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Alaska landlord-tenant law
Checked against the Alaska statutes on October 1, 2026 Statutes current through: As published on akleg.gov during the 34th Legislature (2025 to 2026); the site shows no currency date; selected rent-increase provisions and Department of Law handbook guidance reviewed October 15, 2026, without resetting the wider state review General information, not legal advice
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Alaska in brief
Alaska's Uniform Residential Landlord and Tenant Act limits prepaid rent and security deposits together to two months' rent, unless the rent is over $2,000 a month, and allows a separate pet deposit of up to one month's rent. For a unit renting for $2,000 a month or less, the itemized deposit notice and refund are due within 14 days after the tenancy ends and the tenant moves out when proper termination notice was given, or within 30 days when you deduct for damage or no such notice was given. Give at least 24 hours' notice before entering, except in an emergency or where it is impracticable, and enter only at reasonable times. For unpaid rent the tenancy ends if the tenant does not pay in full within seven days after your written notice, and most other material breaches need a notice to quit of at least 10 days, which ends the lease only if the breach is not remedied. The Act sets no late-fee limit. For monthly rent increases, the Department of Law handbook gives at least 30 days’ notice. A lease may not make the tenant pay your attorney fees.
Key numbers
- Security deposit limit
- 2 months' rent
- prepaid rent and deposit together; no limit when rent is over $2,000 a month
- AS 34.03.070(a)
- Deposit refund deadline
- 14 or 30 days
- 14 when proper notice was given and nothing is deducted for damage, otherwise 30; units renting for more than $2,000 a month are outside the deposit section
- AS 34.03.070(g)AS 34.03.070(a)
- Lease breach notice
- 10 days
- notice to quit; the lease continues if the breach is remedied
- AS 34.03.220(a)(2)
- Month-to-month notice
- 30 days
- written, before the rental due date it names; 14 days week to week
- AS 34.03.290(b)
- Late fee grace period
- No state rule
- AS 34.03 sets no grace period or late-fee limit
- AS 34.03.010 to 34.03.380
- Rent increase notice
- At least 30 days
- month-to-month increases: Department of Law guidance
- Alaska Department of Law: rent increases, page 21
Before you sign
Application and screening fees
AS 34.03 sets no limit on rental application or screening fees, except in a mobile home park, where a prospective tenant may be charged only a reasonable fee for services actually performed, disclosed in writing before the tenant agrees to move in.
AS 34.03.010 to 34.03.380 AS 34.03.040(c)(4)
More detail (2)
- Alaska's human rights law bars asking about or recording an applicant's sex, marital status, changes in marital status, race, religion, physical or mental disability, color or national origin. AS 18.80.240(3) See Fair housing
- Before approving an unusual mammal, bird or reptile as a pet, check Fish and Game's current legal-species guidance. The department says species outside its Clean List cannot be imported or kept as pets, and it cannot issue a pet-possession permit for them. Check species identification and separate transport rules; state wildlife permission does not determine the lease's pet permission or an accommodation request. Alaska Fish and Game, wildlife possession guidance See Fair housing
Fair housing
Partly readAlaska law makes it unlawful for an owner, manager or anyone with the right to rent real property to refuse to rent, or to set different terms, because of sex, marital status, changes in marital status, pregnancy, race, religion, physical or mental disability, color or national origin. You also may not falsely say a unit is unavailable on these grounds, or publish an ad that shows a preference, limitation or discrimination based on race, color, religion, physical or mental disability, sex or national origin.
More detail (3)
- You may not ask about or record an applicant's sex, marital status, changes in marital status, race, religion, physical or mental disability, color or national origin. AS 18.80.240(3)
- Refusing to let a person inspect a unit, or saying it is unavailable when it is not, is also barred when based on age. AS 18.80.240(5)
- The law does not prohibit renting housing commonly known as for singles or married couples only. AS 18.80.240(1) AS 18.80.240(2)
Required disclosures
At or before the start of the tenancy, disclose in writing the name and address of the person authorized to manage the premises and of an owner or agent authorized to receive service of process, notices and demands, and keep it current. Give the tenant the terms under which you may withhold prepaid rent or the deposit, and include in the lease a requirement that the tenant tell you of an absence of more than seven days as soon as reasonably possible.
AS 34.03.080 AS 34.03.070(c) AS 34.03.150
More detail (4)
- House rules must be posted prominently and are enforceable only if they meet the Act's fairness tests and the tenant had notice of them at signing; a rule adopted later needs reasonable notice and may not substantially change the lease. AS 34.03.130
- An agreement to mediate or to use binding arbitration must be written into the lease, incorporated by reference, or attached to it. AS 34.03.345
- If a tenant wilfully fails to give the extended-absence notice the lease requires, you may recover up to one and one-half times your actual damages. AS 34.03.230(a)
- Skipping the owner and manager disclosure makes the person who signed the lease for you your agent for notices and your duties. AS 34.03.080(c) See Landlord identity disclosure
Every Alaska lease attaches an owner and manager identification addendum, states the deposit withholding terms, and has the extended-absence notice clause; for pre-1978 housing that is not exempt it attaches the federal lead-based paint disclosure.
