All 15 Counties
Arizona Eviction Management —
We Handle Everything. You Walk Away.
Unwanted occupants in a property you need to sell or reclaim? We’ve facilitated hundreds of Arizona evictions with a 100% success rate. We go to the property, sit down with occupants, deliver notices in person, and offer a humane path forward — so you don’t have to.
No obligation. Serving all 15 Arizona counties.
100% Success Rate | 6 Years Experience | All 15 AZ Counties | Guaranteed Results
The Challenge
Dealing With Unwanted Occupants Is Stressful, Costly, and Complicated
Whether you inherited a property, have a non-paying tenant, or need to sell but can’t with occupants in place — the eviction process in Arizona is a legal minefield most people aren’t equipped to navigate alone.
Costly Legal Fees
Attorney-driven Forcible Detainer actions in Arizona can cost $1,500–$5,000 or more by the time court costs, process servers, and sheriff fees pile up — and that's before repairs.
Time-Consuming Process
A typical Arizona eviction takes 9–41 days — and one procedural mistake resets the entire clock. Most landlords don't know the difference between a 5-day, 10-day, and 30-day notice.
Legal Liability Risk
Self-help evictions — changing locks, removing belongings, or cutting utilities without a court order — expose you to significant liability. Tenants can sue for twice actual damages under ARS § 33-1367.
Property Stuck on Market
Lenders won't finance a home with non-cooperating occupants. You can't list it properly, and most buyers walk away — leaving you holding a depreciating asset month after month.
Emotional Difficulty
Confronting someone face-to-face about leaving their home is deeply uncomfortable — especially when it's a family member, a long-time tenant, or someone in a difficult life situation.
Notice Confusion
Arizona law has specific notice requirements for each eviction reason — a 5-day pay-or-quit, 10-day cure notice, or 30-day termination each serve different legal purposes.
Our Process
A Humane, Effective 4-Step System
We combine legal process knowledge with a compassionate, face-to-face approach that consistently achieves outcomes attorneys cannot.
We Authorize & Assess
You authorize us as your agent. We review the property, occupancy situation, and applicable Arizona law to determine the correct notice type and timeline.
Personal In-Person Delivery
We go to the property and sit down with the occupants face-to-face. We explain their legal options clearly, respectfully, and without confrontation.
The Win-Win Offer
We offer occupants the legal fees we would otherwise spend on a Forcible Detainer action as 'cash for keys' — seed capital to help them move. Everyone wins.
Legal FED if Necessary
If occupants refuse to cooperate, we proceed through Arizona's formal Forcible Entry & Detainer (FED) process — court, judgment, Writ of Restitution, and Sheriff enforcement.
Our Secret Weapon
Deliver Two Notices at Once — The Strategy That Changes Everything
Most landlords serve one notice at a time. We recommend delivering both the 5-day Pay or Quit AND the 30-day Termination Notice on the same day.
Here’s why it matters: if the tenant pays their overdue rent after receiving the 5-day notice, you don’t have to reset the clock on the 30-day notice — it was already delivered. This permanently terminates any month-to-month tenancy and any implied landlord-tenant relationship, regardless of payment.
5-Day Pay or Quit Notice
Triggers the non-payment eviction clock. Tenant must pay or vacate within 5 calendar days. No grace period. Delivered simultaneously.
30-Day Termination Notice
Formally ends the tenancy — real or implied — on the 30th day. Even if rent is paid, the tenancy is still terminated. The clock doesn't reset.
The Result
You're protected either way. Rent paid? Tenancy still ends in 30 days. No payment? FED proceeds immediately after 5 days.
Arizona Eviction Law
Understanding Arizona Eviction Notices
Arizona law (ARS Title 33) requires specific notice types depending on the reason for eviction. Using the wrong notice forces you to start over. We know exactly which to use and when.
5-Day
Pay or Quit Notice
Issued for non-payment of rent. The tenant has 5 calendar days to pay all overdue rent or vacate. No grace period under Arizona law.
- ✓ Non-payment of rent (ARS § 33-1368)
- ✓ Health or safety violations
- ✓ Failure to maintain habitable conditions
10-Day
Cure or Quit Notice
Used for lease violations beyond non-payment. Tenant has 10 days to fix the violation or vacate. A second notice for the same violation within 6 months means eviction even if fixed.
- ✓ Unauthorized occupants or subletting
- ✓ Property damage beyond normal wear
- ✓ Lease term violations (pets, smoking, etc.)
- ✓ False information on rental application
30-Day
Termination of Tenancy
Used to end a month-to-month tenancy. No specific reason required. Most powerful when paired with a 5-day notice simultaneously.
- ✓ End month-to-month tenancy (ARS § 33-1375)
- ✓ Inherited property with occupants
- ✓ No formal lease / implied tenancy
- ✓ Dual-notice strategy with 5-day notice
Two Ways to Work With Us
We Work Around Your Goals
Whether you want to sell after we clear the property or you just want out now — we have an option for you.
We Facilitate the Eviction, Then List Your Home
Authorize us as your agent, and we handle the entire eviction process. Once vacant, we list it for sale and help you maximize your return on the open market.
