Arizona Eviction Process

This guide breaks down exactly how the Arizona eviction process and laws unfold from start to finish. Read on to see what sparks an eviction, how local courts handle filings, and which landlord-tenant laws shape every step of the process across the state.

How Arizona Law Defines Eviction

In Arizona, an eviction happens when a landlord uses the court system to reclaim a rental property from a tenant who fails to pay rent, breaks the lease, or refuses to move out after proper notice.

Landlords can find Arizona’s eviction laws in the Arizona Residential Landlord and Tenant Act, outlined in A.R.S. §§ 33-1301 to 33-1381, which details everything from notice timelines to court procedures used across the state.

Eviction With Just Cause

In Arizona, “just cause” means a landlord must point to a specific, lawful reason before removing a tenant from the property, such as unpaid rent or a major lease violation.

Landlords across the state can evict tenants with just cause for several reasons, including nonpayment, property damage, or criminal behavior on the premises. Each situation requires proper written notice, and in some cases (like minor lease violations), the tenant will get a short window to correct the problem before the eviction moves forward.

Landlords should keep detailed records of rent ledgers, photos, and written communications to support their case if it reaches court. Judges in Maricopa and Pima Counties, in particular, expect organized proof that every notice and deadline followed Arizona law to the letter.

Applicable law: A.R.S. § 33-1368, A.R.S. § 33-1377

No-Fault Evictions

Arizona landlords can choose not to renew a fixed-term lease at its end, as long as they provide proper notice and comply with state and federal laws. They cannot, however, terminate the lease early without just cause or violate anti-retaliation protections.

For month-to-month tenants, landlords must give at least 30 days’ written notice before ending the tenancy. This rule applies statewide and allows landlords flexibility when managing rental turnover or preparing a property for sale.

Applicable law: A.R.S. § 33-1375

Grounds for Eviction in Arizona

Arizona landlords can remove tenants from a rental property for several lawful and clearly defined reasons, including:

Lease Violations

A lease agreement outlines the expectations and responsibilities between landlord and tenant. When a tenant breaches those terms, Arizona landlords have grounds to start the eviction process in court.

Common examples of lease violations include:

• Subletting a Tempe apartment to a college friend without the landlord’s approval.
• Adopting a large dog in a Phoenix condo with a strict no-pet policy.
• Repainting the walls of a Tucson rental bright red without written consent.

A well-written lease agreement protects both landlords and tenants by clearly defining what’s allowed and what’s not. Reviewing those terms together at move-in helps prevent confusion, conflict, and costly disputes later on.

Applicable law: A.R.S. § 33-1368

Non-Payment of Rent

When Arizona tenants miss a rent payment, landlords can act without delay. While state law doesn’t require a built-in grace period, many leases include one by choice. Once that period ends, the landlord can serve a 5-Day Notice to Pay or Quit, giving the tenant a final chance to pay in full or vacate the property.

Landlords should deliver notices in writing and hold onto rent ledgers, bank records, and text messages that can strengthen their case.

Applicable law: A.R.S. § 33-1368(B)

Illegal Use of the Premises

Arizona landlords can remove tenants who use their rental for illegal activity or allow others to do so. That includes running an unlicensed marijuana grow in a garage, fencing stolen goods from a storage unit, or hosting high-stakes poker nights in a condo.

Criminal conduct puts the property, neighborhood, and the landlord’s liability at risk. The key is to act fast and gather solid proof; police reports, security footage, or witness statements all carry weight in court.

Applicable law: A.R.S. § 33-1368(A)(2)

Tenant Actions that Threaten Health or Safety

When tenants fail to maintain basic cleanliness or create unsafe conditions, Arizona landlords have the right to act. State law requires renters to keep their homes sanitary and hazard-free to protect both the property and those living nearby. Serious or repeated violations can lead to eviction if left unresolved.

Common health and safety violations in Arizona include:

• Letting piles of garbage in a unit attract roaches and rats.
• Disabling smoke detectors in a rental after repeated warnings.
• Breaking plumbing in a duplex while attempting DIY repairs.

