Eviction Law in Arizona
Getting an eviction notice in the mail—or worse, taped to your front door—can stop you in your tracks.
In Arizona, especially in fast-growing cities like Phoenix and Tucson, rent prices have surged while affordable housing remains in short supply. One missed payment or lease violation can quickly escalate into a legal battle.
Whether you’re dealing with unpaid rent, a dispute over lease terms, or something more complex, acting early gives you the best chance of staying in your home or negotiating better terms.
Don’t wait until you’re out of options. This guide breaks down how eviction works in Arizona and what you can do to protect yourself. If you need legal support, we can help connect you with an experienced Arizona attorney in your area.
What Is an Eviction?
An eviction is the legal process a landlord uses to remove a tenant from a rental property, often triggered by unpaid rent or a lease violation. In Arizona, like many states, landlords must follow specific legal steps to lawfully regain possession of the unit. That process can be time-consuming and expensive, especially if the tenant challenges the eviction in court.
It’s also important to note that receiving an eviction notice doesn’t always mean a tenant will be removed. In many Arizona cases, the notice acts as a final warning. If the tenant pays the rent owed or resolves the issue within the time allowed, the eviction process may come to a halt.
When Can Landlords Send a Termination Notice?
The Tenant Doesn’t Pay Rent
When a tenant routinely pays rent late—or stops paying altogether—it may be time to consider formal eviction action. While some states offer a grace period for occasional delays, Arizona does not require landlords to extend that courtesy unless it’s written into the lease.
Under Arizona law, a landlord must give the tenant at least five days’ written notice to pay the overdue rent before filing an eviction complaint. This notice must clearly state the amount owed and inform the tenant that failure to pay within five calendar days could lead to legal action. If the tenant pays the full amount in that timeframe, the eviction can’t move forward.
To strengthen your case, it’s important to maintain proper documentation. Every time rent is late, issue a written notice and keep a dated copy for your records.
The Tenant Violates the Terms or Conditions of the Lease Agreement
A lease agreement is a binding legal contract, and when a tenant breaks the terms, it may be grounds for eviction. In Arizona, landlords must document the violation and provide the tenant with written notice before taking further legal action. A clearly written lease makes it easier to enforce expectations and address any breach.
That legal obligation goes both ways. Arizona landlords are also required to follow the terms of the lease, including responsibilities like making necessary repairs and maintaining the property as promised. Failing to meet those duties could weaken a landlord’s case in court or give the tenant a valid defense.
The Tenant Damages the Property
Some degree of wear and tear is expected when someone lives in a rental property—scuffed walls, faded paint, or a loose cabinet handle all fall within the normal course of use. But when the damage goes beyond that and becomes intentional or severe, it crosses the line.
In Arizona, serious property damage—like broken windows, holes in drywall, or damaged fixtures—may give a landlord legal grounds to pursue eviction. However, not every repair issue justifies removing a tenant. If the tenant takes responsibility, handles minor repairs appropriately, and doesn’t make unapproved changes to the unit, eviction may not be the right course of action.
The Tenant Uses the Property for Illegal Purposes
Using a rental property for illegal purposes—such as drug activity, weapons trafficking, or other criminal behavior—is a serious lease violation and valid grounds for eviction under Arizona law. If you have reason to believe your tenant is engaging in unlawful conduct on the premises, you have the right to take action.
That said, you’ll need to be prepared with evidence. Courts require more than suspicion to support an eviction based on illegal activity. Police reports, official citations, or documented incidents can help establish your case.
How to Evict a Tenant in Arizona
Step 1. Check Your Local Laws
Eviction laws are not one-size-fits-all, and in Arizona, local rules can vary depending on the city or county. Before you serve a notice or file anything in court, it’s essential to understand how Arizona’s eviction laws apply to your situation.
Taking action without a legally valid reason—or missing a required step—can cause delays or even result in the case being thrown out. If you’re unsure whether your reason for eviction is enforceable, it’s best to speak with an Arizona attorney who can review your case and guide you through the process.
Arizona law permits landlords to initiate eviction proceedings when a tenant fails to pay rent, but the process doesn’t begin immediately. Once the tenant is notified of the delinquency, they have five days to pay the full amount and bring the lease current. As long as the payment is made before the court enters a judgment, the tenant has the legal right to reinstate the lease.