Flood disclosure
Not set by statuteAS 34.03, read in full, requires no flood disclosure in a residential lease.
Landlord identity disclosure
Disclose in writing, at or before the start of the tenancy, the name and address of the person authorized to manage the premises and of an owner or person authorized to act for the owner for service of process and for receiving notices and demands. Keep the information current; the duty binds any successor landlord, owner or manager.
More detail (3)
- If you do not disclose, the person who entered the lease for you becomes your agent for service of process and notices, and for performing your duties with the rent collected. AS 34.03.080(c)
- A landlord who lives outside Alaska may file a written designation of an in-state agent for service with the commissioner of commerce, community, and economic development; it must be the same person disclosed under AS 34.03.080. Without one, process may be served on the commissioner. AS 34.03.340
- A landlord who sells in good faith is relieved of liability for later events after giving the tenant written notice of the sale, except for the deposit. AS 34.03.110(a)
Every Alaska lease attaches an owner and manager identification addendum filled in with the names and addresses from your account.
Deposits, rent and fees
Security deposit limit
You may not demand or receive prepaid rent or a security deposit, however it is named, worth more than two months' periodic rent. The limit covers prepaid rent and deposit together, and it does not apply to a unit that rents for more than $2,000 a month.
More detail (3)
- You may also take a separate deposit of up to one month's rent from a tenant who keeps a pet that is not a service animal. Account for it apart from the other deposit and prepaid rent, and apply it only to damage directly related to the pet. AS 34.03.070(h)
- A service animal is one individually trained to do work or perform tasks for the benefit of a person with a physical, sensory, psychiatric, intellectual or other mental disability. AS 34.03.070(i)
- No section of the Act mentions a nonrefundable fee; the two-month limit applies to money held as prepaid rent or a deposit whatever it is called. AS 34.03.010 to 34.03.380
The Alaska lease states the deposit amount, the two-month limit on prepaid rent and deposit together unless the rent is over $2,000 a month, and the separate pet deposit of up to one month's rent.
Deposit return
When you or the tenant gave a termination notice that complies with AS 34.03.290, mail the itemized written notice and any refund within 14 days after the tenancy ends and the tenant delivers possession, or within 30 days after the tenancy ends if you deduct for damage. When the tenant did not give such a notice, you have 30 days after the tenancy ends, possession is delivered, or you become aware the unit is abandoned. By its terms, AS 34.03.070, including these deadlines, the trust-account rule and the pet deposit limit, does not apply to a rental unit where the rent exceeds $2,000 a month.
AS 34.03.070(a) AS 34.03.070(g)
More detail (5)
- You may apply the deposit and prepaid rent only to accrued rent and to damage caused by the tenant's failure to meet the tenant's duties. Damage does not include normal wear and tear, or deterioration caused by your failure to prepare for expected conditions or to meet your own duties under the Act. AS 34.03.070(b) AS 34.03.070(i)
- Itemize the rent and damages in a written notice mailed to the tenant's last known address, with the amount due the tenant. If you do not know a mailing address but know how to reach the tenant, make a reasonable effort to deliver the notice and refund. AS 34.03.070(b) AS 34.03.070(g)
- If you wilfully fail to follow these rules, the tenant may recover up to twice the amount withheld. AS 34.03.070(d)
- Whoever holds the landlord's interest when the tenancy ends is bound by these rules. A landlord who sells stays liable for the deposit unless it is specifically assigned to and accepted by the buyer. AS 34.03.070(f) AS 34.03.110(a)
- A signed premises condition statement is presumptive evidence of the unit's condition at move-in in a later damage claim. AS 34.03.335 See Move-in condition
The Alaska lease states both deadlines, 14 days when proper notice was given and 30 days when damage is deducted or no such notice was given, mailing to the tenant's last known address, and the double-damages rule for a wilful failure.
Deposit account and interest
Promptly deposit prepaid rent and security deposits, wherever practicable, in a trust account with a bank, savings and loan association or licensed escrow agent, and give the tenant the terms under which you may withhold any of it. AS 34.03 does not require you to pay interest on a deposit. By its terms, AS 34.03.070, including these deadlines, the trust-account rule and the pet deposit limit, does not apply to a rental unit where the rent exceeds $2,000 a month.
