?

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Question: We rented a home 2 years ago with a 1 year lease. The landlord has not had us sign a new lease. The old lease specifically states that the agreement begins on 8/5/10 and ends 7/31/11. What rights and responsibilities do I have?

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Question: I'm moving at the end of my lease this month. I've asked Management for a walk-through with me on the last day to ensure I've met all the cleaning expectations in order to get my deposit back. Management says it isn't necessary since they think I keep a clean place. My concern is that after I'm gone, trumped up "repairs" will be noted on my account and they will keep my deposit. They've not been the most ethical and business-like over the past year. What are my rights?

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Question: I just signed a lease and took possession of a property I'm renting. When I did the walk through I found that the house only had 2 screens on the windows. I called to tell the broker and was informed that window screens were not included. The house is also missing cupboard knobs, smoke detectors are broken and other issues. I came into this deal in good faith, but I am very afraid that I am dealing with a slum lord. What can I do?

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Question: I have had a roach problem even before I moved into this unit. I have gotten sprayed several times and baited and have yet to resolve the issue. Can i get out of my lease if this is not resolved

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Question: My a/c has gone out 6 times in the past 2 months. Maint. Comes and "fixes" it but the same problem keeps happening. What can I do legally to get it fixed/replaced?

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Question: I signed a lease for a house and the management company is acting very irresponsible and lackadaisical. I have not put any money down on the house because I was told that I would be set up in the computer to pay. My question is can I legally get out of this lease? It is due to start July 1. I need a management company that is going to be just as responsible as I am required to be and I am getting really bad feelings about this company. Thanks for your help! :) Kristin

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Question: I rent a room month-to-month. Today the live-in land lord told me to move. I know I have 30 days. Do I have to pay the rent on the first of the month?

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Question: We just found out there are bed bugs in the home we rented. Who is responsible to pay to get rid of them. It is going to cost $1200, but it will be guarenteed.

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Question: Who do I file a complaint with if I have not received my security deposit or any statments within 14 days?

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Question: Im rent an apartment for my son who is in school. His normal electric bill has been 54-59 dollars a month. His AC started having problems and the apartments handyman looked at it and said it was fine but in 2 1/2 months he ran up an $892.00 eletric bill. The manager finaly had a real repair man in and fixed it. Now the bill is back to normal. But they refuse to pay the bill. They just continue to tell us they dont reinburse for electrical. I cant pay the bill all at one time and now the electric company said they are going to turn off the power if not paid in full by June 29th. What can I do??

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Question: If you moved into a property, but never sighned a lease agreement, can you be evicted?

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Question: A few days ago I moved into my apartment as sole occupant and signed a lease. Last night my ex-boyfriend attacked me in apt and damage occurred. I just received phone call msg from apt mgr and sounds like I will be asked to leave. Can she do this

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Question: If my AC goes out, does my landlord have to pay for a hotel room (within reason) until the ac is fixed?

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Question: how many people can live in a two bedroom property rental

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Question: Landlord has an outstanding water bill and City of Tucson Water will not allow me to put water in my name until his is paid. In the meantime we have been with out water for two days and have a baby in the house and I don't know what to do? Can anyone help?

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Question: How long after moving out and not getting my deposit back can I file? For example. I moved out July 2011 exchanged messages cuz county condemned her home after I had them come out and after I moved out she had tenants moved in 1 wk after even though she never fixed any of the violations

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Question: I live in an apartment building and I do not have a lease at this time my lease was up and I just never renewed it the building is now owned with a new landlord and I am no longer comftroble living her my rent is do no latter then the 3 rd of feb if I want to move out befor the rent is due do I need to give a 30 day notice or pay rent for February?

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Question: I have not recieved any reciepts of my rental payments. I have to put the money in the landlords bank account. When i asked for a print out of all rent payments that I have, the landlord refused my request. Is there anything I can do to legally have my rent reciept records? i know he can not pull a back statement of his to show my rent payments were deposited, but shouldnt he give me a reciept of payments by law? I have never recieved a reciept after depositing the money and I thought that was kind of fishy. Please help, Its for my records and finances.

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Question: Is having a working phone line (I ordered phone service but there are no phone jacks in my house) considered an essential utility?

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Question: what is reasonable amounts air-conditioning or cooling in rental apartments in Tucson? My apartment (and those of neighbors) do not get below 80 degrees in summer. If they advertized air conditioning, it 80 degrees considered ccompliance?

