Arizona Eviction Process: Step-by-Step Guide for Landlords
Complete guide to Arizona eviction procedures including 5-day notice for nonpayment, 10-day notices for lease violations, court filings, and the eviction process under ARLTA.
Legal Disclaimer
This content is for general informational and educational purposes only. It does not constitute legal advice and should not be relied upon as such. Laws change frequently — always verify current regulations and consult a licensed attorney in your jurisdiction for advice specific to your situation. Landager is a property management platform, not a law firm.Information last verified: May 2026.
The Arizona eviction process is governed by the Arizona Residential Landlord and Tenant Act (ARLTA), operating within the Arizona Revised Statutes (A.R.S.), which have been effective since 1901. All evictions—legally classified as "Special Detainer" or "Forcible Detainer" actions—must be initiated through the local Justice Court or Superior Court (A.R.S. § 33-1377). Self-help evictions are strictly prohibited.
Official Law Citation: The procedures outlined on this page are strictly configured under the official Arizona Residential Landlord and Tenant Act (A.R.S. Title 33, Chapter 10).
Legal Grounds for Eviction in Arizona
Step-by-Step Eviction Process
Step 1: Serve Written Notice
The eviction process must begin with a legally compliant written notice delivered to the tenant. The notice must explicitly detail in what way the tenant is out of compliance.
5-Day Notice to Pay or Quit (Nonpayment - A.R.S. § 33-1368(B))
- Tenant has 5 calendar days to pay all overdue rent and late fees.
- If paid in full within the 5 days, the landlord cannot proceed with eviction.
10-Day Notice to Cure or Quit (General Lease Violations - A.R.S. § 33-1368(A))
- Covers issues like unauthorized pets or guests.
- Tenant has 10 days to fix the issue.
5-Day Notice to Cure or Quit (Health and Safety Violations - A.R.S. § 33-1368(A))
- Covers issues like accumulating trash or failing to maintain basic hygiene.
- Tenant has 5 days to fix the issue or face eviction.
Immediate Unconditional Quit (Material and Irreparable Breach - A.R.S. § 33-1368(A))
- For severe violations like illegal drug manufacturing, illegal discharge of a weapon, assault, or gang involvement on the property.
- The landlord can issue an immediate notice ordering the tenant to leave, with no opportunity to fix the issue.
Step 2: File the Eviction Complaint
If the tenant fails to cure the issue or move out by the end of the notice period, the landlord can file a "Special Detainer" complaint with the local Justice Court or Superior Court (A.R.S. § 33-1377).
- The landlord must submit a copy of the lease and a copy of the notice previously served to the tenant.
- The court will issue a summons, informing the tenant of the date and time of the hearing.
Step 3: Serve the Summons
The summons shall be issued on the day the complaint is filed and shall command the person against whom the complaint is made to appear and answer the complaint at the time and place named which shall be not more than six nor less than three days from the date of the summons (A.R.S. § 33-1377(B)).
The tenant is deemed to have received the summons three days after the summons is mailed if personal service is attempted and within one day of issuance of the summons a copy of the summons is conspicuously posted on the main entrance of the tenant's residence and on the same day the summons is sent by certified mail, return receipt requested, to the tenant's last known address. The summons in a special detainer action shall be served at least two days before the return day and the return day made on the day assigned for trial. Service of process in this manner shall be deemed the equivalent of having served the tenant in person for the purposes of awarding a money judgment for all rent, damages, costs and attorney fees due.
Step 4: Attend the Court Hearing
Both the landlord and tenant should attend the hearing.
- If the landlord wins, the judge issues a judgment in their favor.
- If the tenant does not appear, the judge will issue a default judgment in favor of the landlord.
- Per A.R.S. § 33-1368(B), the tenant may have the option to pay all rent, late fees, and court costs before the judgment is entered to have the eviction dismissed.
Step 5: The Writ of Restitution
If the judge rules for the landlord, they will order the tenant to leave. If the eviction was for a material and irreparable breach, the court shall order restitution in favor of the plaintiff not less than twelve nor more than twenty-four hours later (A.R.S. § 33-1377(E)).