AS 34.03.070(a) AS 34.03.070(c) AS 34.03.010 to 34.03.380
More detail (2)
- You may keep several tenants' deposits and prepaid rent in one account, but you must account separately for each tenant's money and may not mix it with other funds. AS 34.03.070(c)
- You may not use money held for one tenant to refund another tenant's deposit or to cover another tenant's rent or damage. AS 34.03.070(c)
The Alaska lease says the landlord will deposit the money in a trust account wherever practicable and account for each tenant separately.
Move-in condition
If you require one, include a premises condition statement in the lease, incorporate it by reference or attach it, describing the premises and fixtures at the start of the term, with a contents inventory of the furnishings and their condition where that applies. Once you and the tenant sign it, it becomes part of the rental agreement.
More detail (4)
- The tenant acknowledges or verifies the statement and inventory by signing them. AS 34.03.090(b)
- In a later claim for damages, a signed statement and inventory are presumptive evidence of the condition at move-in unless their authenticity is rebutted by clear and convincing evidence. AS 34.03.335
- At move-out the tenant must leave the premises in substantially the same condition as at the start, except for normal wear and tear, including professionally cleaning the carpets at your discretion if they were professionally cleaned immediately before the tenancy began. AS 34.03.120(c)
- After a sale, the statement stays valid between the buyer and the tenant until they sign a new one. AS 34.03.110(a)
The Alaska lease has the tenant accept the premises as documented in any move-in condition report and report any pre-existing damage in writing.
Rent and late fees
Not set by statuteRent is payable without demand or notice at the time and place you and the tenant agree on. AS 34.03, read in full, sets no late-fee amount, cap or grace period, so any late charge comes only from the lease.
AS 34.03.020(c) AS 34.03.010 to 34.03.380
More detail (3)
- Unless agreed otherwise, rent is payable at the dwelling unit, at the start of any term of one month or less, and otherwise in equal monthly installments on the same date each month as the tenancy began. AS 34.03.020(c)
- With no agreement on rent, the tenant owes the fair rental value for the use and occupancy of the unit. AS 34.03.020(b)
- A lease may not have the tenant waive rights or remedies under the Act, and a provision that does is unenforceable. AS 34.03.040
The Alaska lease charges the late fee you set after the grace day you choose and says no Alaska statute sets a late-fee amount.
Returned payment fee
Partly readAS 34.03 does not mention returned-payment fees. A separate civil statute lets the holder of a dishonored check recover $100 or three times the check amount, whichever is greater but no more than $1,000 over the check amount, only after a written demand made at least 15 days before suing that the issuer does not answer by paying the check amount plus a fee of up to $30.
AS 09.68.115 AS 34.03.010 to 34.03.380
More detail (3)
- A check is dishonored when it is not paid for lack of funds, a closed or nonexistent account, or a stop payment order issued without cause. AS 09.68.115(d)
- After you sue but before trial, the issuer may settle by paying the check amount plus your court, legal and service costs up to $150. AS 09.68.115(c)
- You may bring the claim in small claims court if it is within that court's limit. AS 09.68.115(b) See Small claims
If you set a returned-payment fee, the Alaska lease states the amount and treats it as additional rent.
Rent increase notice
Partly readFor a month-to-month tenancy, the Alaska Department of Law handbook says to give at least 30 days’ notice before increasing rent. AS 34.03.290(b) states the notice for ending a monthly tenancy; the handbook explains that an increase is probably an end to the old rate and an offer at the new rate. AS 34.03 sets no general increase cap. Retaliatory increases are prohibited, subject to the statutory exceptions below.
AS 34.03.010 to 34.03.380 AS 34.03.310(a) Alaska Department of Law: rent increases, page 21
More detail (5)
- Despite a tenant's protected act, you may still raise rent in three cases: (1) at least four months before the demand, you became liable for a substantial increase in property taxes or in operating costs unrelated to the complaint, and the increase reasonably relates to it; (2) the increase stays within the straight-line depreciation of a completed capital improvement; or (3) competent evidence shows the rent does not exceed what other tenants pay for similar units in the building (or, for a single-family residence or a building with no similar unit, the fair rental value). AS 34.03.310(d) See Retaliation
- Either party may end a month-to-month tenancy with written notice given at least 30 days before a rental due date. AS 34.03.290(b) See Ending a month-to-month tenancy
- A fixed-term lease generally holds the rent for its term unless the lease provides for increases. Check its terms before proposing a renewal or changing the amount. Alaska Department of Law: leases, page 6
- Use a dated written notice identifying the tenant and rental, the new monthly amount, and the effective rental due date at least 30 days after receipt. Keep a copy and delivery record. The handbook’s sample explains that a tenant who chooses to move must give their own timely written termination notice. Alaska Department of Law: sample increase notice, page 54
- Subsidized housing may have additional notice or rent restrictions. Confirm the applicable HUD or Alaska Housing Finance Corporation program before setting an increase. Alaska Department of Law: rent increases, page 21
During the tenancy
Landlord entry
The tenant may not unreasonably withhold consent to your entry to inspect, make necessary or agreed repairs or improvements, supply services, remove your own property not covered by the lease, or show the unit to buyers, lenders, tenants, workers or contractors. Except in an emergency or where it is impracticable, give at least 24 hours' notice of your intention to enter, and enter only at reasonable times and with the tenant's consent.