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Question: We are renting our townhouse in another city in Arizona. We signed a 1 year lease with our tenant. The lease currently came up for renewal. Our tenant wanted to go month to month. We were not willing to do so, but said we were willing to shorten the new lease to 6 months. The tenant said (on the phone) that that would work for her. We drafted a renewal page, mailed it to her to sign. we included a prepaid, self addressed envelope. It has been several weeks, we have not received the signed renewal agreement yet We have called several times and she does not answer/return calls What should we do

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Question: Is rent late if mailed on due date and lanlords live in another state

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Question: i am in a 12 month lease, with 5 months left on said lease. today my landlord came to my door with a 30 day notice of rent increase, its been increased 45 dollars. i checked my lease there is nothing in it saying they can raise rent at any time during the lease agreement, my question is, can they do that? do i have to pay the increase or just what my lease says my rent is.?

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Question: Is there anything that can be done if a tenant uses water excesively?

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Question: I am going to be leasing my house out and I am in the process of preparing a lease agreement. Can I require the tenant to carry renters insurance in the terms of the lease agreement? If so, what are the restrictions on what I can require?

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Question: I have moved into a home where there is cockroaches. The landlord has been notified via email and has sprayed and bombed the place but the roaches are still here. Also my air conditioner doesn't cool my apartment properly the temperature is usually at 80 or more all day long. He says that this is adequate even though I have 2 fans I bought just to stay cool. Can I pay my rent to court and ask the court to force him to fix these problems?

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Question: My landlord has set a move in date of Aug 1,2013, with full rent due on the move in date, plus additional rent due on the 20th of each month, am I entitled to a prorated rent for a shortened month.

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Question: I moved into a student housing complex where I was matched with 3 roommates. I filled out a questionnaire to match me with roommates where I noted no pets. Upon moving in I discovered my roommates had 2 cats, I have never had an allergy to cats. Within 5 days of moving in I had to go to urgent care where I was diagnosed with Allergies. Now I have to take medication daily to keep the headaches under control. I notified my leasing office and they are not willing to do anything about it. Is there anything I can do? There is nothing in the lease agreement about that.

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Question: I pay my rent and water sepratelly to my landlord- two different payments. My electric bell i pay to the electric company.Now does my landlord have the right to turn my ac off if late on rent,also if late on the water does he have the right to turn the water off and charge a late fee.

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Question: I am renting a 3 bedroom home and i' am having a lot of problems in the home and need repairs done that the agency has not accomplished anything. They sent people out to fix it and nothing has been done i have four small kids in my house and a huge leak in my haul and roof about to cave in. anytime i try to tell them something about it they give me the run around and an attitude what can i do?

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Question: I live in a apartment complex. My brother has informed the maintence via voicemail previously that there was something leaking in the bathroom. This was about April. They have not done anything or put an effort to fix the mold- that was caused, I'm assuming, due to the leak spreading on the floor.  It is now black and the walls have softened. It's now August what can I do to break my lease?

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Question: Is a residential landlord required to pay for expenses relating to bug sprays and/or professional services to spray for excessive ants?

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Question: I signed a lease that will start in a few days.the lease states all appliances will be provided. If upon taking possession of the Unit all appliances are not provided,do I get back my earnest money?

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Question: If a aparmentt manger enters your aparmentt without notice.and property is missing, what can I do about it legally?

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Question: Can I be charged $1400 deposit on a $600  a month apt. And she wants every dollar I make until paid off...I only make 400 a month plus my sons ssi and am having trouble paying electric.

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Question: My Landlord wants us to pay Lawyer Fee's even though we have not been to court and he will not accept our payments unless we pay this fee.

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Question: I am renting to own my house, I have lived here for 20 years. I have a problem with my air conditioning unit and other problems with the house. Is it the Landlord's duty to fix the problems or is it mine. I do not own the property yet.

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Question: My wife and I recently rented an apartment and let our 17 year old daughter live there. Our intention to have her as the inhabitant was expressed to the property manager and her name was included onthe rental agreement. Are we within our rights to let our 17 year old daughter inhabit the apartment that we, her parents, rented?

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Question: I have to move. My husband died and I can't afford to pay rent anymore, but I will be breaking my lease. Will i still get my deposit back?

