Arizona Eviction Notice Templates

An Arizona eviction notice lets a tenant know there’s an issue with the lease, such as unpaid rent or another violation. It explains what needs to be fixed and how much time the tenant has to take care of it or move out. If the notice is ignored, the landlord can move forward with eviction through the court.

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Last updated January 26th, 2026

An Arizona eviction notice lets a tenant know there’s an issue with the lease, such as unpaid rent or another violation. It explains what needs to be fixed and how much time the tenant has to take care of it or move out. If the notice is ignored, the landlord can move forward with eviction through the court.

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Pay or Quit – An Arizona Pay or Quit notice is used when a tenant falls behind on rent. It lets the tenant know payment must be made within the legal notice period or they must move out. Ignoring the notice allows the landlord to start the eviction.

Cure or Quit – A Cure or Quit notice in Arizona is sent when a tenant breaks a lease rule other than nonpayment. The notice explains what needs to be fixed and gives the tenant time to correct the issue. If the violation continues, eviction may follow.

Termination of Month-to-Month Tenancy (30-Day Notice) – This notice is used when a landlord chooses to end a month-to-month rental without renewing it. It gives the tenant advance notice that the tenancy will be ending and that they need to prepare to vacate.

Notice to Quit for Illegal Activity – An Arizona Notice to Quit for Illegal Activity is issued when a tenant is involved in unlawful conduct on the property. These notices often do not allow a chance to fix the issue and may require the tenant to leave promptly.

Eviction Laws

Before filing an eviction lawsuit, the landlord must give the tenant written notice. The notice period depends on the reason for eviction.

  • Rent Grace Period: As stated in the lease agreement.[1]
  • Irreparable Breach: Immediate termination.[2]
  • Non-Payment of Rent: 5-day notice.[3]
  • Material Non-Compliance: 10-day notice.[4]
  • Termination of Month-to-Month Tenancy: 30-day notice.[5]
  • Eviction Lawsuit Type: Forcible Entry and Detainer (FED).[6]

Each notice must clearly state the violation and the tenant’s deadline to fix the issue or move out, if a cure is allowed.

 

Prohibited Landlord Actions

The landlord must provide the rental unit in a safe, livable condition and ensure continuous access to essential utilities, including water, electricity, and gas.[7][8]

If utilities are not provided:

  • The tenant may issue a 5-day notice to terminate the lease
  • If the failure is not in good faith, the tenant may recover up to two months’ rent or twice the actual damages, whichever is greater.[9]

A landlord may not change the tenant’s locks without a court order—even for unpaid rent or lease violations.[10] Removal must occur through the court and be enforced by law enforcement.

 

How to Evict a Tenant in Arizona (Step-by-Step)

Step 1: Give Written Notice to the Tenant

Before filing with the court, the landlord must serve the appropriate eviction notice based on the violation:

  • Notice of Irreparable Breach
  • 5-Day Notice (Non-Payment of Rent)
  • 10-Day Notice to Quit (Material Non-Compliance)
  • 30-Day Notice to Quit (Month-to-Month Termination)

Delivery: Notices may be delivered by hand or certified mail. If mailed, notice is considered received on the date of delivery or five days after mailing to the address listed in the lease.[11]

Step 2: Wait for the Tenant’s Response

The landlord must wait through the notice period to see if the tenant:

  • Pays the rent
  • Cures the violation
  • Vacates the property

If the tenant does not comply, the landlord may proceed with court action one business day after the notice period ends.[12]

Step 3: File the Eviction Case with the Court

The landlord must file the following:

Filing fees vary by county, typically ranging from $35 to $110, including:

  • Maricopa County – $63[14]
  • Mohave County – $45[15]
  • Pima County – $103[16]
  • Pinal County – $55[17]
  • Yavapai County – $35[18]

Step 4: Serve the Tenant

After filing, the court sets a hearing date. The tenant must be served with:

Service must be completed by a sheriff, constable, or licensed process server at least two days before the hearing.[19]

Step 5: Appear in Court

Both parties must attend the hearing. If the judge rules in favor of the landlord:

  • The tenant generally has 5 days to move out
  • For non-payment of rent only, the tenant may reinstate the lease by paying all rent, penalties, court costs, and attorney’s fees before the judgment is signed.[20]

Step 6: Serve the Writ of Restitution

If the tenant does not vacate within 5 days of judgment, the landlord may request a Writ of Restitution. Once approved, the writ is served by a sheriff or constable, and the tenant is physically removed if necessary. Remaining on the property without consent after service may result in criminal trespass charges.[21]

Court Forms & Resources

Sources

  1. A.R.S. § 33-1314(C)
  2. A.R.S. § 33-1368(A)(2)
  3. A.R.S. § 33-1368(A)(2)
  4. A.R.S. § 33-1368(A)(2)
  5. A.R.S § 33-1375(B)
  6. A.R.S. § 12-1171
  7. A.R.S. § 33-1324(4)
  8. A.R.S. § 33-1367
  9. A.R.S. § 33-1362
  10. Arizona Tenants’ Rights and Responsibilities Handbook (Page 13)
  11. A.R.S. 33-1313(b)
  12. www.azcourts.gov/legalinfohub/Legal-Process-Sheets/Eviction-Actions
  13. www.azcourts.gov/legalinfohub/Legal-Info-Sheets/Landlord-Tenant-Disputes-amp-Eviction/Non-Payment-of-Rent#Complaint
  14. www.justicecourts.maricopa.gov/about-us/justice-court-fees
  15. www.mohavecourts.com/filing-fees
  16. www.jp.pima.gov/Forms/Forms.html
  17. www.pinalcourtsaz.gov/192/Filing-Fees
  18. www.courts.yavapaiaz.gov/verdevalleyjc/fee-schedule
  19. www.azcourts.gov/legalinfohub/Legal-Process-Sheets/Eviction-Actions
  20. A.R.S. § 33-1368(B)
  21. www.azcourts.gov/legalinfohub/Legal-Info-Sheets/Landlord-Tenant-Disputes-amp-Eviction/After-an-Eviction-Judgment