Arizona Eviction Notices: 30-Day vs. 7-Day Explained

Understanding the different types of eviction notices in Arizona is essential for renters. The laws offer a clear process for landlords to follow, but tenants have important rights and options—the type of notice you receive, whether 7-day or 30-day, directly affects your timeline and choices. This renter-friendly guide explains what each Arizona eviction notice means, when it's used, and how you can respond.

Arizona Eviction Notices: What Renters Need to Know

In Arizona, notices to terminate a rental agreement or start an eviction must follow strict legal steps under the Arizona Residential Landlord and Tenant Act.^[1] The two most common notices are the 30-Day Notice and the 7-Day Notice, and each serves a distinct purpose.

What Is a 30-Day Notice?

A 30-Day Notice (sometimes called a Notice to Terminate) is commonly used for ending a month-to-month rental agreement without cause. Arizona law requires landlords to give at least 30 days' written notice before ending such a tenancy, unless otherwise stated in your lease.^[2]

• When It's Used: Ending a month-to-month agreement, raising rent, or making major changes to the lease terms.
• Example: You’ve rented the same apartment for several years on a month-to-month basis. Your landlord gives you a 30-Day Notice because they plan to renovate the property.

If you receive a 30-Day Notice, you do not have to move immediately but should make moving plans before the deadline to avoid further legal action.

What Is a 7-Day Notice?

There are two major types of 7-Day Notices used in Arizona:

• 7-Day Notice to Cure or Vacate: Given to tenants for minor violations of the lease (such as unauthorized pets, cleanliness issues, or noise). You have 7 days to fix ("cure") the violation or face possible eviction.^[3]
• 7-Day Unconditional Quit Notice: Issued for repeat violations within 6 months. No opportunity to fix—tenant must vacate.

For nonpayment of rent, a landlord must use a different notice—usually a 5-Day Notice for nonpayment, but for other lease breaches, the 7-day versions apply.

Key Differences: 30-Day vs. 7-Day Eviction Notices in Arizona

• Cause Required?
  30-Day: Usually not required (except certain protected situations).
  7-Day: Always related to a lease violation.
• Time to Move or Fix:
  30-Day: 30 calendar days.
  7-Day: 7 calendar days for most violations; immediate with Unconditional Quit.
• Applies To:
  30-Day: Month-to-month or "at-will" tenants.
  7-Day: Any tenancy with a lease violation.

What Official Arizona Forms May Be Used?

• Arizona 30-Day Notice to Vacate (Form not standardized by state)
  When/How Used: Landlord gives this written notice (letter format) at least 30 days before the end of a rental period to terminate a month-to-month tenancy. Example: You receive a letter stating you must vacate by the last day of the following month.
  See official eviction notice guidance from the Arizona Judicial Branch.
• Arizona 7-Day Notice to Cure or Quit (Form not standardized by state)
  When/How Used: Used if a tenant violates the lease (other than unpaid rent), such as unauthorized guests. Landlord must state the issue, give 7 days to fix, and deliver the notice properly.
  Arizona Residential Eviction Action Information.

Arizona does not require specific forms for notices, but guidelines and sample wording are provided by the state court. Always check these Arizona Judicial Branch eviction resources for the latest instructions.

What Happens After Receiving an Eviction Notice?

If you have received a 30-day or 7-day eviction notice, it's important to know your responses:

• Read the notice carefully to determine why you’re being asked to leave or correct an issue.
• Document everything: Take photos, keep copies of the notice, and save communication with your landlord.
• Respond within the stated time: For 7-day notices, resolve the violation or communicate how you plan to fix it. For 30-day notices, plan your move-out or discuss with your landlord if you believe the notice is in error.
• If you do not comply or contest: The landlord can file an eviction lawsuit ("special detainer action") with the court, and you will receive official court paperwork.

If you believe the notice or eviction is unfair or discriminatory, contact the Arizona Department of Housing or seek legal help immediately.

Arizona’s Housing Tribunal: Where Are Eviction Matters Handled?

Arizona eviction disputes are resolved through the Arizona Justice Courts in the county where the rental is located. These courts handle "special detainer" (eviction) cases under the Arizona Residential Landlord and Tenant Act.^[4]

For detailed process, visit the Arizona Judicial Branch Eviction Actions Portal.

FAQ: Arizona Eviction Notices and Your Rights

1. Can my landlord evict me with no reason using the 30-Day Notice?
   Yes, if you are renting month-to-month, a landlord can end your tenancy with a 30-Day Notice, unless retaliation or discrimination laws apply.
2. What if I fix my violation after a 7-Day Notice?
   If you correct the problem within 7 days, your lease should continue. Keep proof of what you fixed and how you responded.
3. How must my landlord deliver an eviction notice?
   Notices should be delivered in writing—personally, by mail, or posted at the unit (with a mailed copy), following Arizona law.^[5]
4. Can I get an eviction for not paying rent without a 30-day or 7-day notice?
   No, for unpaid rent, Arizona requires a 5-Day Notice before eviction actions can begin.
5. Where can I get help if I can’t pay or believe the eviction notice is illegal?
   You can contact the Arizona Department of Housing or local legal aid for free or low-cost assistance.

Key Takeaways for Arizona Renters

• 30-Day Notices generally apply to month-to-month endings; 7-Day Notices mostly cover lease violations.
• Notices must follow legal requirements—the Arizona Justice Courts resolve disputes if needed.
• Act quickly, keep records, and seek help if your rights are at risk.

Need Help? Resources for Renters

• Arizona Department of Housing – Tenant Resources
• Arizona Judicial Branch – Eviction Information Center
• Community Legal Services of Arizona – Tenant Support
• Arizona Self-Service Center – Eviction Forms

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1. Arizona Residential Landlord and Tenant Act (ARS Title 33, Chapter 10)
2. ARS §33-1377 – Termination of Tenancy
3. ARS §33-1364 – Tenant Violations and Remedies
4. Arizona Justice Courts
5. ARS §33-1313 – Service of Notices

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