More detail (5)
- In an emergency you may enter without the tenant's consent. AS 34.03.140(b)
- You may not abuse the right of access or use it to harass the tenant. The Act does not say the 24-hour notice must be written. AS 34.03.140(c)
- Apart from these rules you have no right of access except by court order, during a tenant's absence of more than seven days, or after the tenant abandons or surrenders the unit. AS 34.03.140(d) AS 34.03.230(b)
- If the tenant refuses lawful access, you may get a court order or end the lease on at least 10 days' written notice, and in either case recover up to your actual damages or one month's rent, whichever is greater. AS 34.03.300(a)
- If you enter unlawfully, in an unreasonable manner, or harass the tenant with repeated demands, the tenant may get a court order or end the lease on at least 10 days' written notice, and recover up to the actual damages or one month's rent, whichever is greater, plus court costs and reasonable attorney fees. AS 34.03.300(b)
The Alaska lease requires at least 24 hours' notice of entry except in an emergency or where impracticable, entry only at reasonable times, and states the purposes and limits of access the Act sets.
Repairs and habitability
You must make all repairs and do whatever is necessary to keep the premises fit and habitable, keep common areas clean and safe, keep the facilities and appliances you supply in good and safe working order, provide garbage receptacles and arrange removal, and supply running water and reasonable amounts of hot water and heat at all times, insofar as energy conditions permit.
More detail (5)
- The water and heat duty does not apply where heat or hot water comes from an installation in the tenant's exclusive control with a direct utility connection, or where the premises have no well or public water connection and the lease specifically states the tenant waives the duty. AS 34.03.100(a)(5)
- A landlord of a single-family home in an undeveloped rural area, or where public sewer or water was never connected, is not liable for missing running water, hot water, sewage or sanitary facilities that the unit lacked from a private system when the lease began. AS 34.03.100(b)
- In a one- or two-family residence you and the tenant may agree in writing, in good faith, that the tenant handles garbage, water and heat, locks, and detectors, plus specified repairs; the tenant may take on facility maintenance only where rent exceeds $2,000 a month, and never elevators. AS 34.03.100(c)
- In other buildings, a tenant repair agreement must be in a separate signed writing supported by adequate consideration, made in good faith, and may not reduce your duties to other tenants or be a condition of the lease. AS 34.03.100(d) AS 34.03.100(e)
- The tenant must keep the unit clean and safe, dispose of waste properly, use facilities reasonably, and not damage the premises or disturb neighbors. AS 34.03.120(a)
The Alaska lease states the landlord's duties under the Act, including smoke and carbon monoxide detection devices and locks and keys on request; it does not use the running-water waiver.
Tenant repair remedies
For a material breach of the lease, or a failure to maintain the premises that materially affects health and safety, the tenant may give written notice that the lease will end on a date at least 20 days after you receive it unless you remedy the breach within 10 days. The Act has no general repair-and-deduct remedy; the tenant may deduct from rent only when you deliberately or negligently fail to supply running water, hot water, heat, sanitary facilities or other essential services.
More detail (6)
- If substantially the same breach recurs within six months and you did not use due care, the tenant may end the lease on at least 10 days' written notice. AS 34.03.160(a)
- The tenant may also recover damages and get a court order for your failure to meet the lease or your maintenance duties. AS 34.03.160(b)
- For a failure of essential services, after written notice the tenant may buy reasonable amounts of the service and deduct the actual and reasonable cost from rent, recover damages for the reduced rental value, or get substitute housing and pay no rent for that period. A tenant who uses this remedy may not also proceed under AS 34.03.160 for the same breach, whether by the 20-day termination notice or by a claim for damages or a court order. AS 34.03.180(a) AS 34.03.180(b) AS 34.03.160
- None of these rights arises for a condition caused by the tenant, the tenant's family or someone on the premises with the tenant's consent. AS 34.03.160(a) AS 34.03.180(c)
- In an eviction for nonpayment, the tenant may counterclaim for your noncompliance, and the court may reduce the rent, give you time to cure, or order rent paid into court. AS 34.03.190
- If fire or casualty substantially impairs the unit, the tenant may move out and end the lease, or vacate the unusable part and pay reduced rent. AS 34.03.200
The Alaska lease restates the tenant's 20-day termination notice, the essential-services remedies and the rule that no remedy arises for a condition the tenant caused.