Landlords should gather clear proof and give tenants at least 5 days to correct the issue. If they fail to act, the landlord can proceed with eviction. For a deeper look at these responsibilities, review Arizona’s warranty of habitability laws.

Applicable law: A.R.S. § 33-1341, A.R.S. § 33-1368(A)(2)

Destruction or Neglect of the Rental Unit

When tenants damage or neglect a rental unit, Arizona law gives landlords the right to take action. Damage that goes beyond normal wear and tear can justify eviction if the tenant refuses to repair or pay for it.

Landlords should collect solid evidence from the start. Take dated photos, document inspections, and keep written repair estimates from licensed contractors. Judges often rely on detailed move-in checklists and clear communication records when deciding whether the damage warrants eviction or reimbursement.

Applicable law: A.R.S. § 33-1341, A.R.S. § 33-1368(A)(2)

Tenant is in a Month-to-Month Rental Contract

Arizona landlords don’t need a specific reason to end a month-to-month rental agreement. If they decide to terminate the tenancy, they must provide the tenant with 30 days’ written notice using a Notice to Terminate Month-to-Month Tenancy.

If the tenant remains in the property after the 30-day period expires, the landlord may file an Unlawful Detainer action in an attempt to evict the tenant.

Applicable law: A.R.S. § 33-1375(B)

Step-by-Step Eviction Process in Arizona

The Arizona eviction process follows a strict, court-supervised procedure that landlords must complete carefully. Every eviction must follow a seven-step process, from serving proper notice to regaining possession through the county constable or sheriff.

Here are the steps landlords must take, from start to finish:

1. Deliver Notice to the Tenant

Every Arizona eviction starts with a proper written notice. The landlord must identify exactly why the tenant faces removal (whether it’s unpaid rent, property damage, or another lease violation) and serve the correct notice form. For curable issues, tenants are allowed a short window to fix the problem before the landlord moves towards eviction.

For serious, non-curable violations—like drug manufacturing, intentional property damage, or conduct that endangers others—landlords can act right away. Arizona law outlines strict service rules: deliver the notice in person, leave it with someone of suitable age at the residence, or send it by certified or registered mail.

Notice Forms & Timelines

• 5-Day Notice to Pay or Quit: Used when rent goes unpaid; gives tenants 5 days to pay in full or move out.
• 10-Day Notice to Cure or Quit: Used for fixable lease violations, like unauthorized roommates or noise complaints; gives tenants 10 days to correct the issue.
• Immediate Notice to Vacate: Used for non-curable violations, including criminal conduct, intentional property damage, or severe safety risks.
• 30-Day Notice to Terminate Month-to-Month Tenancy: Used to end a periodic lease once the term finishes, without needing to state a reason.

Applicable law: A.R.S. § 33-1368, A.R.S. § 33-1375

2. File an Eviction Lawsuit Against the Tenant 

When the notice period runs out and the tenant still hasn’t complied, the landlord will file a Forcible Entry and Detainer (FED) action in the justice court in the precinct where the property is located. This official filing will start the court process to recover possession of the rental.

Filing fees in Arizona usually range from $35 to $200, depending on the county. After submitting the paperwork, the court clerk will assign a case number and schedule a hearing, typically within 3 to 6 days. In faster-moving areas like Maricopa and Pima Counties, landlords should stay ready with documentation in hand and expect to appear in court soon after filing.

Applicable law: A.R.S. § 33-1377

3. Serve Court Summons Paperwork to the Tenant

Once the Arizona court clerk sets a hearing date, the landlord will hire a sheriff, constable, or licensed process server to hand-deliver the Summons and Complaint to the tenant. This official delivery notifies the tenant that the eviction case is moving forward. The process server will then complete a Certificate of Service (Proof of Service) detailing when and how the papers were served. The landlord will then file it with the court to confirm that the process was properly carried out.

After receiving the summons, the tenant must appear in court on the scheduled date to respond. Arizona courts generally don’t require tenants to file a written Answer beforehand unless instructed otherwise. Both the landlord and tenant will then appear before a justice of the peace (often in the local justice court for their precinct) to present their cases.

