Eviction notices in Arizona

If rent is unpaid when due, the landlord must give written notice that the lease will end if rent is not paid within 5 days; the landlord may then file a special detainer action. 'Days' means calendar days (A.R.S. § 33-1368(B), (G)). The Arizona courts say the landlord cannot file until after the final day of the notice.

Can the tenant pay to stop it? Before the landlord files, the lease is reinstated if the tenant pays all past-due rent plus a reasonable late fee stated in a written lease. After filing (before judgment), the tenant must also pay attorney fees and court costs.

Type:

Pay or move out

Notice period:

5 days

Law:

A.R.S. § 33-1368(B)

For a material lease violation, written notice that the lease ends not less than 10 days after receipt if the breach is not remedied in 10 days. For a violation of tenant duties under § 33-1341 materially affecting health and safety, the period is 5 days (A.R.S. § 33-1368(A)). The Arizona courts say the landlord cannot file until at least 11 days after the tenant receives a 10-day notice. Material falsification of the rental application counts as a material noncompliance; falsification about the tenant's criminal records, prior eviction record or current criminal activity is not curable (A.R.S. § 33-1368(A)(2)).

Chance to fix it: The tenant has 10 days to remedy a material breach (5 days for a health-and-safety violation). Material falsification on the rental application about criminal records, prior evictions or current criminal activity cannot be cured; other falsification (occupants, pets, income, Social Security number, employment) is treated as a curable breach.

Type:

Fix it or move out

Notice period:

10 days

Law:

A.R.S. § 33-1368(A)

Repeat violation: the landlord may file a special detainer action 10 days after delivering written notice of the second violation; no cure (A.R.S. § 33-1368(A)). For a material and irreparable breach on the premises (for example illegal discharge of a weapon, homicide, prostitution, gang activity, drug manufacture/sale/use, threats, assault, or serious property damage), the landlord may give notice of immediate termination and file at once (A.R.S. § 33-1368(A); § 33-1377(E)).

When it applies: A second violation of the same or a similar nature during the lease after a prior violation was remedied.

Notice period:

10 days

Law:

A.R.S. § 33-1368(A)

For § 33-1368, 'days' means calendar days (A.R.S. § 33-1368(G)). Notices run from receipt. A notice sent by registered or certified mail is deemed received on the date actually received or 5 days after mailing, whichever is first (A.R.S. § 33-1313(B)). Arizona's general rule excludes the first day and includes the last; if the last day is a holiday it is excluded (A.R.S. § 1-243).

The tenant 'receives' a notice when it is delivered in hand or mailed by registered or certified mail to the place the tenant designated or, if none, to the last known residence (A.R.S. § 33-1313(B)).

The landlord files a special detainer (eviction) action, usually in justice court. The summons sets a trial date not more than 6 nor less than 3 days from the date of the summons and must be served at least 2 days before the return day (A.R.S. § 33-1377(B)); for a material and irreparable breach, trial is set no later than the third day after filing (§ 33-1377(E)). The tenant may answer in writing or orally in court (Ariz. R.P. Eviction Actions 7, per the Arizona courts). The court must dismiss if the tenant did not get a proper termination notice and chance to pay (RPEA 13(a)(2)). A landlord who unlawfully removes or excludes a tenant or cuts essential services owes the greater of 2 months' rent or twice actual damages (A.R.S. § 33-1367).

• After judgment for the landlord, reinstating the lease is solely up to the landlord (A.R.S. § 33-1368(B)).

• Arizona notice to end a month-to-month tenancy (no-cause notice by tenant or landlord)
• Arizona security deposit law: deadlines after move-out
• Federal 30-day notice for covered properties (CARES Act)

• A.R.S. § 33-1368 Retrieved October 13, 2026.
• A.R.S. § 33-1377 Retrieved October 13, 2026.
• A.R.S. § 33-1313 Retrieved October 13, 2026.
• A.R.S. § 33-1367 Retrieved October 13, 2026.
• A.R.S. § 1-243 Retrieved October 13, 2026.
• Arizona Judicial Branch Legal Info Hub - Non-Payment of Rent Retrieved October 13, 2026.
• Arizona Judicial Branch Legal Info Hub - Material Breach (10-day Notice) Retrieved October 13, 2026.

Laws change. This page was checked against the sources above on October 13, 2026. It is legal information, not legal advice; if you have an eviction case, contact your state's legal aid. See our methodology.