Security devices
If the tenant asks, you must provide and maintain locks and furnish keys reasonably adequate to ensure the safety of the tenant's person and property. The tenant may not change the locks without your written agreement, except in an emergency when you cannot be reached after a reasonable effort; after an emergency change the tenant must give you keys and written notice within five days.
AS 34.03.100(a)(6) AS 34.03.120(a)(8)
More detail (3)
- After an agreed lock change the tenant must give you a set of keys immediately. AS 34.03.120(a)(8)
- In a one- or two-family residence you and the tenant may agree in writing that the tenant provides locks and keys. AS 34.03.100(c)
- AS 34.03, read in full, sets no rekeying deadline between tenants. AS 34.03.010 to 34.03.380
Smoke and carbon monoxide alarms
At the time of each occupancy, provide working smoke detection devices, and carbon monoxide detection devices in a qualifying unit, and repair or replace them after the tenant reports a problem. The tenant must keep them working by keeping batteries charged, testing them periodically where possible, and not permanently disabling them.
AS 18.70.095(b) AS 34.03.100(a)(7)
More detail (4)
- A unit qualifies for a carbon monoxide device if it contains or is served by a fuel-burning appliance, has an attached garage or carport, or is next to a parking space. AS 18.70.095(d)
- Smoke devices must be a type and installation approved by the state fire marshal; carbon monoxide devices must have an alarm and follow the manufacturer's recommendations. AS 18.70.095(a)
- If you did not know and were not told a device needed repair, that failure is not evidence of negligence in a later civil action. AS 18.70.095(c)
- The tenant's duty to maintain the devices is also part of the Act. AS 34.03.120(a)(7)
The Alaska lease requires the landlord to provide working smoke and carbon monoxide detectors at the start of the tenancy, cites the state detector law, and bars the tenant from disabling them.
Retaliation
You may not raise rent, decrease services, or bring or threaten an eviction because the tenant complained to you of a violation of your maintenance duties, sought to enforce rights under the Act, organized or joined a tenants' union, or complained to a government agency that enforces housing, wage, price or rent controls. The Act sets no time window for this protection.
More detail (3)
- A tenant who faces retaliation has a defense to an eviction and the remedies for unlawful ouster, including up to one and one-half times actual damages. AS 34.03.310(b) AS 34.03.210
- After a notice to quit you may still seek possession if the tenant owes rent, a code repair requires the tenant to leave, the tenant commits waste or a nuisance or uses the unit illegally or for non-residential purposes against the lease, or you in good faith seek the unit for personal use, major remodeling or demolition, removal from housing use for six months, or a sale to a buyer with such a purpose. AS 34.03.310(c)
- Bringing such an action does not release you from liability for your own noncompliance. AS 34.03.310(e)
The Alaska lease restates the protected acts, the tenant's remedies and the exceptions the Act lists.
Lockouts and utility shutoffs
You may not recover or take possession of the unit, by court action or otherwise, including by wilfully cutting off electricity, gas, water, sanitary or other essential services, except after abandonment or surrender, for circumstances beyond your control due to energy conditions, or as the Act permits, such as an eviction case after proper notice. A tenant who is unlawfully removed or excluded, or whose services are wilfully interrupted, may recover possession or end the lease, and recover up to one and one-half times actual damages.
More detail (3)
- Distraint for rent is abolished, and a landlord's lien on a tenant's household goods is not enforceable unless perfected before March 19, 1974. AS 34.03.250
- Where entry is allowed by law, it must be made peaceably, not by force. AS 09.45.060
- If the lease ends this way, you must return the prepaid rent and deposit the tenant is owed. AS 34.03.210
The Alaska lease states that distraint for rent is abolished.
Ending a tenancy
Ending a month-to-month tenancy
Either you or the tenant may end a month-to-month tenancy with written notice given at least 30 days before the rental due date named in the notice. While rent is current, either may end a week-to-week tenancy with written notice given at least 14 days before the termination date.
AS 34.03.290(a) AS 34.03.290(b)
More detail (3)
- A tenancy with no definite term is week to week when the tenant pays weekly rent, and month to month in all other cases. AS 34.03.020(d)
- If the tenant stays after the tenancy ends, serve a notice to quit before suing for possession; a wilful holdover not in good faith can cost the tenant up to one and one-half times your actual damages. AS 34.03.290(c) AS 09.45.090(a)(2)(F)
- When you recover possession for one of the good-faith reasons the Act lists, such as your own use, major remodeling or a sale, the tenant has the longer of 30 days or the lease's notice period after a notice to quit. AS 09.45.090(a)(2)(D) AS 34.03.310(c)
The Alaska lease states the 30-day month-to-month notice given before a rental due date and the 14-day week-to-week notice.