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Question: We rent a home through a property manager. We received a fine from the HOA regarding my husbands work truck. This rule is in a design builds document that we never received or agreed to at move in. We are refusing the fees and think this should void our lease since we only signed the CC&r's and the rules and regs. We weren't told about this and never would have rented a house that didn't allow a work truck. Anything I can do from here?

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Question: Hi I recently moved into a rental home and things are continuously going wrong. We went without A/C for 4 days before it was fixed, the electrical sockets in the bathroom go on and off continuously on their own for days at a time and we have a toilet that leaks. At what point can we terminate a lease and still get our security deposit back? The landlord expects these things to be fixed by us first then her then a professional. I know nothing about electrical things so now its her turn to look before a professional each time takes days-weeks to fix.

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Question: I live in an apartment complex near NAU. My roommate and I have lived here for about three months now and we have a dog (only 15 lbs), which is allowed by the apartment complex (up to 40 lbs). We found a stray kitten a few weeks back (only 6 lbs), and we would like to keep her. The lease that we signed says NOTHING about being limited to only one animal in the apartment, however they are telling us that that is what their policy is, even though there was no written agreement to that. Should I be able to get another pet in the apartment?

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Question: can a landlord make us store his toy hauler and keep the a/c running when its stored on premises. It was presented to us as a one time thing until they leave for another state which was going to take place once we did a walk thru?

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Question: Is a landlord responsible to remove bees from a property?

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Question: I am renting a condo with a washing machine and dryer. The washing machine and dryer have only worked 6 out of the 9 months of my lease. The landlord replaced the appliances a few months ago, but they are now malfunctioning and flooding my kitchen when I try and do a load of laundry. A tech has been out twice to look at it, and claims there is no problem. I have asked the landlord for a break in rent this month due to the aggravation, as well as the fact that I am paying for a condo unit with a working washer and dryer. I can't get a response from my landlord or the realty company.

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Question: We have leased our home and the lease does not expire until 5/31/14. I now have to retire because of health reasons and would like to return to my home in AZ. We are currently renting in Iowa. Can I break the lease to get back into my own home? It is my primary residence.

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Question: Section 33-1319 , part D states that single family homes are excluded from provisitons of this section (bed bug provisions). I own one condo which has an adjoining wall to another condo I do not own. Does this condo count as single family, since I have no control over the other unit?

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Question: My apartment complex works with a central air conditioning system for every apartment. Can a landlord turn off the a/c to every unit in October when it is still hot outside because they will be turning on the heat in 2 weeks?

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Question: Does my landlord have a right to ask about proof of employment- even if I am paying my rent on time and in full each month? I have also paid all of the security, final month rent, and non refundable moneys when I moved in. He asked for proof of employment and bank account numbers on the application, I gave him my current which was out of state, now he is insisting on current employment and income amounts. He tells me that I am on a 6 month probation out of a 1yr lease upon proof of employment each month.

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Question: My former landlord has not filed a satisfaction of judgment for a matter that was completed 2 yrs ago. She has not responded to my attempts and I can't get an answer as to what I need to file.

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Question: We sent rent check through certified mail (don't trust property manager). However, they are not at their offices, and now refuse to pick it up from post office. They said they will charge late fees because rent is not paid.. Can they do this?

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Question: In june or july our gas was shut off due to non-payment. when a technician came to turn services back on he left a notice stating the waterheater was in unsafe condition and the light had not been lit. After consulting with Southwest gas, we were told NOT to light it ourselves under any circumstances. When we informed our landlord of this (via text message) he bombarded both my husband and I with vulgarity, and told us he wasn't fixing anything. In fact, he accused us of breaking it. We STILL have no hot water and I am now at the point where I am ready to sue. Need some guidance, please?

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Question: My son began renting an apartment 3 weeks ago. He purchased new furniture other than his bed he has had with no issues. In the past four days he and his girlfriend have noticed bites on them and she now has a rash from the bites. To make a long story short they found bed bugs on the corner of his mattress that is adjacent to a electrical outlet. He cut open his mattress looking for tale tale signs of any more only to find nothing. He plans on asking his the apartment to spray his and the adjacent apartments and allow him to move out to another unit. What are his rights?

