Arizona Eviction Notice Forms

Last Updated: December 21, 2021 by Elizabeth Souza

An Arizona eviction notice form for nonpayment of rent is a written document that states a tenant has 5 days to pay the rent or to vacate the premises. Additionally, there are other notice forms for other possible grounds for eviction in Arizona.

Types of Arizona Eviction Notices

Each possible ground for eviction has its own notice type. Some notices allow the tenant to fix (“cure”) the issue and continue the tenancy, while others simply state an amount of time to vacate by.

Grounds Time Curable?
Unpaid Rent 5-Day Yes
Lease Violation 10-Day Yes
Lease Termination 10/30-Day No
Material Health/Safety Violation 5-Day Yes
Illegal Activity Immediately No

5-Day Notice to Pay (Nonpayment of Rent)

A landlord is allowed to evict a tenant for failing to pay rent on time.

In Arizona, rent is considered late the day after it’s due. Grace periods (if any) are addressed in the rental agreement/lease.

Once rent is past due, the landlord must provide tenants with a 5-Day Notice to Pay prior to filing an eviction action with the court. This notice gives the tenant the option to pay the past due amount in full within 5 days to avoid eviction.

If the tenant does not pay the rent due by the end of the notice period and remains on the property, the landlord may proceed with the eviction process.

The Notice for Nonpayment of Rent should include:

  • The total amount of past-due rent owed;
  • That the tenant can pay the full amount owed and avoid eviction;
  • When all past-due rent must be paid; and
  • The date the tenancy will terminate if rent is not paid by the deadline.

Get the downloadable 5-Day Eviction Notice for Nonpayment of Rent form template below (.pdf direct link).

10-Day Notice to Cure or Vacate (Non-Compliance)

A tenant can be evicted in Arizona if they do not uphold their responsibilities under the terms of a written lease or rental agreement.

Arizona landlords must provide tenants with a 10-Day Notice to Comply, giving the tenant 10 days to correct the issue to avoid eviction.

Typical lease violations under this category could include things like damaging the rental property, having too many people residing in the rental unit, and having a pet when there’s a no-pet policy.

In addition, in Arizona this includes putting false/misleading information on the rental application which may include the following:

  • The number people and pets living in the rental unit.
  • Tenant’s income.
  • Tenant’s social security number.
  • Tenant’s current employer and employment status.
  • Tenant’s criminal history and current criminal activity.
  • Tenant’s prior eviction history.

False/misleading information related to eviction history and criminal history/current criminal activity cannot be corrected by the tenant in order to avoid eviction.

Note that illegal activity and material health/safety violations are not included in this category.

If the tenant fails to correct the issue within the deadline and remains on the property after the notice period expires, the landlord may proceed with the eviction process.

The notice must include:

  • The specific lease violation(s).
  • The remedy the tenant must perform to correct the issue.
  • The date the lease will terminate if the tenant doesn’t comply within the deadline.

Get the downloadable 10-Day Eviction Notice for Noncompliance form template below (.pdf direct link).

10/30-Day Lease Termination Notice (No Lease/End of Lease)

In the state of Arizona, if tenants “hold over,” or stay in the rental unit after the rental term has expired, then the landlord must give tenants notice before evicting them. This can include tenants without a written lease and week-to-week and month-to-month tenants.

Often this type of eviction applies to tenants who are at the end of their lease and the landlord doesn’t want to renew the tenancy.

If rent is paid on a week-to-week basis, a landlord must provide the tenant with 10 days’ written notice if they want to terminate the lease, or 30 days’ written notice for monthly tenants.

The notice should include the date the tenancy will terminate.

If the tenant remains on the property after the notice period expires, the landlord may proceed with the eviction process.

Get the downloadable 10/30-Day Lease Termination Notice form template below (.pdf direct link).

5-Day Notice to Cure or Vacate (Material Health/Safety Violation)

A tenant can be evicted in Arizona if they violate a health, building, safety, or housing code. In these instances, the landlord is required to provide the tenant with a 5-Day Notice to Comply, giving the tenant 5 days to correct the issue.

Examples of material health/safety violations could include letting trash pile up inside the rental unit, providing a harbor for rodents or bugs, or even things like damaging the electrical wiring in the rental unit.

If the tenant fails to correct the issue and remains on the property after the notice period expires, the landlord may proceed with the eviction process.

The notice must include:

  • The specific lease violation(s).
  • What the tenant can do to remedy the violation.
  • The date the lease will terminate if the tenant doesn’t comply within the deadline.

Get the downloadable 5-Day Eviction Notice for Material Health/Safety Violation form template below (.pdf direct link).

Unconditional Eviction Notice (Illegal Activity)

Arizona landlords are required to give written notice to tenants who are involved in illegal activity prior to beginning the eviction process. Arizona landlords may give the tenant an unconditional quit notice, this means that the lease is terminated immediately without any opportunity to remedy the situation or problem.

In Arizona, illegal activity includes:

  • Illegal discharge of a weapon;
  • Homicide;
  • Prostitution;
  • Assault;
  • Criminal street gang activity;
  • Threats or intimidation;
  • Creating or allowing a nuisance;
  • Manufacturing, selling, transferring, possessing, using or storing a controlled substance;
  • Endangering the health, welfare, safety of the landlord, landlord’s agent or another tenant; or
  • Causing serious property damage.

Get the downloadable Unconditional Eviction Notice for Illegal Activity form template below (.pdf direct link).

What to Include in Arizona Eviction Notices

Under Arizona law, a landlord is expected to provide some basic information on all eviction notices, including:

  • The date the tenancy will terminate; and
  • The reason for the eviction.

Additional information is required depending on the reason for the eviction, and is addressed under each notice type below.

It may also be a good idea to ensure that the notice includes the name and contact information of the person being evicted, just to be sure the correct person receives the notice.

The landlord will also want to get the tenant’s signature confirming that they received the eviction notice, if the notice was hand-delivered.

In addition, the landlord should keep the receipt number if the notice was delivered by certified or registered mail.

Delivering Eviction Notices in Arizona

In the state of Arizona, landlords can deliver an eviction notice by:

  • Giving it to the tenant in person; or
  • Mailing the notice to the tenant via certified or registered mail.

The notice can be mailed to the tenant’s last known address if a current address is unknown.

Eviction Process in Arizona

  1. An eviction notice is posted by the landlord to correct the issue or vacate.
  2. If the tenant does not cure the issue or does not vacate the premises, a Complaint and Summons is filed with the court and served to the tenant.
  3. A hearing is held and judgment issued.
  4. If an eviction granted, a Writ of Restitution is posted at the premises, giving the final notice to the tenant to remove their belongings.
  5. Finally, possession of property is returned to landlord by the sheriff.

To learn more about the eviction process in Arizona, click here.

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