If the tenant remains, the landlord must request a Writ of Restitution from the court. Once issued, a Constable or Sheriff will physically remove the tenant and lock them out.
Prohibited Actions (Self-Help Evictions)
Arizona law strictly prohibits landlords from taking matters into their own hands. The following actions are illegal (A.R.S. § 33-1367):
- Changing the locks without a Writ of Restitution executed by a court officer.
- Shutting off essential utilities (water, electricity, gas, air conditioning).
- Removing the doors or removing a tenant's belongings.
If a landlord performs an illegal lockout, the tenant may sue for an amount up to two months’ rent or twice the actual damages sustained (whichever is greater), plus regain possession of the unit (A.R.S. § 33-1367).
Timeline Summary
Best Practices for Landlords
- Include late fees in notice - In Arizona, landlords can include reasonable late fees in the 5-day pay-or-quit notice, provided those fees are authorized in the lease (A.R.S. § 33-1368(B)).
Frequently Asked Questions
▶What is the Arizona eviction process and how long does it take?
The Arizona eviction process requires landlords to provide written notice to tenants before filing a court action. The type and length of notice depends on the reason for eviction — typically shorter for non-payment of rent and longer for lease violations or no-fault terminations. Self-help evictions (changing locks, removing belongings, shutting off utilities) are illegal in Arizona. The full court process varies but typically takes several weeks.
▶What are the Arizona landlord-tenant laws every property owner should know?
Arizona's landlord-tenant relationships are primarily governed by the Arizona Residential Landlord and Tenant Act (ARLTA). Arizona is widely considered a landlord-friendly state with straightforward eviction procedures, no statewide rent control laws, and clear guidelines for both landlords and tenants. This guide covers the essential compliance requirements for property owners and landlords.
Read the complete guide▶What are the Arizona security deposit rules and return deadlines?
Arizona has specific rules governing how much landlords can charge for security deposits, how deposits must be held, and the deadline for returning deposits after a tenant moves out. Landlords must provide an itemized statement of any deductions made from the deposit. Failure to comply with deposit return deadlines can result in penalties and the forfeiture of the landlord's right to claim deductions.
Read the complete guide▶What are the Arizona rent increase laws and caps for landlords?
Arizona has specific rules governing when and how landlords can increase rent. During a fixed-term lease, rent generally cannot be increased unless the lease explicitly allows it. For month-to-month tenancies, landlords must provide proper written notice before an increase takes effect. Check whether Arizona has any local rent control ordinances that may impose additional caps or requirements.
Read the complete guide▶What is the grace period for late rent in Arizona?
Arizona has specific rules regarding grace periods for late rent and the amount that can be charged as a late fee. Late fee provisions must be stated in the lease agreement, and fees must be reasonable. Check Arizona state law and any applicable local ordinances for the exact grace period and late fee limits that apply to your rental property.
Read the complete guide▶What disclosures must Arizona landlords provide to tenants?
Arizona landlords must provide certain disclosures to tenants before or at the time of lease signing. Common required disclosures include lead-based paint hazards (for pre-1978 buildings, a federal requirement), the identity of the landlord or property manager, and any known material defects in the property. Additional state-specific disclosures may include flood risk, mold hazards, and environmental conditions.
Read the complete guide▶What are the Arizona lease requirements for rental properties?
Arizona recognizes both written and oral leases, though written leases are strongly recommended for terms longer than one year. Lease agreements should include the rent amount, payment due date, security deposit terms, maintenance responsibilities, and rules regarding entry, pets, and subletting. Certain lease clauses that waive tenant statutory rights may be void and unenforceable under Arizona law.
Read the complete guide▶What are Arizona landlord maintenance obligations and habitability standards?
Arizona landlords must maintain rental properties in a condition that is fit for habitation and complies with applicable building, housing, and health codes. This includes maintaining structural integrity, plumbing, heating and cooling systems, electrical systems, and pest control. Tenants typically have the right to request repairs in writing, and if repairs are not made within a reasonable time, tenants may have legal remedies available.
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