If the tenant fails to resolve the issue and the case proceeds to court, the financial consequences can escalate quickly. Tenants may be required to pay not just the overdue rent and late fees, but also court costs and the landlord’s attorney fees.
Step 2. Give a Formal Notice of Eviction
If a tenant continues to violate the terms of their lease despite prior warnings or attempts to resolve the issue, the next step is to issue a formal eviction notice. In Arizona, this notice acts as a final warning and must clearly outline the specific lease violation. Whether it involves unpaid rent, unauthorized occupants, or property misuse, the notice should also explain what the tenant must do to resolve the problem.
The notice must include a deadline for compliance—typically five calendar days for rent-related issues under Arizona law—and should list the total amount owed, if applicable.
Arizona courts make some eviction forms available online, including notices for nonpayment of rent and the official complaint form used to start court proceedings. These resources can help landlords initiate the process correctly and stay in compliance with state law. However, just having the forms isn’t enough—you also need to serve them properly.
Arizona law allows eviction notices for nonpayment to be served in one of two ways: directly to the tenant in person, or by sending the notice via registered or certified mail. Once delivered, the tenant has five days to either pay the rent or vacate the property.
Step 3. File the Eviction with the Court
If the tenant fails to comply with the eviction notice, the next step is to file a formal complaint with the court. In Arizona, eviction cases must be filed in the county where the rental property is located. Once the complaint is submitted, the court will schedule a hearing and issue a summons to notify the tenant.
The court where you file depends on the total amount in dispute, including unpaid rent and any property damage. If the total claim is $10,000 or less, the case can be brought in Justice Court. For amounts over $10,000, you’ll need to file in Superior Court.
Step 4. Contact an Experienced Arizona Eviction Attorney and Prepare for the Hearing
It’s a smart move to consult with an experienced Arizona eviction attorney as early as possible. A lawyer can help you avoid costly mistakes, make sure all your paperwork is in order, and guide you through what to expect in court. The more prepared you are, the more likely you are to secure a favorable outcome at the hearing.
When attending your eviction hearing, be sure to bring the following:
- A signed copy of the lease agreement
- A complete payment history or rent ledger
- Any bounced or returned checks
- Written communications with the tenant (emails, texts, letters)
- A copy of the eviction notice you served
- Proof the notice was delivered properly (such as certified mail receipts or a process server’s affidavit)
Step 5. Evict the Tenant
If the court rules in your favor, the tenant will be given a short period to vacate the property—typically between 48 hours and 5 days, depending on the judge’s order. Arizona law requires landlords to allow this window before taking further action. If the tenant doesn’t leave by the deadline, you cannot remove them yourself or change the locks.
Instead, you’ll need to contact the local constable or sheriff’s office to carry out the eviction. Only law enforcement is authorized to physically remove a tenant in Arizona.
Step 6. Collect Past-Due Rent Payments
Even after regaining possession of the property, collecting unpaid rent may still be an uphill battle. A successful eviction doesn’t automatically mean you’ll recover the money owed—but Arizona law does provide options to pursue repayment.
To collect past-due rent, landlords can:
- File a claim in small claims court (for debts within the court’s monetary limits)
- Seek a civil judgment that enables collection through wage garnishment
- Hire a licensed debt collection agency to pursue the outstanding balance
- Attempt to garnish state income tax refunds, when legally permissible
Work with an Experienced Eviction Attorney in Arizona
In many Arizona eviction cases, tenants will try to challenge the process by claiming the landlord didn’t follow proper notice procedures. That’s why having an experienced Arizona attorney on your side isn’t just helpful—it’s essential.
A qualified lawyer can guide you through each step, ensure your filings comply with state law, and represent your interests in court. If you need legal support anywhere in Arizona, we can help connect you with an attorney who understands the local process and can protect your rights from day one. We can even help you connect with an attorney across Arizona state lines.
Submit a request online or call us today at (866) 345-6784 to get in touch with an experienced lawyer in your area!
About the Author
Aaron is a professional legal writer with a B.S. in English Education from Southern Illinois University – Carbondale. He has written, published, and edited thousands of legal articles for RequestLegalHelp, which has connected over 5 million people to legal help in the United States.
With over five years of experience writing thousands of legal articles for law firms across the U.S. and Canada, Aaron specializes in covering federal, state, and city-level legal issues ranging from auto accidents to wrongful terminations.
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