Ending a fixed-term lease early
AS 34.03 gives a tenant no general right to end a fixed-term lease early, including for domestic violence. If a tenant abandons the unit, you must make reasonable efforts to rent it at a fair rental value; if you do not, or you accept the abandonment as a surrender, the lease ends on the date you had notice of the abandonment.
AS 34.03.010 to 34.03.380 AS 34.03.230(c)
More detail (5)
- If you re-rent for a term starting before the lease expires, the old lease ends when the new tenancy begins. AS 34.03.230(c)
- Abandonment means the tenant left belongings in the unit, has been absent for seven days or more without giving the extended-absence notice, and has defaulted in rent. AS 34.03.360
- A tenant may end the lease for your uncured material breach, failure to deliver possession, fire or casualty damage, unlawful ouster or cutoff of services, or abuse of access. AS 34.03.160 AS 34.03.170 AS 34.03.200 AS 34.03.210 AS 34.03.300(b)
- Under federal law, a servicemember may end a lease after entering military service or receiving orders for a permanent change of station or a deployment of 90 days or more; with monthly rent, termination takes effect 30 days after the next rent due date following delivery of the notice. 50 U.S.C. 3955
- A domestic violence protective order may remove and exclude the respondent from the petitioner's residence, regardless of who owns it. AS 18.66.100(c)(3)
The Alaska lease states the duty to re-rent after abandonment, the federal servicemember termination right, and that the Act grants no early termination right for domestic violence.
Nonpayment notice
If rent is unpaid when due, give the tenant written notice of the nonpayment and of your intention to end the lease if rent is not paid within seven days. If the tenant does not pay in full within seven days, the tenancy ends unless you agree to let the tenant stay, and you may seek possession.
AS 34.03.220(b) AS 09.45.090(a)
More detail (4)
- You need to give only one written notice for any one default. After giving it, you may accept a partial payment and extend the eviction date to match. AS 34.03.220(b)
- This notice serves as the notice to quit for an eviction. Deliver it to the tenant, leave it at the premises if the tenant is absent, or send it by registered or certified mail. AS 09.45.100(b) AS 09.45.100(c)
- If you mail the notice, add three days to the seven before the tenant is holding over unlawfully. AS 09.45.090(c)
- Accepting rent while knowing of a default waives your right to end the lease for that breach, unless you and the tenant agree otherwise after the breach. AS 34.03.240
The Alaska lease states the seven-day nonpayment notice, that the tenancy ends if rent is not paid in full unless the landlord lets the tenant stay, and that a partial payment may be accepted with the eviction date extended.
Lease violation notice
For a material breach of the lease, or a breach of the tenant's duties that materially affects health and safety, serve a written notice to quit that names the breach and ends the lease on a date at least 10 days after service. If the tenant adequately remedies a curable breach before that date, the lease does not end.
More detail (6)
- If substantially the same breach recurs within six months and the tenant did not use due care, you may end the lease on at least five days' written notice to quit. AS 34.03.220(a)(2)
- If the tenant or someone in the tenant's control deliberately causes more than $400 of damage, or the tenant engages in or permits prostitution or another listed illegal activity at the premises, the notice to quit may end the lease between 24 hours and five days after service. AS 34.03.220(a)(1) AS 34.03.120(b)
- For illegal activity, though, you may not file for possession until the tenant has failed to leave within five days after service of the notice to quit, or eight days if you mailed it. AS 09.45.090(a)(2)(G) AS 09.45.090(c) AS 09.45.110
- If a utility cuts off electricity, gas or water because the tenant did not pay, the tenancy ends five days after your notice to quit unless the tenant restores service within three days, repays what you paid to restore it, and the unit was not damaged; a repeat within six months allows three days' notice. AS 34.03.220(e)
- A notice to quit must state the breach, any corrective action and its deadline, and the date and time the tenancy ends, direct the tenant to leave by then, and warn that you may sue for possession. AS 09.45.105 See Eviction process
- Accepting rent, or performance that varies from the lease, while knowing of a default waives your right to end the lease for that breach, unless agreed otherwise after the breach. AS 34.03.240
The Alaska lease states the 10-day notice for a material breach, the 24-hour to five-day notice for deliberate damage or illegal activity, and the five-day notice after a utility shutoff.
Eviction process
Partly readUnless the tenant has abandoned or surrendered the unit, you may recover possession only through a court action for forcible entry and detainer, after the notice the situation requires; for unpaid rent, the seven-day nonpayment notice serves as the notice to quit. A notice to quit must be in writing and must state the breach or reason, any cure and its deadline, and the date and time the tenancy ends, direct the tenant to leave by then, and warn that you may sue for possession.
