Arizona short-term rentals: Rules, laws, and restrictions to know

What are short-term rentals?

Under Arizona law, a short‑term rental (also referred to as a vacation rental) is defined as a residential dwelling that is rented to occupants for less than 30 consecutive days. This includes single‑family homes, one‑to‑four‑family dwellings, and condominium units that are offered for short‑term lodging.
 

Can Arizona HOAs restrict short-term rentals?

Yes, Arizona HOAs and condominium associations can often restrict or prohibit short-term rentals when the restriction is authorized in the community’s recorded declaration and properly adopted/enforced under applicable Arizona law.

The Arizona Planned Community Act and the Arizona Condominium Act both allow associations to limit short-term rentals in their declaration (A.R.S. §§ 33-1806.01(A) and 33-1260.01(A)).
 

Arizona’s state preemption law for short-term rentals

Arizona’s short-term rental laws limit how cities, towns, and counties can regulate vacation rentals (A.R.S. § 9-500.39 and A.R.S. § 11-269.17). Local governments generally cannot ban short-term rentals outright, but they can adopt rules related to health, safety, nuisance, licensing, and similar areas.

This law does not prevent private community associations from enforcing short-term rental restrictions in their recorded governing documents. Owners and boards should review both local rules and Arizona law when evaluating short-term rental requirements.
 

Local regulations on short-term rentals in Arizona

Cities and counties often set their own rules for short-term rentals. Examples in Arizona include:

• Scottsdale: Scottsdale regulates short-term/vacation rentals and requires a city license for properties offered for rent for less than 30 days. Learn more here.
   
• Phoenix: Phoenix regulates short-term rentals through a city permit framework and enforcement process, including penalties for violations. Learn more here.
   
• Sedona: Sedona requires a short-term rental permit, and owners must obtain an Arizona Transaction Privilege Tax (TPT) license before applying for a city permit. Learn more here.
   
• Flagstaff: Flagstaff requires short-term rental owners to obtain a license and includes owner licensing and neighbor-notification requirements. Learn more here.

Because Arizona’s short-term rental regulation is highly local, owners should confirm the current city/county requirements that apply to the specific community before adopting or enforcing STR policies. Even if a locality allows short-term rentals, your association can still prohibit or restrict them through its governing documents.
 

Pros and cons of short-term rentals in HOA communities

Short-term rentals can be a hot topic because there are real tradeoffs.
 

Potential benefits

• Extra income for owners in high-demand areas with rising assessments
   
• Flexibility for owners who travel frequently
   
• Expanded buyer pool for investors who look for communities that allow short-term rentals

Common downsides

• Security concerns when gate codes or amenity passes circulate
   
• More noise and complaints from frequent turnover
   
• Especially in condominium communities, a higher concentration of investor‑owned properties can contribute to higher insurance premiums and, in some cases, limit the availability of insurance options
   
• Higher wear on amenities and common areas
   
• Less community culture when neighbors constantly change
   
• Parking congestion and rule violations by guests unfamiliar with community standards

Where to find your HOA’s short-term rental rules

Before buying or renting a home in an HOA community, confirm what your association’s governing documents actually say. For the most up-to-date documents, request a copy of your governing documents through your board of directors or community manager.

FirstService Residential Connect™ makes this easier for homeowners and board members with secure access to community information, including posted association documents, notices, and records through an interactive community website and mobile options.
 

Common Arizona HOA restrictions on short-term rentals

Even when a community does not fully ban short-term rentals, it may control them by:

• If the CC&Rs allow, minimum lease term requirements (e.g., 6 to 12 months)
   
• Requiring owners to provide tenant/guest contact details and a local emergency contact
   
• Requiring registration of renters/occupants and vehicle info for parking compliance
   
• Enforcing occupancy caps, noise rules, trash rules, and pet rules
   
• Requiring quiet hours and complaint response procedures

These rules are usually meant to keep the community running smoothly and cut down on disruptions. Associations should apply rules and enforcement consistently and avoid treating rental properties differently from owner-occupied properties.
 

How an HOA management company can help

A strong community manager helps boards handle short-term rental pressure points in a way that is organized and consistent. That includes tracking what the governing documents actually say, standardizing violation documentation, coordinating vendor workflows, and supporting compliance with Arizona property management laws.

Management can also help the board stay proactive by identifying trends, such as noise calls, parking issues, and rule violations, and coordinating with legal counsel when needed.
 

About FirstService Residential

As North America’s leading property management company, FirstService Residential serves Arizona boards and owners with local expertise backed by national resources. Our teams offer support with meetings, recordkeeping, financial management, banking and insurance programs, resident communication, and 24/7 customer care teams. This way, board members can focus on long-term goals instead of day-to-day administration.

With over 45 years of experience across the state, we help HOAs, condo associations, high-rises, and master-planned communities operate smoothly and meet their goals with confidence. To learn how we can support your association, contact our Arizona team today.

This information is provided for general informational purposes only and is not intended to constitute, and should not be relied upon as, legal, regulatory, financial, or operational advice, or as a representation or guarantee of any specific services, capabilities, or outcomes. Property management needs, regulatory requirements, market conditions, and available services vary by jurisdiction, property type, and community. FirstService Residential provides services through locally based affiliates and associates, and services and results may vary by community, region, contractual terms, and applicable law.