Arizona Eviction Notice Overview
Arizona's Residential Landlord and Tenant Act (ARS §33-1301 through §33-1381) establishes a clear framework for residential evictions that does not include a 14-day notice period. Instead, Arizona uses a tiered system: a 5-day notice for non-payment of rent(ARS §33-1368(B)) and a 10-day notice for material noncompliancewith the rental agreement (ARS §33-1368(A)). Arizona's eviction system is among the fastest in the nation, with Justice Court hearings scheduled within 3–6 business days of filing.
For landlords searching for a “14-day notice” in Arizona, the relevant notice is the 10-day cure-or-quit notice for lease violations. This notice gives the tenant 10 calendar days to remedy the violation or vacate the premises. If the tenant cures the violation, the lease continues. If not, the landlord can file a special detainer action in the Justice Court precinct where the property is located. Arizona's streamlined court process means that from notice to physical removal, landlords can often regain possession within 3–5 weeks.
10 Days
Cure period (violations)
$35–$60
Justice Court filing
3–6 Days
Hearing after filing
3–5 Wks
Total process
Arizona's 10-Day Rule for Lease Violations
Under ARS §33-1368(A), when a tenant commits a material noncompliance with the rental agreement, the landlord must deliver a written notice specifying the acts constituting the breach and informing the tenant that the rental agreement will terminate in 10 days unless the breach is remedied within that period. This provision applies to all types of curable lease violations in Arizona.
Arizona Notice Periods at a Glance
5-day notice: Non-payment of rent (ARS §33-1368(B))
10-day cure-or-quit: Material noncompliance with rental agreement (ARS §33-1368(A))
Immediate termination: Material and irreparable breach affecting health/safety (ARS §33-1368(A))
30-day termination: Month-to-month tenancy without cause (ARS §33-1375)
Common 10-Day Violations in Arizona
- Unauthorized pets (very common in Maricopa and Pima counties due to pet deposit disputes)
- Unauthorized occupants not listed on the lease
- Failure to maintain landscaping (a specific Arizona concern with HOA-managed properties)
- Improper storage of vehicles or recreational equipment in violation of lease terms
- Repeated noise complaints documented by other tenants or HOA management
Arizona Notice Requirements (ARS §33-1368)
Arizona Justice Courts strictly enforce notice requirements. A deficient notice will result in dismissal of the special detainer action, which delays the eviction by weeks. Here are the mandatory elements:
- Written Format: Arizona does not recognize oral eviction notices for any purpose
- Specific Description of Breach: The notice must specify the acts and omissions constituting the breach, with enough detail for the tenant to understand what must be corrected
- Cure Period: State that the tenant has 10 days to remedy the breach or the rental agreement terminates
- Termination Date: Include the specific calendar date on which the tenancy will terminate if the breach is not cured
- Landlord Identity: Name and address of the landlord or the property manager authorized to act on the landlord's behalf (ARS §33-1322)
- Property Address: Full street address, unit number, city, state, and ZIP code
Serving the Notice in Arizona
ARS §33-1313 governs service of notices in Arizona. The method of delivery determines when the cure period begins running and must be documented for court.
Personal Delivery
Hand the notice directly to the tenant. The 10-day clock starts immediately. This is the preferred method in all Arizona Justice Courts. Use a witness or hire a registered process server.
Delivery to a Person of Suitable Age
Leave the notice with any person at the tenant's residence who is of suitable age and discretion. Arizona courts generally accept anyone age 14 or older. Record the recipient's name and relationship to the tenant.
Post on Door and Mail
If personal service fails, affix the notice to the main entry of the dwelling AND mail a copy via certified or registered mail. Under ARS §33-1313(B), the notice is deemed delivered 5 days after mailing. Take a timestamped photograph of the posted notice.
Arizona Eviction Timeline
Arizona has one of the fastest eviction processes in the United States. The entire process from notice to physical removal typically takes 3–5 weeks for uncontested cases.
Arizona Justice Court Filing Fees & Costs
Arizona eviction costs are relatively low compared to other states. Fees vary slightly by Justice Court precinct.
| Cost Item | Amount |
|---|---|
| Justice Court Filing Fee | $35 – $60 |
| Constable Service of Process | $30 – $50 |
| Private Process Server | $40 – $75 |
| Writ of Restitution | $15 – $35 |
| Constable Lockout | $75 – $150 |
| Attorney Fees (if hired) | $500 – $1,200 |
Sample Arizona Cure-or-Quit Notice
Below is a preview of an ARS §33-1368-compliant notice for material noncompliance in Arizona.
NOTICE OF MATERIAL NONCOMPLIANCE
STATE OF ARIZONA
Pursuant to ARS §33-1368(A)
TO (TENANT):
Name: [Tenant Name]
Address: [Arizona Property Address]
ACTS CONSTITUTING BREACH:
[Specific description of noncompliance with dates]
DEMAND TO CURE OR VACATE
You have ten (10) days from delivery to remedy the above breach. If not cured by[Date], your rental agreement will terminate and you must vacate the premises.