- ✓ Full eviction management from notice to vacancy
- ✓ Professional MLS listing after eviction
- ✓ 100% success rate guaranteed
- ✓ We handle all legal proceedings on your behalf
- ✓ Maximize your sale price on a vacant, listed property
Cash Offer — Walk Away With Tenants Still In Place
We’ll buy your property as-is, occupants and all. You receive cash, sign the paperwork, and walk away. We assume all responsibility for the eviction.
- ✓ No need to wait for property to be vacant
- ✓ We buy in any condition, any occupant situation
- ✓ Fast closing — often within 7–14 days
- ✓ Zero legal exposure after closing
- ✓ No repairs, no showings, no stress
Service Area
We Serve Every County in Arizona
From Maricopa to Mohave, Pima to Apache — we have filed in every Arizona Justice Court and know the local rules, constables, and processes that vary by county.
● Maricopa County · ● Pima County · ● Pinal County · ● Yavapai County · ● Coconino County · ● Mohave County · ● Navajo County · ● Apache County · ● Cochise County · ● Graham County · ● Yuma County · ● La Paz County · ● Greenlee County · ● Santa Cruz County · ● Gila County
Free Resources
Everything You Need to Get Started
Download our free Arizona notice templates or read our in-depth guides on eviction law, strategy, and best practices.
Free Arizona 5-Day Pay or Quit Notice
Legally compliant 5-day notice template. Fillable. Complies with ARS § 33-1368.
Free Arizona 10-Day Cure or Quit Notice
Legally compliant 10-day notice for lease violations. Fillable. Complies with ARS § 33-1368.
Free Arizona 30-Day Termination Notice
Legally compliant 30-day termination of tenancy. Fillable. Complies with ARS § 33-1375.
The Dual-Notice Strategy Guide
Why you should deliver a 5-day AND 30-day notice simultaneously — and why most landlords don't know this trick.
Arizona Eviction Notices Explained
Complete guide to 5-day, 10-day, and 30-day notices — when to use each, how to serve them, and the FED process.
Arizona FED Process: Step-by-Step Timeline
Everything you need to know about Arizona's Forcible Entry & Detainer process from complaint to Sheriff enforcement.
Client Stories
Real Results for Arizona Property Owners
We’ve helped property owners across Arizona resolve difficult occupancy situations and move forward with their lives.
★★★★★
“I inherited my mother’s home in Mesa with her former caretaker still living there. I didn’t know how to handle it. Unbiased Options handled everything with such professionalism and compassion. The occupant was out in 3 weeks, peacefully.”
Sandra R.
Inherited Property — Mesa, AZ
★★★★★
“My tenant hadn’t paid rent in 4 months and knew exactly how to delay the legal process. I’d already paid an attorney $2,000 with nothing to show for it. Unbiased Options used the dual-notice approach and had my property back in under 30 days. Game changer.”
David M.
Landlord — Scottsdale, AZ
★★★★★
“We took their cash offer with tenants in place and closed in 10 days. I was completely done with the whole situation. The professionalism was exceptional from start to finish.”
Teresa K.
Cash Offer Sale — Tucson, AZ
Common Questions
Frequently Asked Questions
How long does the Arizona eviction process take?
A complete Arizona eviction typically takes 9–41 days from the initial notice to Sheriff-enforced vacancy. Our cash-for-keys approach often resolves the situation in 2–3 weeks — much faster than a contested Forcible Detainer action.
What is a Forcible Entry and Detainer (FED) action in Arizona?
A Forcible Entry and Detainer (FED) is the legal term for an eviction lawsuit in Arizona. Governed by ARS § 33-1377 (residential), it allows property owners to legally reclaim possession when an occupant refuses to leave after proper notice.
Can I legally lock out a tenant or remove their belongings myself?
Absolutely not. Arizona law (ARS § 33-1367) strictly prohibits ‘self-help evictions.’ A tenant can sue for two months’ rent or twice actual damages — whichever is greater — plus attorney’s fees. Only a Sheriff executing a Writ of Restitution can lawfully remove an occupant by force.
What happens if the tenant pays rent after I serve the 5-day notice?
This is exactly why we recommend our dual-notice strategy. If a 30-day termination notice was delivered the same day, that clock keeps running regardless of rent payment. Payment does not cure or reverse a properly delivered 30-day termination notice.
Do you handle evictions for inherited properties or properties with no lease?
Yes — this is one of our most common scenarios. Arizona law recognizes implied tenancy agreements, and the 30-day termination notice is the appropriate tool to terminate any real or implied landlord-tenant relationship.
What does your eviction management service cost?
Our eviction management service is offered as part of our overall property sale process — when you list with us or sell to us, we facilitate the eviction. Contact us for a free consultation to discuss your specific situation.
Ready to Reclaim Your Property?
Don’t let an unwanted occupancy situation drag on for months. With 6 years of experience and a 100% success rate across every Arizona county, we’ll get you a resolution — fast, legally, and professionally.
No obligation. Free consultation. Serving all 15 Arizona counties.