How to Serve Eviction & Lease Termination Notices in Arizona

How to Serve Eviction & Lease Termination Notices in Arizona

Last Updated: August 23, 2022 by Marnie Snyder

In Arizona, in order for the delivery of a lease termination or eviction notice to be legal, certain rules and procedures must be followed. If they are not and the case proceeds to court, the case may be postponed or dismissed by a judge.

Who Can Serve Notices in Arizona?

In Arizona, landlords can serve eviction notices and lease termination notices themselves. Landlords may choose to hire a sheriff, process server or independent party over eighteen (18) years old to serve an official notice, but they are not required to do so by law.

When Can Notices Be Served in Arizona?

In Arizona, lease termination and eviction notices can be served immediately on any day of the week and at any time of day.

For a 5 Day Notice to Quit, the eviction notice used for tenants that do not pay rent in full and on time, a landlord can serve notice the day after rent is due. There is no grace period for paying rent in Arizona. Rent is late starting the day after it is due.

An Immediate Notice to Vacate is the eviction notice used for tenants that commit violent crimes on the premises. A landlord may choose to serve this notice on a judicial day to file a special detainer action at the courthouse, but this is not required and the notice may be served on any day.

Acceptable Forms of Service in Arizona

A landlord can deliver notices in Arizona using any of the below acceptable methods:

  1. Handing the notice to the tenant in person;
  2. Mailing the notice by certified or registered mail with a return receipt.

When sending the notice by certified or registered mail, add five (5) additional calendar days to the notice period or the number of days until the notice is received by Tenant, whichever occurs first , as required by law.

Obtaining Proof of Service in Arizona

A landlord can demonstrate proof that a notice was delivered through the following methods:

  • Hand delivery – by completing a Declaration of Service at the time of delivery.
  • Certified or Registered Mail – via return receipt and by completing a Declaration of Service after mailing.

Arizona Eviction & Lease Termination Notice Forms

Notice Form Grounds
5 Day Notice to Quit Eviction for Unpaid Rent
5 Day Notice to Comply or Vacate Eviction for a Health/Safety Violation
10 Day Notice of Noncompliance Eviction for Repetitive Conduct
Immediate Notice to Vacate Eviction for Illegal Conduct
10 Day Notice to Comply or Vacate Eviction for Falsification of Employment Information or Total Number of Persons Occupying the Rental Unit
10 Day Notice to Vacate Eviction for Falsification of Criminal History/Eviction Record
30 Day Notice to Vacate Ending a Monthly Lease

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