Arizona 60-Day Notice Overview
Arizona\'s Residential Landlord and Tenant Act (ARS Title 33, Chapter 10) establishes a 30-day notice period for terminating month-to-month residential tenancies under ARS 33-1375. For week-to-week tenancies, only 10 days notice is required. Arizona does not have a statutory 60-day notice requirement for any standard residential tenancy type. However, landlords may need or choose to use a 60-day notice when the written lease specifically requires it, when dealing with federally subsidized housing, or when a longer courtesy notice is prudent.
Arizona is widely considered one of the most landlord-friendly states in the country. The state has no rent control (and preempts local governments from enacting it under ARS 33-1329), no just-cause eviction requirements, and a fast-track eviction process through the Justice Courts and Superior Courts. The typical uncontested eviction in Arizona takes just 1-3 weeks from filing to enforcement. This speed, combined with Arizona\'s rapid population growth and tight rental markets in Phoenix, Tucson, and Scottsdale, makes understanding notice requirements essential for both landlords and tenants.
30 Days
Statutory default
$35-$275
Court filing fees
Written
Notice required
1-3 wks
Court process
When a 60-Day Notice Applies in Arizona
Since Arizona's statutory default for month-to-month termination is 30 days, understanding when a 60-day notice is actually required or advisable is essential for landlords.
Lease-Required 60-Day Notice
Many Arizona property management companies and institutional landlords include a 60-day non-renewal clause in their leases. If your lease requires 60 days notice before non-renewal, the contractual obligation applies and the landlord must comply with the longer period specified in the agreement.
Section 8 and LIHTC Properties
Federally subsidized housing in Arizona, including Section 8 (Housing Choice Voucher) and Low-Income Housing Tax Credit (LIHTC) properties, often require 60-90 days notice before termination. The Arizona Department of Housing and local Public Housing Authorities (PHAs) administer these programs.
Long-Term Tenant Courtesy Notice
While not legally required, providing 60 days to a tenant who has lived in the property for several years is considered a best practice in Arizona. It reduces the risk of legal challenges, allows the tenant time to secure new housing in competitive markets like Phoenix and Scottsdale, and often results in a smoother transition.
Arizona Legal Requirements
Arizona's landlord-tenant statutes establish specific requirements for termination notices that must be followed precisely.
Arizona Preemption of Local Tenant Protections
Under ARS 33-1329, Arizona prohibits cities and counties from enacting rent control or imposing additional notice requirements beyond state law. This means municipalities like Phoenix, Tucson, Mesa, and Tempe cannot require longer notice periods than the state\'s 30-day standard. The only way a 60-day notice is required in Arizona is through the lease agreement itself or federal housing program regulations. This preemption makes Arizona\'s landlord-tenant framework uniform across all jurisdictions.
Notice Content Requirements
- Written Notice: ARS 33-1375 requires written notice. Arizona does not accept oral notice for terminating residential tenancies
- Tenant and Property Identification: Include all tenant names exactly as they appear on the lease and the complete property address including unit number, city, and ZIP code
- Termination Date: Clearly state the date by which the tenant must vacate, at least 60 days from the date of service
- Service Method Compliance: Serve using a method authorized under ARS 33-1313: personal delivery, certified or registered mail, or leaving with a person of suitable age at the residence
- Landlord Contact Information: Include the name and address of the person authorized to manage the premises and receive service of process, as required by ARS 33-1322
How to Serve a 60-Day Eviction Notice in Arizona
Proper service is critical in Arizona. If the landlord cannot prove the notice was properly delivered, the court will dismiss the eviction action.
Draft the Notice
Use an Arizona-specific template referencing ARS 33-1375. Include all tenant names, property address, and the 60-day termination date
Personal Delivery (Preferred)
Hand-deliver to the tenant. Arizona courts strongly favor personal service. Use a process server or third-party witness for documentation
Alternative: Certified Mail
Send via certified or registered mail to the tenant at the rental property address. Under ARS 33-1313, service by mail is complete five days after mailing
Retain Proof of Service
Complete a proof of service documenting date, time, method, and any witnesses. Keep all postal receipts. This evidence is essential for the eviction action
File Special Detainer Action
If the tenant remains after 60 days, file a Special Detainer complaint in Justice Court (claims under $10,000) or Superior Court of the county where the property is located
Arizona Eviction Timeline
Arizona\'s eviction process through the Special Detainer action (ARS 12-1171 through 12-1183) is one of the fastest in the country. After the landlord files the complaint, the tenant is served with a summons. The tenant has only 5 calendar days (excluding weekends and holidays) to respond or request a hearing.
If the tenant does not respond, the landlord can obtain a default judgment in as few as 6 days after service. If the tenant files a response, a hearing is typically set within 3-6 days. Arizona eviction hearings are brief and focused solely on the right to possession.
After judgment, a writ of restitution is issued, and the constable or sheriff enforces it within 5 calendar days. Total court process from filing to lockout: 1-3 weeks for uncontested cases. Contested cases with defenses may take 3-5 weeks. Combined with the 60-day notice period, the full timeline is 9-13 weeks.
Arizona Filing Fees & Costs
Eviction costs in Arizona vary by county and court type. Below are typical expenses.
| Fee / Cost | Typical Amount |
|---|---|
| Justice Court Filing Fee | $35 - $60 |
| Superior Court Filing Fee | $200 - $275 |
| Service of Process (Constable) | $25 - $60 |
| Attorney Fees | $500 - $2,000 |
| Writ of Restitution Enforcement | $50 - $150 |
Sample Arizona 60-Day Notice
Below is a preview of our Arizona-specific 60-day termination notice template.
60-DAY NOTICE OF TERMINATION
STATE OF ARIZONA
Pursuant to ARS 33-1375
LANDLORD / PROPERTY OWNER:
Name: [Full Legal Name]
Address: [Arizona Mailing Address]
TENANT(S):
Name(s): [All Tenant Names]
Rental Address: [Full Property Address]
NOTICE OF TERMINATION:
You are hereby notified that your tenancy at the above premises will terminate on[Date — 60 days from service]. You must vacate and surrender possession by that date.
ARIZONA COMPLIANCE NOTE
This notice complies with Arizona Residential Landlord and Tenant Act. Your security deposit will be handled per ARS 33-1321 (return within 14 business days of termination, with itemized deductions if applicable).