Arizona eviction laws

Notices, deadlines, court and tenant rights in Arizona — in plain English.

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Overview

The court case: Eviction action (forcible or special detainer)
Court: Justice Court for the precinct where the property is located (or Superior Court)
Main laws: Arizona Residential Landlord and Tenant Act, A.R.S. 33-1301 et seq. (notices: 33-1313, 33-1368, 33-1375, 33-1377); forcible entry and detainer, A.R.S. 12-1171 et seq.; Arizona Rules of Procedure for Eviction Actions (RPEA)

Just-cause protection

No statewide law

Arizona has no statewide just-cause eviction law, and cities may not adopt rent control. A periodic tenancy can be ended without a reason by proper notice. (A.R.S. 33-1375; A.R.S. 33-1329)

Notices before filing, by reason

What a landlord must serve before filing — and what a tenant should expect to receive.

Unpaid rent — Five-Day Notice to Pay or Quit (Notice of Nonpayment of Rent)

The landlord serves a written 5-day notice of nonpayment. If the rent is still unpaid after 5 days, the landlord may file. The tenant can stop the eviction before filing by paying all past-due rent plus a reasonable late fee stated in a written lease.

Five-Day Notice to Pay or Quit (Notice of Nonpayment of Rent)

Notice period

5 days

Counting

5 calendar days after the tenant receives the notice. If mailed by certified or registered mail, the notice counts as received on the date actually received or 5 days after mailing, whichever is first, so a mailed notice effectively takes up to 10 days.

Tenant can fix it?

Yes, within the notice period

Must include

Tenant names and unit address
Amount of rent due (and any late fee allowed by a written lease)
Statement that the rental agreement will terminate and an eviction action may be filed if rent is not paid within 5 days
Date, landlord name and signature

How to serve

Hand it to the tenant in person; Certified mail (return receipt); Registered mail. Hand the notice to the tenant, or send it by certified or registered mail. Posting on the door alone is not a listed method.

Law

A.R.S. 33-1368(B); A.R.S. 33-1313

After filing, the tenant can still reinstate by paying all past-due rent, late fees, attorney fees and court costs before judgment.
Accepting partial rent after the notice can waive the right to evict unless the landlord gives the tenant a written notice (or the lease says) that partial payments do not waive the default.

The tenant broke the lease or rules — Ten-Day Notice of Material Noncompliance (Cure or Quit)

For a material lease violation, the landlord gives a written notice describing the violation and stating the lease will end in 10 days unless fixed. If the violation materially affects health and safety, the period is 5 days.

Ten-Day Notice of Material Noncompliance (Cure or Quit)

Notice period

10 days

Counting

10 calendar days after receipt (5 days if the violation materially affects health and safety). Certified mail is deemed received on actual receipt or 5 days after mailing, whichever is first.

Tenant can fix it?

Yes, within the notice period

Must include

Specific acts and omissions that make up the breach
Statement that the rental agreement will terminate on a date not less than 10 days (or 5 days for health and safety) after receipt if not remedied
Date, landlord signature

How to serve

Hand it to the tenant in person; Certified mail (return receipt); Registered mail. Hand delivery or certified/registered mail.

Law

A.R.S. 33-1368(A)

If the same or a similar breach happens again during the tenancy after a cure notice, the landlord may terminate with a 10-day notice without another chance to cure.

The lease ended and the tenant stayed — no notice required

A fixed-term lease ends on its end date. If the tenant stays after the lease expires without the landlord's consent, the landlord may file without a separate notice, though a written demand for possession is commonly served first. If rent is accepted after expiration, a month-to-month tenancy is created and a 30-day notice is needed.

Double-check with the court: Check the lease; many Arizona leases convert to month-to-month unless notice of non-renewal is given in advance.
A written demand for possession is recommended and is required for forcible detainer against some occupants (A.R.S. 12-1173.01).

Ending a month-to-month tenancy (no fault) — Notice of Termination of Month-to-Month Tenancy

A month-to-month tenancy can be ended by either side with written notice at least 30 days before the periodic rental date named in the notice; a week-to-week tenancy with at least 10 days' notice.

Notice of Termination of Month-to-Month Tenancy

Notice period

30 days (week-to-week: 10 days, month-to-month: 30 days)

Counting

Monthly: at least 30 days before the periodic rental date (the rent due date) specified in the notice. Weekly: at least 10 days before the termination date.

Tenant can fix it?

Must include

Tenant names and unit address
Statement that the tenancy will end
Termination date that is a rent due date at least 30 days after the notice (monthly) or at least 10 days after the notice (weekly)

How to serve

Hand it to the tenant in person; Certified mail (return receipt); Registered mail. Hand delivery or certified/registered mail (mailed notice is deemed received on actual receipt or 5 days after mailing, whichever is first).

Law

A.R.S. 33-1375

Illegal activity, violence or serious damage — Notice of Immediate Termination (Material and Irreparable Breach)

For a 'material and irreparable' breach, such as illegal discharge of a weapon, homicide, prostitution, criminal street gang activity, manufacturing or selling illegal drugs, assault, threats or intimidation, or acts that cause serious damage or nuisance, the landlord may give written notice of immediate termination and file a special detainer action right away.

Notice of Immediate Termination (Material and Irreparable Breach)

Notice period

No fixed period

Counting

Termination is effective immediately on delivery of the notice.

Tenant can fix it?

Must include

Specific description of the material and irreparable breach (what, when, where)
Statement that the rental agreement is terminated immediately
Date, landlord signature

How to serve

Hand it to the tenant in person; Certified mail (return receipt); Registered mail. Hand delivery is strongly preferred.

Law

A.R.S. 33-1368(A)(2); A.R.S. 33-1377

Special detainer (immediate termination) cases have faster trial settings; the landlord must be able to prove the breach occurred.

How a tenant responds

Eviction trials are set quickly: the initial appearance/trial is usually 3 to 6 court days after the complaint is filed, and the summons must be served at least 2 days before. The tenant may file a written answer before or at the initial appearance, or answer orally at the hearing. A tenant who does not appear will likely lose by default.

Deadline: at the hearing (no fixed written-answer deadline) · Form: Arizona Justice Court 'Answer - Eviction Action' form · Ariz. R. P. Eviction Actions 5, 11, 13; A.R.S. 33-1377

City and local rules

Arizona prohibits local rent control (A.R.S. 33-1329). No major city has a separate eviction-notice rule.

Official court forms

Landlords

AOCEAGN1F — Notice for Failure to Pay Rent: 5-Day Notice to Pay Rent
AOCEAGN3F — Notice of Material Breach: 10-Day Notice to Comply
AOCLJEA2F — Complaint (Eviction Action)
AOCLJEA1F — Summons (Eviction Action)
LJEA00007F — Writ of Restitution
AOCLJEA3F — Residential Eviction Information Sheet (REIS)

Tenants

LJEA00004F — Answer (Eviction Action)

All Arizona forms →

Sources

Checked 2026-09. General information, not legal advice; laws change and courts differ. We strive for accuracy but don’t guarantee it.