Arizona Eviction Notice Overview
Arizona does not use a 7-day eviction notice period. Under the Arizona Residential Landlord and Tenant Act (ARS 33-1301 et seq.), landlords must provide a 5-day notice for non-payment of rent (ARS 33-1368(B)) or a 10-day notice for material lease violations (ARS 33-1368(A)). Using a 7-day notice in Arizona could cause confusion and potentially delay your eviction case.
Arizona's eviction process is handled through the Justice Court system, which is designed for relatively fast resolution. The state has some of the shortest notice periods in the country, and the special detainer court process typically moves quickly once filed. However, landlords must follow the precise statutory requirements — using the wrong notice period is a common error that can result in dismissal of the case and delay the entire process.
5 Days
Non-payment notice
$35-$60
Filing fee
ARS 33-1368
Governing law
Justice
Court level
Why Arizona Uses 5 Days, Not 7
Important: Arizona Is Not a 7-Day Notice State
Arizona Revised Statutes 33-1368(B) requires only a 5-day notice for non-payment of rent, and ARS 33-1368(A) requires a 10-day notice for material lease violations. There is no 7-day notice period in Arizona residential landlord-tenant law. While serving a 7-day notice would still give the tenant more than the statutory minimum, it could create confusion in court proceedings. Use the correct 5-day or 10-day form for Arizona.
Arizona Notice Periods at a Glance
- 5-Day Notice — Non-Payment (ARS 33-1368(B)): Tenant has 5 days to pay all rent owed or vacate the premises
- 10-Day Notice — Lease Violations (ARS 33-1368(A)): Tenant has 10 days to cure a material noncompliance with the rental agreement
- Immediate Notice — Criminal Activity (ARS 33-1368(A)): Landlord may give immediate unconditional quit notice for illegal drug activity, assault, or other specified crimes
- 30-Day Notice — Month-to-Month (ARS 33-1375): Either party may terminate a month-to-month tenancy with at least 30 days notice
ARS 33-1368 Notice Requirements
Arizona Justice Courts require that eviction notices meet specific content standards. An incomplete or incorrectly timed notice will result in dismissal of the special detainer action.
Required Notice Content
- Property Address: Full address including unit number, city, county, and zip code
- Tenant Names: All tenants on the lease agreement
- Amount Owed or Violation: Exact dollar amount of rent due, or specific description of lease violation
- Notice Period: 5 days for non-payment, 10 days for lease violations, clearly stated
- Consequence Statement: That the landlord will file eviction proceedings if the tenant does not cure or vacate
- Landlord Information: Name and address of landlord or property manager
How to Serve an Eviction Notice in Arizona
Under ARS 33-1313, Arizona provides specific methods for serving eviction notices. Proper service documentation is essential for the Justice Court filing.
Personal Delivery
Hand-deliver the notice directly to the tenant. This is the most reliable method and starts the notice period immediately. Use a witness or process server for documentation.
Substitute Service
Leave with a person of suitable age and discretion at the tenant's residence if the tenant is not available for personal delivery.
Post and Mail
Post the notice conspicuously on the rental property (typically the front door) and mail a copy via certified or registered mail. Both steps must be completed.
Document Service
Prepare an affidavit of service with date, time, method, and witnesses. Take a timestamped photo if posting on the door. Keep all records for the court filing.
Arizona Eviction Timeline
Arizona has one of the fastest eviction processes in the country. The Justice Court special detainer procedure is designed for quick resolution of landlord-tenant disputes.
Serve 5-day notice for non-payment (ARS 33-1368(B)) or 10-day notice for lease violation
If tenant has not cured, file special detainer action in Justice Court
Hearing set within 3-6 days of filing (ARS 12-1175); both parties present evidence
If landlord prevails, judgment entered; tenant has 5 days to vacate
Writ of restitution issued; constable executes removal if tenant remains
Uncontested Arizona evictions often conclude in just 2-4 weeks from notice to removal. Contested cases can take 4-8 weeks. Appeals to Superior Court must be filed within 5 days of judgment.
Arizona Eviction Fees & Costs
Below are typical costs for an eviction in Arizona Justice Court.
| Fee / Cost | Typical Amount |
|---|---|
| Justice Court Filing Fee | $35 - $60 |
| Constable Service of Process | $30 - $50 |
| Private Process Server | $40 - $75 |
| Writ of Restitution | $25 - $75 |
| Attorney Fees (optional) | $500 - $2,000 |
Sample Arizona 5-Day Eviction Notice
Below is a preview of an Arizona-compliant 5-day notice for non-payment that meets ARS 33-1368(B) requirements.
5-DAY NOTICE TO PAY OR QUIT
STATE OF ARIZONA
Pursuant to ARS 33-1368(B)
LANDLORD:
Name: [Full Legal Name]
Address: [Arizona Address]
TENANT(S):
Name(s): [All Tenant Names]
Rental Address: [Full Property Address]
County: [Arizona County]
NOTICE:
You are hereby notified that rent in the amount of $[Amount] is past due. You have FIVE (5) DAYS from the date of service to pay in full or vacate the premises.
ARIZONA COMPLIANCE NOTE
Arizona requires a 5-day notice for non-payment (ARS 33-1368(B)), not 7 days. This notice uses the correct statutory period for Arizona landlord-tenant law.