We want to make sure all residents clearly understand the eviction process in Arizona and what to expect if rent remains unpaid.

If rent is not paid on time, the account immediately begins to accrue late fees. As days pass, these fees increase. If payment is still not received, the next steps involve legal filing, service of documents, and court proceedings. Each step adds additional costs to your account, including:

Court filing fees +$400 approx
Process server fees +$100 approx
Attorney/court appearance fees +$200 approx

These fees are the tenant’s responsibility and will be added to the balance owed.

Opportunity to Stay

Our goal is always to avoid eviction whenever possible. If you pay the full amount due (including rent, late fees, and any legal costs) on or before the court hearing, we will allow you to remain in the home.

Once the court enters a judgment, however, additional costs are applied and you risk losing possession of the property. If payment is not made after judgment, the court will issue a Writ of Restitution, and a constable or sheriff will enforce the eviction and remove you from the property.

Step 1: Notices Served Before Court

Before filing in court, Arizona law requires landlords to serve tenants with a proper notice, depending on the situation:

Nonpayment of Rent:
5-Day Notice to Pay or Quit – Tenant must pay in full within 5 days or face eviction filing.
Lease Violations (curable):
10-Day Notice to Cure or Quit – Tenant has 10 days to fix the issue (e.g., unauthorized pet).
Health/Safety Violations:
5-Day Notice to Cure or Quit – Must remedy the issue in 5 days.
Irreparable/Criminal Breach:
Immediate Termination – No cure period (e.g., violence, drug activity).
End of Lease / Holdover:
30-Day Notice to Vacate – For month-to-month leases.

Step 2: Court Process

If rent or violations are not resolved after notice, the following steps occur:

3. Court Filing

Landlord files a Special Detainer Action in Justice Court.
The court sets a hearing within 3–6 business days.
Tenant is served with a summons and complaint.

4. Court Hearing

Both parties present evidence.
If the landlord wins, the judge issues a judgment for possession (and possibly for rent/fees).

5. Writ of Restitution

After judgment, the tenant has 5 calendar days to move out.
If they don’t leave, the landlord requests a Writ of Restitution.
The constable or sheriff enforces the writ and physically removes the tenant.

6. Security Deposit & Damages

Landlord must return any refundable deposit (minus lawful deductions) within 14 business days after move-out.

Typical Timeline

Nonpayment of rent: ~2–4 weeks from notice to lockout.
Lease violations: ~3–5 weeks.
Immediate/criminal breaches: Can be less than 2 weeks.

What You Can Do

Make payment in full as soon as possible to stop additional fees from being added.
If you need to confirm the total balance due, please contact our office immediately.

We encourage you to resolve the balance before it reaches the courts to avoid unnecessary costs and disruption.