AS 09.45.100 AS 09.45.105 AS 34.03.280
More detail (6)
- Serve the notice by delivering it to the tenant, leaving it at the premises if the tenant is absent, or registered or certified mail; mailing adds three days to the notice period. AS 09.45.100(c) AS 09.45.090(c)
- You may file on or after the date the tenant unlawfully holds possession. AS 09.45.110
- The summons must be served at least two days before trial, and a tenant who wants a continuance of more than two days must post security for the rent that may accrue. AS 09.45.120
- The summons and complaint are served under Civil Rule 85, and a continuance may be granted only for good cause. AS 34.03.285
- The court does not inquire into the merits of title in the action. AS 09.45.150
- Attorney fees are allowed to the prevailing party in a proceeding under the Act or the lease. AS 34.03.350
The Alaska lease says an action for possession follows a notice to quit under AS 09.45.100 to 09.45.110 and may be brought in any Alaska court with jurisdiction.
Abandoned property
If a tenant leaves personal property behind when the tenancy ends and you reasonably believe it is abandoned, you may give notice demanding removal by a date at least 15 days after the notice is delivered or mailed. If it is not removed, you may sell it at a public sale, or destroy or dispose of property worth too little to store and sell; the notice must state which items you elect to sell and which you will dispose of.
More detail (5)
- After the notice, store the property in a place of safekeeping with reasonable care. Storage on the premises may not cost more than the fair rental value; commercial storage costs include the actual charge and the move. AS 34.03.260(b)
- If the tenant answers in writing that it will remove the property, it has until the later of your deadline or 15 days after its response; after that the property is conclusively presumed abandoned. A tenant who removes it owes the storage cost. AS 34.03.260(c)
- Perishable goods may be disposed of in any manner you consider fit. AS 34.03.260(a)(1)
- A landlord who deliberately or negligently violates these rules is liable for actual damages plus penal damages up to the same amount. AS 34.03.260(d)
- The public sale follows AS 09.35.140, and property that draws no bid may be disposed of. AS 34.03.260(e)
The Alaska lease states the 15-day removal notice, the sale or disposal election and safekeeping, and, if you choose, a storage period you set as a lease term.
Small claims
A district judge or magistrate hears a claim of $10,000 or less, not counting costs, interest and attorney fees, as a small claim when asked, unless important or unusual points of law are involved or the state is a defendant.
More detail (2)
- Small claims litigants must be told whether mediation, conciliation or arbitration is available instead. AS 22.15.040(b)
- A lease may not make the tenant agree to pay your attorney fees, but a court allows attorney fees to the prevailing party. AS 34.03.040(a)(4) AS 34.03.350
More Alaska rules
Sublease and assignment
Unless agreed otherwise in writing, the tenant needs your consent to sublet or assign. When the lease requires consent, you may refuse a prospective occupant who made the written offer the Act describes only by a signed written rejection delivered within 14 days that states one of the listed grounds; if you do not reject in time, consent is conclusively presumed.
More detail (3)
- The permitted grounds are insufficient credit or financial responsibility, the number of people or of minors in the household, refusal to take on the same lease terms, pets, commercial activity, or a prior landlord's signed report of abuse of other premises. AS 34.03.060(d)
- No other restriction on subletting or assignment is enforceable. AS 34.03.060(b)
- If your rejection states no permitted ground, the tenant may treat consent as given or end the lease on at least 30 days' written notice. AS 34.03.060(e)
The Alaska lease requires consent and states the 14-day written rejection, the permitted grounds and the presumed consent.
Prohibited lease terms and attorney fees
A lease may not have either party waive rights or remedies under the Act, authorize a confession of judgment, limit or excuse either party's liability under law or make one party indemnify the other for it, or have the tenant agree to pay your attorney fees. Such a provision is unenforceable.
More detail (2)
- If you wilfully use a lease containing provisions you know are prohibited, the tenant may recover actual damages. AS 34.03.040(b)
- Attorney fees are allowed to the prevailing party in any proceeding under the Act or a lease. AS 34.03.350
The Alaska lease has no tenant attorney-fee clause and no indemnity, and states that fees go to the prevailing party under the Act.
Local rules
Rent control and local rules
Partly readAS 34.03, read in full, sets no limit on rent and no rent control. No state law on local rent control was read for this page, so check the rules of the city or borough where the property is.
More detail (1)
- The Act applies to rental agreements for dwelling units anywhere in Alaska, with exclusions such as institutions, hotels and other transient lodging, and employee housing tied to work on the premises. AS 34.03.330
Cities and boroughs have their own housing, building, fire and other codes that can add duties for rental property. None was read for this page, so no local rule is listed here; check the codes of the city or borough where the property is located.
