Eviction notice rules in Arizona
Nonpayment notice
5 calendar days to pay or quit (A.R.S. §33-1368(B)). Payment in full within 5 days reinstates the rental agreement.
Lease-violation notice
10-day cure or quit for material noncompliance (A.R.S. §33-1368(A)); 5-day notice for noncompliance materially affecting health and safety. A repeat violation within 6 months gets no cure.
Unconditional quit (no second chance)
Immediate termination, no cure, for enumerated criminal/violent conduct — the landlord gives written notice of intent to terminate immediately and may file the eviction action the same day the tenant receives it (A.R.S. §33-1368; exact grounds <em>reported — confirm with a licensed attorney</em>).
No-cause / end-of-tenancy notice
30 days for month-to-month (10 days week-to-week), no reason required (A.R.S. §33-1375).
How the notice must be served
Personal delivery, leaving with a person of suitable age at the residence, or certified/registered mail (cross-check only — verify against A.R.S. §33-1313). Defective service = dismissal.
Your right to fix it (cure)
Nonpayment (5 days to pay — payment reinstates); curable violations (10 days to remedy; 5 days for health/safety noncompliance). No cure for repeat violations within 6 months or immediate-termination grounds.
How days are counted
All §33-1368 notice periods are calendar days (§33-1368(G)). Day-count start rules <em>reported — confirm with a licensed attorney</em>.
After the notice expires
Landlord must file a special detainer / forcible entry and detainer action (A.R.S. §33-1377) in justice court. The tenant does NOT have to leave when the notice expires — only a court-issued writ of restitution, enforced by a constable/sheriff, can remove the tenant. Lockouts and utility shutoffs are illegal (A.R.S. §33-1367).
Court timeline
Justice court hearing typically 3-6 days after filing; writ of restitution issued shortly after judgment. Full process can be as short as 2-3 weeks uncontested.
Retaliation & defenses
Anti-retaliation protections exist under the Arizona Residential Landlord and Tenant Act (specific statute <em>reported — confirm with a licensed attorney</em>); FHA discrimination defense applies.
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