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Question: my room mate is holding my belongings and won't release them until I pay $1500 to him is this legal

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Question: Is it the landlords responsibility to provide window coverings

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Question: My rental house was vandalized. A police report was filed and we do not know the culprit. Are the tenants responsible to cover damages due to the vandalism?

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Question: I have tenents that live in a 2 beedroom apt thats 900 sq. Feet. They have 3 minor kids living with them now and want their 4th to move in. Is it legal for that many people in a small place?

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Question: Is there any provisions that afford the landlord from renting to felons?

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Question: I have leased to a tenant in Surprise. I had the front and backyard cleaned for the tenant when she moved in. Now the tenant is refusing the maintain the front and backyards. Who is responsible for landscaping to HOA specs?

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Question: My 21 unit apartment complex with new owner and management now want to charge utility charges for trash/sewer/water but there are only one main meter and no individual meter on each unit. The water usage is community pool and landscape. Can we be charged separately for usage without a meter attached to my unit?

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Question: I leased my house to a couple with a teenage daughter. It has been month to month after the first year. The wife signed the lease in her name only and then the couple divorced. She moved out and the ex-husband stayed with his daughter in the house. Is the ex-husband still liable for the provisions of the lease his ex-wife signed? Or is the ex-wife responsible? Thank you.

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Question: I signed a lease before property management would show me the apartment. I have not moved in and I am very unhappy with the apartment can I legally break lease. I never was given a copy of my lease agreement either.

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Question: I live in an apartment complex that is slated to be sold to new owners at the end of this month. The new owners are planning major repairs and upgrades, resulting in a major rent increase. My current lease is for another six months. I cannot afford higher rent, nor coming up with first/last/deposit etc quickly for a new place. What are my rights? Do the new owners have to "buy" out my current lease?

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Question: I was curious as to what the law is regarding not being under any signed lease for renting a house. The landlord is causing issues and I'd like to vacate without notice. Thank you,

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Question: How do they prorate rent in Arizona? Thanks

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Question: Is a landlord responsible for any illegal activity that might be going on with their renters

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Question: You state a 10 day notice is required. Is that 10 days before rent is due? Does it mean 10 days before your final 30 day period?

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Question: Is a landlord required to paint the apartment between tenants?

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Question: My house foreclosed and was sold at auction on 4/4. On 4/5 I spoke with the new owner and he said he would give me until 4/12 to vacate. Today 4/9 I recieved a Forcible Detainer request form in the mail. DO I need to be out by today?

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Question: tenants lease is up at the end of them month and just now tells me he is moving out only gave two week notice is that ok? can I keep part of security deposit for cleaning

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Question: Does the renter pay the HOA fees for the landlord,since this landlord didn't comply with a lease or any written agreement concerning rent it was all verbal.

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Question: We have been evicted, the constable showed up yesterday at 9am with a locksmith to change locks, I thought we were given 24 hours to remove our belongings before they changed the locks. They left my dogs in the backyard and I was not even home. I went back to check on dogs, and constable was hiding with a tape recorder telling me I can't be there. Even to check on my dogs they left in the backyard?

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Question: I have a renter who gave verbal notice 30 days ago. They do not have a written lease. They promptly disappeared and left all of their possessions in the premises. They are hoarders! What process/action do I have to take before I can clean up the property and remove their possessions (i.e. trash/donations).

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Question: Can my lankdlord have her pool guy take pictures of the backyard when I am not home

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Question: My daughter turned 18 a week ago and when I just renewed my lease, they made me put her on there? And ran a credit score? Is this right? If I'm late on a payment it goes on her credit too?? We have lived here for 4 years...

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Question: who is responsible for vandalized property, the tenant or landlord ?

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Question: The AZ Landlord and Tenant Act states that a landlord must supply reasonable amounts of hot water, heating, and air conditioning or cooling. As far as air conditioning goes what is a reasonable amount? Is it a specific temp that your unit should be able to maintain? My unit in the evenings sometimes reach 83-84 degrees. Others in the complex said they have the same issue. We have a chilled water system, and we believe they just need to turn the temperature down on the system. But they say that the water temp is at the correct temp.

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Question: What are the laws on repairs .i have a child with Heath issues and my AC has been out for over a week

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Question: My year long lease expires July 31. I received my lease renewal letter on July 22 (letter dated July 18) advising me that the monthly rental amount will increase by $75 effective August 1! How much notice must be given for such a large (or any) increase and when would the increase go into effect?

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