Arizona Eviction Laws: Timeline, Reasons, & Notice Requirements

Eviction Timeline in Arizona

Notice to Tenant

Serving a notice to the tenant is the first and crucial step in Arizona’s eviction process. Landlords must notify tenants of pending actions by issuing the appropriate notice based on the violation. These formal documents set the groundwork for legal proceedings if the tenant fails to remedy or vacate the premises.

To comply with Arizona law, each notice must be delivered properly. Typically, the notice is handed to the tenant in person, left with another adult on the premises, or posted in a visible location on the property. A mailed copy often accompanies these delivery methods, ensuring the tenant has no excuse for unacknowledged receipt.

File Complaint

When a tenant fails to address the notice or vacate the property, the next step for landlords involves filing a complaint with the local court. This action officially begins the legal eviction process.

Landlords must prepare specific documents to ensure their case proceeds smoothly. These include a copy of the lease agreement, proof of the tenant’s violation (such as unpaid rent records or photos of property damage), and a copy of the served notice. Each piece of evidence is crucial for demonstrating why the eviction is justified to the court.

The complaint is filed at the Justice Court in the precinct where the rental property is located. Landlords must submit a completed complaint form and the necessary filing fee. Court procedures differ slightly, so it is wise to verify requirements through the local court system beforehand.

Once the complaint is filed, a summons is issued to the tenant, informing them of the upcoming court hearing. Serving this summons is mandatory. It can be delivered in person by a process server, left with a household resident, or mailed as allowed under Arizona law.

Serve Summons

After filing a complaint with the local court, landlords must ensure the tenant is formally notified about the legal proceedings. This step, called serving a summons, is mandatory under Arizona eviction law. Without proper service, the legal process cannot proceed.

The summons informs tenants of the eviction case and provides crucial details, including the court hearing date, time, and location. It establishes their right to appear and respond.

Arizona law outlines several acceptable ways to serve these documents, ensuring tenants know the case against them.

Landlords can deliver the summons using a professional process server, a sheriff, or a licensed officer. If direct delivery to the tenant isn’t feasible, the service may go to another adult occupant at the property. Arizona allows posting the summons visibly on the rental unit when both methods fail and following up with a mailed copy.

Landlords must follow all requirements when serving documents. Choosing reliable professionals for this step helps establish proper notice and avoid delays.

Court Hearing

The court hearing is a critical step in Arizona’s eviction process. It brings landlords and tenants face-to-face to present their cases. For property owners, understanding what to expect and arriving prepared can make all the difference in securing a favorable outcome.

During the hearing, the landlord must demonstrate that the eviction is justified under Arizona law. This often involves showing evidence such as the lease agreement, a copy of the eviction notice, proof of violations, and any records of unpaid rent or property damage.

Tenants also have the opportunity to present their side. They might argue against the eviction by claiming the notice was improperly served, denying the alleged violations, or citing legal protections.

Judges carefully review all evidence and listen to both parties before deciding.

Arizona courts aim to resolve these cases quickly. If the judge rules in favor of the landlord, they may issue a writ of restitution. This document allows the landlord to regain possession of their property, typically after a short waiting period.

However, if the tenant wins, the eviction process will end, and they might remain in the rental property.

Writ of Restitution

A writ of restitution marks the final phase in Arizona’s eviction process. It grants landlords the legal authority to reclaim their property.

This court-issued order comes into play after a judge rules in favor of the landlord during the hearing.

Once the writ is issued, it is delivered to the sheriff’s office for enforcement. The sheriff then schedules the tenant’s removal from the property. While this process is typically swift, the timeline depends on the local law enforcement’s workload. Landlords should be prepared to coordinate with the sheriff and ensure access to the property on the scheduled date.

Receiving a writ of restitution means tenants must vacate immediately. Any personal belongings left behind must be handled according to Arizona law. If items of value are left behind, landlords are required to store them for at least 14 calendar days. During that period, the tenant must be notified in writing and given a chance to collect their belongings. If the tenant does not retrieve them, the landlord may dispose of or sell the items, but must follow the legal steps outlined under A.R.S. § 33-1368(E).

After the tenant is removed, landlords should inspect the unit, take photographs of its condition, and document any damages or issues. This helps ensure that security deposit deductions are justified and properly itemized. Arizona law requires landlords to return any refundable deposit amounts within 14 business days, along with a written statement of deductions, if any.

Tenant Move-Out

Once a tenant has vacated—voluntarily or through court-ordered eviction—Arizona landlords must complete several tasks to close out the tenancy responsibly and legally.

Start by documenting the condition of the rental property. Take detailed photos or videos of each room, especially areas showing wear or damage. Compare these with the move-in inspection report to determine if any repair costs can be deducted from the deposit.

If belongings are left behind, follow the 14-day storage rule. Notify the former tenant via mail with clear instructions on how to reclaim their items. Items not picked up after the required waiting period may be sold, donated, or discarded.

