Eviction Process in Arizona: A 2026 Landlord's Guide
5-day notice for nonpayment. Special detainer hearing within 3-6 days of filing. Fast process. Materially non-compliant: 10-day notice with 10-day cure. Immediate termination for drug offenses.
Required notice types in Arizona
| Type | Notice Period | Purpose |
|---|---|---|
| Nonpayment | 5 days | Tenant failed to pay rent. Tenant may cure by paying the full amount owed before the deadline in most states. |
| Lease violation (curable) | 10 days | Tenant is violating lease terms (unauthorized pets, unauthorized occupants, noise, etc.) and has the option to correct the violation. |
The eviction process, step by step
Step 1 — Serve a 5-day Pay or Quit. Arizona law requires you to give the tenant written notice and 5 days to either pay what's owed or vacate. Serve in the manner permitted by Ariz. Rev. Stat. § 33-1368.
Step 2 — File a Special Detainer complaint. If the tenant doesn't pay or move out by the deadline, file in the appropriate court (typically justice, district, or small claims depending on county).
Step 3 — Court hearing. The court sets a hearing, typically within 3-7 weeks. Bring the lease, payment ledger, copy of the notice, and proof of service.
Step 4 — Judgment and writ of possession. If you win, the court issues a judgment. After the tenant's appeal window closes, the sheriff or constable executes the writ and restores possession.
How long does an eviction take in Arizona?
Uncontested cases in Arizona typically move through the courts in about 45 days from notice to sheriff's lockout. Contested cases, tenant bankruptcy filings, and local court backlogs can extend this significantly. The minimum realistic timeline (everything uncontested, no appeals) is roughly 25 days.
Need to send a Pay or Quit right now?
LandlordPro drafts a Arizona notice in about 2 minutes using the notice period and service language on file for Arizona, with a digital audit trail. Check the current statute or a local attorney before you serve it.
Start free — no credit cardKey statute for Arizona
Notice for unpaid rent
Authority: A.R.S. § 33-1368(B)
If rent is unpaid when due and the tenant fails to pay rent within five days after written notice by the landlord of nonpayment and the landlord's intention to terminate the rental agreement
What this means: Arizona requires a 5-day notice before you can file for eviction over unpaid rent.
Read from the statute text (verified 2026-09-22)
Notice for other lease violations
Authority: A.R.S. § 33-1368(A)
the rental agreement will terminate on a date not less than ten days after receipt of the notice if the breach is not remedied in ten days.
What this means: Arizona requires a 10-day notice before you can file for eviction over a lease violation other than unpaid rent.
Read from the statute text (verified 2026-09-22)
Ending a month-to-month tenancy
Authority: A.R.S. § 33-1375(B)
The landlord or the tenant may terminate a month-to-month tenancy by a written notice given to the other at least thirty days prior to the periodic rental date specified in the notice.
What this means: Arizona requires 30 days' notice to end a month-to-month tenancy.
Read from the statute text (verified 2026-09-22)
Abandoned property
If a tenant leaves personal property behind after vacating, Arizona allows landlords to handle abandoned property after 14 days of apparent abandonment. Procedures vary — many states require written notice and a public or private sale with proceeds held for a statutory period.
Frequently asked questions
How many days' notice do I need to give before evicting for nonpayment in Arizona?
Arizona law requires a 5-day notice for nonpayment of rent. The tenant typically has those 5 days to either pay the full amount owed or vacate before you can file in court. See Ariz. Rev. Stat. § 33-1368.
How long does an eviction take in Arizona?
An uncontested eviction in Arizona typically takes about 45 days from notice to sheriff's lockout. Contested cases, tenant bankruptcy, or court backlogs can add weeks or months.
Can I evict a tenant at the end of their lease in Arizona without cause?
Arizona generally allows landlords to end a tenancy at the close of a fixed-term lease or with proper notice to a month-to-month tenant, without needing to show fault. Local ordinances may add requirements — confirm with an attorney if you're in a large city.
Can I change the locks or shut off utilities to force an Arizona tenant out?
No. Self-help evictions — changing locks, removing belongings, shutting off utilities — are illegal in Arizona and every other US state. Only a court order and a sheriff or constable can legally remove a tenant. Self-help exposes you to damages and statutory penalties.
What happens if my Arizona tenant files for bankruptcy during eviction?
A bankruptcy filing triggers an automatic stay that halts the eviction, even if you have a judgment. You'll generally need to file a motion for relief from the automatic stay in bankruptcy court before resuming. Bankruptcies add weeks or months — factor this into your risk assessment.
Handling evictions in Arizona with LandlordPro
LandlordPro is built to keep you on the right side of Arizona's procedural rules. The notice wizard asks a few questions, drafts a notice using the number of days and language on file for this state; verify it against the current statute before serving, and logs proof of service. If the case proceeds to court, LandlordPro's eviction timeline tracks every deadline and its tenant records bundle feature assembles an attorney-review-ready PDF with a plain-English AI records summary of the case — a tool no other landlord software offers.
Create your first Arizona notice →
Raising the rent: Arizona requires 30 days' notice before a rent increase (via the month-to-month notice rule). Arizona rent increase laws →
Late rent: Arizona requires late fees to be reasonable. Arizona late fee laws →
Related: Arizona security deposit law — limits & return deadlines · What an eviction costs in every state
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Choosing landlord software
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Questions from Arizona landlords
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