Arizona Eviction Law · 10 min read
Arizona Eviction Notices Explained:
5-Day, 10-Day & 30-Day — Complete Guide
Using the wrong Arizona eviction notice — or serving the right one incorrectly — forces you to start the entire process over. This guide covers every notice type, when to use each, how to serve them legally, and the full Forcible Detainer timeline that follows.
Overview: Arizona Eviction Law
Arizona’s eviction process is governed primarily by ARS Title 33 (the Arizona Residential Landlord and Tenant Act). The formal legal action is called a Forcible Entry and Detainer (FED) — but before you can file one, you must first serve the correct written notice and allow the required time to pass.
| Notice Type | When to Use | Statute | Can Tenant Cure? |
|---|---|---|---|
| 5-Day Pay or Quit | Non-payment of rent; health/safety violations | ARS § 33-1368 | Yes — by paying in full |
| 10-Day Cure or Quit | Lease violations (not rent-related) | ARS § 33-1368 | Yes — by fixing violation |
| 30-Day Termination | End month-to-month; no cause needed | ARS § 33-1375 | No — tenancy ends regardless |
| Immediate Vacate | Serious criminal activity | ARS § 33-1368(A) | No |
The 5-Day Pay or Quit Notice
What it is
Under ARS § 33-1368(B), a landlord must provide written notice that rent is unpaid and that the rental agreement will terminate if rent is not paid within 5 days. The landlord cannot file an eviction action until after the final day of the notice period.
Key rules
- The 5-day period begins the day after the notice is delivered (not the day of delivery)
- There is no mandatory grace period under Arizona law unless your lease specifies one
- Weekends and holidays do not extend the 5-day period — calendar days only
- The tenant must pay the full amount owed — partial payment does not stop the eviction unless you accept it
- If the tenant pays in full within 5 days, the eviction process stops for that notice period
Pro Tip: Pair with the 30-Day Notice
If the tenant pays and you still want them out, you’ll need to start a new eviction process. Unless — you also delivered a 30-day termination notice on the same day. Read our Dual-Notice Strategy Guide to understand why this is our most powerful recommendation.
The 10-Day Cure or Quit Notice
What it is
The 10-day notice is for lease or rental agreement violations that are not related to rent payment. Under ARS § 33-1368(A), the landlord must notify the tenant of the violation and give them 10 calendar days to cure (fix) the violation or vacate the premises.
Common reasons
- Unauthorized occupants or subletting without permission
- Property damage beyond normal wear and tear
- Unauthorized pets in a no-pet property
- Noise violations or nuisance behavior affecting other tenants
- False or misleading information on the rental application
The 'Second Strike' Rule
If a tenant is served a 10-day notice for a specific violation, cures it, and then commits the same or a similar violation within 6 months, the landlord can file an eviction without giving the tenant an opportunity to cure again.
Document Everything
Keep written records of all violations, photos, witness statements, and all correspondence. This documentation is essential if the case goes to a court hearing. Clear documentation makes your case significantly stronger.
The 30-Day Termination of Tenancy Notice
What it is
Under ARS § 33-1375, either party may terminate a month-to-month tenancy by providing at least 30 days’ written notice before the end of the current rental period. No reason is required — the landlord simply wants to end the tenancy.
- Month-to-month tenants you simply want to move out
- Occupants with no formal lease (implied tenancy)
- Inherited properties with former tenants of the previous owner
- Tenants whose lease has expired and who are continuing month-to-month
- Family members or caretakers living without a written agreement
Critical: The 30-Day Notice Cannot Be Cured
Unlike the 5-day and 10-day notices, the 30-day termination notice is not conditional. There is nothing the tenant can do to ‘cure’ it. The tenancy ends on day 30 — period. This is why delivering it simultaneously with a 5-day notice is so effective.
How to Properly Serve an Arizona Eviction Notice
- Personal delivery — Physically handing the notice to the tenant. Most legally reliable. Take a photo, have a witness, and ask the tenant to sign a receipt acknowledgment.
- Posted and mailed — Posting on the property AND sending by first-class mail. Acceptable but provides less certainty.
- Certified mail — Provides a delivery receipt but delays the notice period until delivery is confirmed.
Our Recommendation: In-Person, Always
Personal delivery is better than any alternative. It’s undeniable, opens dialogue, and creates the opportunity to offer solutions. We’ve resolved countless situations at the doorstep that would have cost thousands more if left to certified mail and courts.
The Arizona Forcible Entry & Detainer (FED) Process
| Stage | Timeline | Notes |
|---|---|---|
| Initial Notice Period | 5–30 days | Depends on notice type |
| File FED Complaint | Day 1 | After notice period expires |
| Hearing Scheduled | 3–6 days after filing | 3 days for illegal activity |
| Judgment | Day of hearing | If uncontested |
| Writ of Restitution | 5 judicial days after judgment | 12–24 hrs for illegal activity |
| Total Timeline | 9–41 days | Average for straightforward case |
5 Common Mistakes That Restart the Clock
- Using the wrong notice type — A 10-day notice for non-payment will be dismissed.
- Incorrect service — Not delivering in a legally recognized manner.
- Accepting partial rent — May be interpreted as waiving the default.
- Miscounting days — The period starts the day AFTER delivery; weekends count.
- Self-help eviction attempts — Exposes you to liability and can derail your case.
Don't Navigate This Alone
With 6 years of experience and a 100% success rate across all 15 Arizona counties, we handle the entire eviction process so you don’t have to.