Also, update your records. Confirm that all keys have been returned, utility responsibilities have ended, and any unpaid rent has been calculated. If applicable, send the deposit refund and itemized list of deductions within 14 business days, as required by state law.

Completing this step thoroughly reduces risk, supports compliance with Arizona eviction law, and prepares the unit for the next renter.

Eviction Reasons in Arizona

Failure to Pay Rent

Non-payment of rent is the most common reason for eviction in Arizona. The process involves:

1. Serving a 5-Day Notice to Pay Rent
2. Filing a complaint if the tenant fails to pay within five days
3. Proceeding with the eviction process through the court system

Landlords must not engage in "self-help" evictions, such as changing locks or shutting off utilities, as these actions are illegal.

Lease Violations

Lease violations, such as unauthorized occupants or pets, property damage, or illegal activities, can lead to eviction. The landlord must:

1. Serve a 10-Day Notice to Comply, detailing the violation
2. Allow the tenant ten days to remedy the issue
3. File a complaint if the tenant fails to comply.

Illegal Activities

Engaging in illegal activities on the property, such as drug-related offenses or violent crimes, warrants immediate action. The landlord can:

1. Serve an Immediate Notice to Quit
2. File a complaint without providing the tenant an opportunity to remedy the situation

Health/Safety Violations

Tenants creating health or safety hazards, like hoarding or unsanitary conditions, can be evicted. The process includes:

1. Serving a 5-Day Notice to Comply
2. Allowing the tenant five days to address the issue
3. Filing a complaint if the problem persists

Non-Renewal of Lease

Landlords may choose not to renew a lease without cause, provided they:

1. Serve a 30-Day Notice to Quit for month-to-month agreements
2. Ensure the decision is not discriminatory or retaliatory
3. File a complaint if the tenant fails to vacate after the notice period

Notice Requirements for Landlords in Arizona

5-Day Notice to Pay Rent

• The full name and address of both the landlord and tenant
• The exact amount of rent owed, including any late fees (if allowed by the lease)
• A clear deadline: five calendar days from the date of delivery, not business days
• A statement that failure to pay will result in legal action to recover possession of the property

Delivery Requirements:

Arizona law permits delivery of this notice:

• In person to the tenant or an adult residing at the property
• By posting it in a visible location (like the front door) and sending a copy by certified mail

If the tenant pays the full rent within the five-day window, the eviction process stops. Partial payments do not automatically halt the process unless accepted by the landlord in writing.

10-Day Notice to Comply

This notice is used when a tenant violates terms of the lease unrelated to rent, such as having unauthorized guests, pets, or causing minor property damage.

The notice must include:

• A detailed explanation of the lease violation
• The steps the tenant must take to correct the issue
• A deadline of ten calendar days to resolve it

Delivery Methods:

Same as the 5-day notice—either hand delivery, posting and mailing, or certified mail.

If the tenant corrects the issue within the 10-day period, the tenancy continues. If not, the landlord may file for eviction in the Justice Court.

Immediate Notice to Quit

This type of notice applies only to extreme situations that threaten health, safety, or involve illegal activity, such as:

• Physical violence or threats
• Drug manufacturing or sales
• Serious property destruction

Key Details:

• No grace period is offered. The tenant must vacate immediately.
• The notice must describe the incident clearly and include supporting documentation, such as police reports or photos.

Delivery:

In person or via posting and certified mail.

Landlords can proceed to file an eviction case the same day if the tenant fails to leave immediately.

30-Day Notice to Quit

Arizona landlords may use a 30-day notice to terminate month-to-month rental agreements. This type of notice is not for violations—it simply ends the agreement.

Important Requirements:

• Must clearly state the termination date (at least 30 days from receipt)
• Must be delivered in person, posted and mailed, or sent via certified mail
• Cannot be issued for retaliatory or discriminatory reasons (e.g., based on race, disability, or because a tenant complained about housing conditions)

If the tenant stays past the notice period, the landlord can initiate a standard eviction process.

Frequently Asked Questions

What are the grounds for eviction in Arizona?

Eviction in Arizona can occur for reasons like non-payment of rent, lease violations, criminal activity, serious property damage, or health and safety violations. Each requires the landlord to follow specific notice and legal procedures.

How long does it take to evict a tenant in Arizona?

The eviction process in Arizona usually takes two to four weeks, depending on compliance with notice periods, court schedules, and whether the tenant contests the case.

How to evict someone in Arizona without a lease?

Landlords in Arizona can terminate a month-to-month tenancy by issuing a 30-day notice. If the tenant fails to vacate, legal action can begin through the courts.

What is the fastest you can evict a tenant in Arizona?

Immediate eviction in Arizona can occur if the tenant engages in severe actions like criminal activity or poses a threat to others. An immediate notice to quit allows landlords to seek court intervention swiftly.

What can a landlord not do in Arizona?

Landlords in Arizona cannot lock out tenants, shut off utilities, or remove belongings without a court order. Such actions violate tenants' rights and can lead to legal consequences.