Alaska landlord questions
How much can I charge for a security deposit in Alaska?
Prepaid rent and the security deposit together may not exceed two months' rent, unless the rent is more than $2,000 a month. You may add a separate pet deposit of up to one month's rent for a pet that is not a service animal.
When do I have to return the deposit?
Within 14 days after the tenancy ends and the tenant moves out if proper termination notice was given and you deduct nothing for damage. You have 30 days if you deduct for damage or the tenant gave no proper notice. Mail an itemized notice to the tenant's last known address. None of this applies by statute to a unit renting for more than $2,000 a month.
Do I have to keep the deposit in a separate account or pay interest?
Deposit it promptly, wherever practicable, in a trust account with a bank, savings and loan or licensed escrow agent, and account for each tenant separately. AS 34.03 does not require interest. None of this applies by statute to a unit renting for more than $2,000 a month.
Is there a limit on late fees in Alaska?
AS 34.03 sets no late-fee amount, cap or grace period. A late charge comes only from the lease.
How much notice do I need before entering?
At least 24 hours, except in an emergency or where it is impracticable, and enter only at reasonable times. The tenant may not unreasonably refuse consent for the purposes the Act lists.
What notice do I give when rent is late?
A written notice of nonpayment stating that the lease will end if rent is not paid within seven days. If the tenant does not pay in full in that time, the tenancy ends unless you let the tenant stay. Add three days if you mail it.
How do I end a month-to-month tenancy?
Give written notice at least 30 days before the rental due date named in the notice. A week-to-week tenancy needs 14 days' written notice while rent is current.
How much notice do I need to raise the rent?
For a month-to-month increase, follow the Department of Law handbook’s at-least-30-day notice guidance. Check fixed-term lease and subsidized-housing requirements separately. An increase may not unlawfully retaliate against a tenant.
AS 34.03.010 to 34.03.380 AS 34.03.310 Alaska Department of Law: rent increases, page 21
Can my tenant sublet?
Only with your consent, unless the lease says otherwise in writing. If the tenant presents a written offer, you have 14 days to reject it in a signed writing that gives a ground the Act lists, or consent is presumed.
Can my lease make the tenant pay my attorney fees?
No. A lease may not have the tenant agree to pay your attorney fees, but the court allows fees to whichever party prevails.
What do I do with belongings a tenant leaves behind?
Give notice to remove them within at least 15 days, stating which items you will sell at public sale and which you will dispose of, and store them with reasonable care in the meantime.
Can I change the locks or shut off utilities to remove a tenant?
No. Unless the tenant has abandoned or surrendered the unit, you may recover possession only through the courts, and wilfully cutting essential services to force a tenant out can cost up to one and one-half times actual damages.
Does a tenant have a right to break the lease for domestic violence in Alaska?
AS 34.03 grants no such right. A court protective order can remove and exclude the abuser from the residence, and federal law gives servicemembers a termination right.
What is the small claims limit in Alaska?
$10,000, not counting costs, interest and attorney fees.
Statutes read for this page
- AS 34.03, Uniform Residential Landlord and Tenant ActRead in full
- AS 09.45.060 to 09.45.160, forcible entry and detainerRead in full
- AS 18.70.095, smoke and carbon monoxide detection devices1 section
- AS 18.66.100, protective orders1 section, subsections (b) and (c)
- AS 22.15.040, small claims1 section
- AS 18.80.240, discrimination in the rental of real property1 section
- AS 09.68.115, bad check civil penalties1 section
- 50 U.S.C. 3955, servicemember lease termination1 section, subsections (a), (b) and (d)
- Alaska Department of Law landlord-tenant handbook: selected rent-increase guidanceSelected lease, rent-increase discussion and monthly increase sample notice text read October 15, 2026; not the full handbook, local codes, court decisions or subsidy program rules. AS34.03.290 and34.03.310 reread in full.
- Alaska Department of Fish and Game, wildlife possession guidanceFull permits overview and linked legal-pets page read October 15, 2026. Only species-planning guidance added; complete wildlife regulations, transport rules and individual requests were not reviewed.
Not read for this page (9)
- Alaska Rules of Civil Procedure, including Civil Rule 85 on eviction cases, and the small claims court rules.
- City and borough codes, including Anchorage, Fairbanks and Juneau.
- State law on local rent control and municipal powers.
- The public sale procedure for abandoned property.
- The definition of a check used by the dishonored check statute.
- The rest of the Alaska Human Rights Act and the federal Fair Housing Act.
- Federal lead-based paint disclosure rules.
- Full subsidy-program rent-increase requirements and court decisions interpreting rent increases.
- Complete animal possession and transport regulations, local animal rules and case-specific accommodation requirements.