General information, not legal advice. Landlord-tenant rules change, and cities and counties can add their own. Check the current statute and local ordinances, and talk to a licensed attorney before you act.
Last reviewed
The short version
- For unpaid rent, the landlord gives a written notice allowing five calendar days to pay before filing a special detainer case.
- A material lease violation needs a written notice giving 10 days to fix it, or 5 days when it affects health and safety; a material and irreparable breach allows an immediate termination notice.
- Either side can end a month to month tenancy with written notice at least 30 days before the next rent due date, and a week to week tenancy with 10 days.
- Special detainer cases are filed in the justice court or superior court for the area where the property sits.
- The trial is set only a few days after the summons issues, and the tenant may answer in writing or in person at the trial.
Arizona evictions move quickly. Under the Arizona Residential Landlord and Tenant Act, a landlord gives a short written notice, files a special detainer case in justice or superior court, and the trial is set within days.
Arizona eviction process at a glance
| Rule | Arizona | Law |
|---|---|---|
| Notice for unpaid rent | For unpaid rent, the landlord gives a written notice allowing five calendar days to pay before filing a special detainer case. | A.R.S. section 33-1368 |
| Notice for a lease violation | A material lease violation needs a written notice giving 10 days to fix it, or 5 days when it affects health and safety; a material and irreparable breach allows an immediate termination notice. | A.R.S. section 33-1368 |
| Ending a tenancy without cause | Either side can end a month to month tenancy with written notice at least 30 days before the next rent due date, and a week to week tenancy with 10 days. | A.R.S. section 33-1375 |
| Where the case is filed | Special detainer cases are filed in the justice court or superior court for the area where the property sits. | A.R.S. section 33-1377 |
| Tenant response time | The trial is set only a few days after the summons issues, and the tenant may answer in writing or in person at the trial. | Arizona Residential Landlord and Tenant Act |
| Removal after judgment | If the landlord wins, a writ of restitution can issue after a short waiting period, and a constable or sheriff carries it out. | Arizona Revised Statutes, Title 12 (forcible and special detainer) |
| Typical overall timeline | An uncontested nonpayment case often finishes in about two to four weeks from notice to removal. | Court practice (estimate) |
Notices before an eviction in Arizona
The notice is the foundation of the whole case. It has to fit the reason for ending the tenancy, give the full period the law requires and be delivered in a way the court will accept.
Notice for unpaid rent. For unpaid rent, the landlord gives a written notice allowing five calendar days to pay before filing a special detainer case. (A.R.S. section 33-1368)
Notice for a lease violation. A material lease violation needs a written notice giving 10 days to fix it, or 5 days when it affects health and safety; a material and irreparable breach allows an immediate termination notice. (A.R.S. section 33-1368)
Ending a tenancy without cause. Either side can end a month to month tenancy with written notice at least 30 days before the next rent due date, and a week to week tenancy with 10 days. (A.R.S. section 33-1375)
Filing the case
If the notice period runs out and the tenant has neither fixed the problem nor moved out, the next step is a court filing. Bring the lease, the notice, proof of how it was delivered and a ledger of what is owed.
Where the case is filed. Special detainer cases are filed in the justice court or superior court for the area where the property sits. (A.R.S. section 33-1377)
Filing costs. Filing and service fees vary by court and county. (Court fee schedules)
The response and the hearing
Courts look closely at the paperwork. Expect to show the notice, the proof of service and the rent ledger, and to answer any defense the tenant raises.
Tenant response time. The trial is set only a few days after the summons issues, and the tenant may answer in writing or in person at the trial. (Arizona Residential Landlord and Tenant Act)
Judgment and getting possession back
Removal after judgment. If the landlord wins, a writ of restitution can issue after a short waiting period, and a constable or sheriff carries it out. (Arizona Revised Statutes, Title 12 (forcible and special detainer))
What a landlord must not do
Until a court orders otherwise, the tenant keeps the right to live in the home, even after the notice runs out.
Self-help eviction. A landlord may not lock a tenant out, remove belongings or interrupt essential services to force a move out; the tenant can recover possession or end the lease and claim damages. (A.R.S. section 33-1367)
Timeline at a glance
| Step | Typical time | Rule |
|---|---|---|
| Notice period for unpaid rent | 5 days | A.R.S. section 33-1368 |
| Notice period for a lease violation | 10 days | A.R.S. section 33-1368 |
| Tenant response after the case is served | Set by the court | Arizona Residential Landlord and Tenant Act |
| From judgment to removal | Short waiting period | Arizona Revised Statutes, Title 12 (forcible and special detainer) |
| Whole case, uncontested | A few weeks | Court practice (estimate) |
Real cases often take longer: holidays, a contested hearing or an appeal can add weeks.
Mistakes to avoid
- Demanding more than the rent actually owed in a notice for unpaid rent, for example by adding late fees or utilities.
- Counting the notice period wrong and filing a day too early.
- Taking partial rent after serving a notice without knowing how it affects the case.
- Keeping no proof of service. Write down who delivered the notice, how and when, and keep a copy.
- Trying to speed things up with a lockout, a utility shutoff or by moving belongings out.
Keep the Arizona eviction process summary on file
Free, no sign up. The file downloads straight away.
General information, not legal advice.
Verify current law
We last checked these Arizona rules on . Laws change and cities can add their own, so confirm the current text before you rely on it, and talk to a Arizona attorney about your situation.
Laws named on this page
- A.R.S. section 33-1368
- A.R.S. section 33-1375
- A.R.S. section 33-1377
- Arizona Residential Landlord and Tenant Act
- Arizona Revised Statutes, Title 12 (forcible and special detainer)
- A.R.S. section 33-1367
Official sources
Arizona forms for this topic
Letters and checklists for this topic
The parts people misread.
How much notice does a Arizona landlord give for unpaid rent?
For unpaid rent, the landlord gives a written notice allowing five calendar days to pay before filing a special detainer case. Source: A.R.S. section 33-1368.
How long does a tenant in Arizona have to respond to an eviction case?
The trial is set only a few days after the summons issues, and the tenant may answer in writing or in person at the trial. Source: Arizona Residential Landlord and Tenant Act.
Can a Arizona landlord change the locks instead of going to court?
A landlord may not lock a tenant out, remove belongings or interrupt essential services to force a move out; the tenant can recover possession or end the lease and claim damages. Source: A.R.S. section 33-1367.
How long does an eviction take in Arizona?
An uncontested nonpayment case often finishes in about two to four weeks from notice to removal. Source: Court practice (estimate).
Which court hears eviction cases in Arizona?
Special detainer cases are filed in the justice court or superior court for the area where the property sits. Source: A.R.S. section 33-1377.