Applicable law: A.R.S. § 33-1377(B)

4. Attend the Eviction Hearing

When the court date arrives, both the landlord and the tenant (or their attorneys) will appear before a justice of the peace for the eviction hearing. The landlord will walk through the case step by step, explaining the reasons for eviction and presenting key documents (the lease, payment history, notices, etc.). The tenant will then have a chance to respond and share their side, often raising defenses tied to rent payments or property conditions.

The judge will review all evidence carefully and may ask follow-up questions or call on witnesses, such as property managers or maintenance staff, to clarify details. Once both sides have finished, the judge will take everything into consideration before issuing a decision.

Applicable law: A.R.S. § 33-1377(C)

5. Court Reaches a Ruling

After hearing both sides and reviewing all the evidence, the judge will issue a ruling. In most Arizona courts, the ruling comes the same day, though some judges may take 1 or 2 days to finalize it in writing.

If the judge sides with the tenant, they will keep possession of the rental and may even recover court costs if the landlord made procedural mistakes. If the judge sides with the landlord, the court will issue a Judgment for Possession, which allows the landlord to request a Writ of Restitution to reclaim the property. Tenants who plan to appeal will have 5 calendar days from the date of judgment to file and post a bond that temporarily suspends enforcement.

Applicable law: A.R.S. § 33-1377(D), A.R.S. § 12-1179

6. Judge Issues a Writ of Restitution

If the judge sides with the landlord, the court will issue a Writ of Restitution, the final order authorizing law enforcement to remove the tenant and return full possession of the property. The writ gives the tenant one last window, typically 5 calendar days, to move out before a constable or sheriff enforces the eviction.

Once the writ is active, the landlord will coordinate with the local constable’s office or sheriff’s department to schedule the lockout. Officers will post the writ at the property and give the tenant a clear move-out deadline.

Applicable law: A.R.S. § 33-1377(E), A.R.S. § 12-1181

7. Law Enforcement Executes the Writ of Restitution

If the deadline passes and the tenant still refuses to leave, the constable or sheriff can then enforce the Writ of Restitution. Law enforcement will arrive at the property, oversee the removal, and return complete control of the unit to the landlord. Importantly, only authorized officers (not the landlord) can physically remove tenants under Arizona law.

If the tenant leaves belongings behind, the landlord must comply with Arizona’s property storage laws. The landlords must keep the items for at least 14 days after sending written notice to the tenant’s last known address. If the tenant doesn’t claim their property or pay storage fees within that time, the landlord may sell or discard the items.

Applicable law: A.R.S. § 33-1368(E), A.R.S. § 33-1370

Tenant Defense Against Eviction in Arizona

An eviction can seriously disrupt a tenant’s life, damaging their credit, rental history, and even future housing options. Still, Arizona renters who act quickly, stay organized, and understand their rights can often change the course of an eviction case.

If the process becomes overwhelming, tenants should connect with a legal advocate. Community Legal Services of Arizona offers free or affordable help to eligible renters, guiding them through court filings, mediation, and eviction defense. You can reach them at (602) 258-3434 or online at clsaz.org.

Timelines to Expect

In Arizona, an eviction can be completed in as little as 1 to 6 weeks but can take longer depending on the reason for eviction, whether the eviction is contested, which days courts are (or aren’t) in session and other various possible delays.

Below are the parts of the Arizona eviction process outside the control of landlords for cases that go uncontested.

Flowchart of the Arizona Eviction Process

Typical Court Fees

In Arizona, the total cost of an eviction for all filing, court, and service fees varies heavily. For evictions claims under $10,000 that are filed in Justice Court the average cost is $177. For eviction claims over $10,000 that are filed in Superior Court the average cost is $362.

Face the Arizona Eviction Process Head-On

Eviction can be a stressful, time-consuming process for landlords and tenants alike. Property management software helps Arizona landlords stay organized by tracking rent payments, automating notices, and keeping every document easy to find.

Sign up for a free account today to streamline your rentals, stay compliant with Arizona law, and handle future evictions with less stress.