Can I be evicted in Arizona without a written notice?

No. Arizona law requires landlords to provide written notice before starting an eviction, except in emergencies involving criminal activity or safety threats.

How many days do I have to pay overdue rent before eviction?

Usually, you have 5 days after receiving written notice to pay all outstanding rent before the landlord can file for eviction.

What should I do if I receive an eviction complaint from the court?

Carefully read the documents, prepare your defense, and attend the court hearing. Bringing evidence and responding on time are vital.

Can my landlord evict me for asking for repairs?

No. Arizona law protects tenants who request lawful repairs from eviction as retaliation.

Where can I find official eviction forms and court details?

Official forms and instructions are available from the Arizona Courts Self-Service Center and your local Justice Court website.

Legal Arizona Eviction Reasons & Tenant Defenses Explained

Evictions & Lease Violations Arizona published: June 21, 2025

If you're renting in Arizona and have received an eviction notice or are facing lease issues, understanding both the landlord's legal rights and your own as a tenant is critical. Arizona has specific laws detailing when a landlord can evict, the notice they must give, and how tenants can defend themselves against unlawful eviction. This article clearly explains the main legal reasons a landlord can evict you in Arizona, the defenses you might raise as a tenant, and the forms and steps involved in the process.

Understanding Eviction in Arizona: The Basics

Arizona landlords must follow strict state law when asking a tenant to leave. An eviction—also known as a "special detainer action"—can only happen for legal reasons and with proper notice. Renters have important rights under the Arizona Residential Landlord and Tenant Act (ARS Title 33, Chapter 10).

Common Legal Reasons for Eviction in Arizona

Landlords in Arizona can start the eviction process for several specific reasons:

Nonpayment of rent – If rent is not received on time, landlords must provide a written 5-day notice to pay or vacate.
Lease violations – Breaking lease rules (such as unauthorized occupants or pets, excessive noise, or property damage) usually requires a 10-day written notice for the tenant to fix the violation or move out.
Criminal activity – Some actions, such as illegal drug use or serious criminal conduct on the premises, can result in a 5-day unconditional quit notice with no chance to fix the issue.
Health and safety violations – Activities seriously endangering health/safety can also trigger a 5-day unconditional quit notice.

Official Eviction Forms Used in Arizona

5-Day Notice to Pay Rent or Quit (Form: None provided by the state, but must be in writing)
When used: If you miss rent, your landlord gives you this notice. It demands payment within five days or asks you to move out. If you pay within the 5 days, the landlord must accept payment and cannot proceed with eviction for this rent period.
Find more details and sample notices via the Arizona Courts Eviction Resource.
10-Day Notice to Remedy or Vacate (Form: None provided by the state, but must be in writing)
When used: For lease violations that can be fixed, such as unauthorized pets. You get 10 days to address the violation or face eviction.
Examples and guidance on written notice requirements found at the Arizona Attorney General’s Tenant Rights Guide.
Summons & Complaint: Special Detainer Action (Form: CV815F)
When used: If you do not resolve the issue during the notice period, the landlord files a "Special Detainer" with the local justice court. You will be served papers and notified of the court date. Respond promptly and consider attending the hearing.
Access Special Detainer Forms from the Arizona Courts.

Who Handles Eviction Disputes?

Eviction (special detainer) cases in Arizona are typically handled by the local Arizona Justice Courts. To find your local court or file a response, use the Arizona Courts' official directories.

Tenant Defenses and Your Rights

If you receive an eviction notice, you do have rights and the opportunity to defend yourself. Some common tenant defenses include:

Improper notice – If your landlord didn't give the required written notice, or didn’t allow the correct time, the eviction could be dismissed.
No lease violation – If you can show you did not breach your rental agreement, this is a valid defense.
Landlord retaliation – Arizona law prohibits eviction as retaliation for you exercising your legal rights (for example, complaining about unsafe conditions).
Rent paid – If you pay all due rent within the 5-day period, the landlord must stop the eviction for nonpayment.
Habitability issues – If you properly notified the landlord in writing about major repairs (such as plumbing or heating problems) and they were not fixed, you may raise this as a defense.

If you receive any eviction paperwork, read it immediately and consider contacting a legal aid organization or the court for your options before your court date.

Step-by-Step: Responding to an Eviction Lawsuit

Here are your next steps if you want to defend your case in court:

Read all documents carefully and note the deadline for your court hearing.
Prepare any evidence (receipts, communications, photos) that supports your defense.
Attend the hearing in person or virtually if allowed. Missing your hearing could result in an automatic ruling against you.
Consider seeking help from the Arizona Self-Service Center's eviction forms and info or a local legal aid group.

Frequently Asked Questions (FAQ)

Can I be evicted in Arizona without a written notice?
No. Arizona law requires landlords to give you a written notice before pursuing an eviction, except in specific emergency cases involving immediate criminal activity or health/safety threats.
How many days do I have to pay overdue rent before eviction?
You generally have 5 days to pay the overdue rent after receiving the official notice. If you pay in full during this period, the landlord cannot evict you for that missed rent.
What should I do if I receive an eviction complaint from the court?
Read all papers right away and plan to attend your court hearing. Gather evidence and bring it to court. You can also consult the Arizona Self-Service Center for help filing a response.
Can my landlord evict me for asking for repairs?
No. If you ask for lawful repairs in writing, Arizona law usually protects you from retaliation and eviction for that reason alone.
Where can I find official eviction forms and court details?
Find official forms and guides at the Arizona Courts Self-Service Center and your local Justice Court website.

Need Help? Resources for Renters

Arizona Courts Help – Finding your justice court, instructions, and self-help info
Arizona Attorney General Civil Rights Division – Info on fair housing and tenant protections
Arizona Department of Housing – Renter resources, complaints, and housing help
AZLawHelp.org – Free or low-cost legal aid referrals (participating official legal aid providers)

Arizona Residential Landlord and Tenant Act: Read the current law
Eviction procedures and forms: Arizona Courts Self-Service Center
Justice courts directory: Arizona Justice Courts
Tenant rights guides: Arizona Attorney General Tenant Rights