Arizona Renter Eviction Timeline Explained

The eviction process in Arizona can be stressful for renters, but knowing what to expect can help you respond effectively. This guide explains every step in the Arizona eviction timeline, highlighting your rights, important deadlines, and where to find help. Whether you have received a notice or are worried about possible eviction, understanding the state's rules is essential for protecting your home.

What Happens During the Arizona Eviction Process?

Eviction in Arizona is governed by the Arizona Residential Landlord and Tenant Act. The process is handled by the Arizona Justice Courts. Here's what renters in Arizona can generally expect:

• Landlords must provide you with a written notice before starting an eviction case.
• There is a legal waiting period before the landlord can file in court.
• A court hearing is scheduled; you have the right to attend and respond.
• If the court rules for the landlord, you will receive a Writ of Restitution (the document that allows the landlord to have law enforcement remove you if you don't leave voluntarily).

Step-by-Step Arizona Eviction Timeline

Below is a breakdown of the eviction process, including notices, forms, and deadlines. Actual timelines may vary depending on your situation and the type of eviction.

1. Eviction Notice

• Non-Payment of Rent: The landlord must give a 5-Day Notice to Pay or Quit (No official statewide form; sample 5-Day Notice). This means you have 5 days to pay owed rent or move out.
• Lease Violation (other than rent): The landlord must serve a 10-Day Notice to Cure or Quit (10 days to fix the issue or leave).
• Irreparable Breach: For severe violations (like criminal activity), a landlord may give a 24-Hour Notice to Quit. No cure is required for this notice.

All notices must be written and can be posted, mailed, or hand delivered. If sent by mail, add 5 days to the timeline.

2. Landlord Files an Eviction Action

If you do not pay, correct the violation, or move out by the deadline, your landlord can file a complaint for eviction (Forcible Detainer or Special Detainer) with the Justice Court.

• Form: Complaint (Eviction Action) - Arizona Self-Service Center Eviction Forms
• When Used: The landlord files after the notice period expires. You will be officially served with court papers and a summons.

3. Service of Court Papers

You'll receive:

• Summons and Complaint (notifies you of court date and details of eviction claim)

Service may be by hand delivery, posting, or certified mail. Always read these documents carefully.

4. Court Hearing

The hearing is usually held 3-6 days after filing, but may occur sooner for emergencies. You have the right to attend, explain your side, and present evidence.

If you want to respond in writing, you can use the official Eviction Answer Form. Bring all documents and witnesses related to your defense.

5. Judgment and Writ of Restitution

• If the judge rules for the landlord, you may be ordered to move out as soon as 5 days after judgment (24 hours for irreparable breaches).
• Writ of Restitution – This document authorizes law enforcement to remove you if you do not leave voluntarily.
• Form: Writ of Restitution (Arizona Self-Service Center)

6. Moving Out or Appealing

If you believe the judgment was wrong or you need more time, you may file an appeal or ask the court for a stay of judgment. Learn more about appeals with the Arizona Courts Appeal Resource Page.

Key Forms for Arizona Renters

• Eviction Answer Form: Used to respond to court eviction complaints. Download here. Submit before or at your hearing to present your defense.
• Sample Notice Forms: While there are no statewide mandatory notice templates, sample forms and information are available from the Arizona Courts Self-Service Center.

Key Renter Rights in Arizona

• Right to receive written notice before eviction proceedings start
• Right to appear in court and present your case
• Right to receive official court documents about your eviction
• Right to appeal an eviction judgment in certain cases

For more, read the Arizona Residential Landlord and Tenant Act.

Frequently Asked Questions

1. How many days’ notice must my landlord give before filing for eviction in Arizona?
   For nonpayment of rent, you must receive at least 5 days’ written notice. For other violations, the notice is typically 10 days, but it can be just 24 hours for serious ("irreparable") breaches.
2. What should I do if I get an eviction notice?
   Read the notice carefully and act before the deadline (e.g., pay owed rent or correct the violation). Consider contacting a legal aid organization for advice.
3. Can I attend my eviction court hearing and present my side?
   Yes—you have the right to present your case, bring evidence, and file an Eviction Answer Form to respond formally.
4. What if I can’t attend my court hearing?
   Contact the court immediately to see if the hearing can be rescheduled. Ignoring your court date will almost always result in a judgment against you.
5. How quickly would I have to move out if I lose my eviction hearing?
   Usually within 5 days for most cases, and as soon as 24 hours for irreparable breaches. Watch for the Writ of Restitution.

Need Help? Resources for Renters

• Arizona Courts Self-Service Center – Landlord/Tenant: Info, sample forms, and legal help
• AZCourtHelp.org: Guidance for tenants, including FAQs and court locations
• AZLawHelp.org: Free and low-cost legal aid organizations for renters
• Arizona Attorney General – Rental Housing: Tenant complaints and legal info
• Arizona Justice Courts Directory: Find your local court for eviction matters

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1. Arizona Residential Landlord and Tenant Act
2. Arizona Justice Courts – Eviction Information
3. Arizona Courts – Landlord and Tenant Self-Service Center

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