Arizona Eviction Notice Template (A.R.S. § 33-1368)
Before a landlord can file an eviction case, most states require a written notice that tells the tenant what is wrong and how long they have to fix it or move out. Answer the questions below to create a clear, professional notice — then check it against your state and local rules before you serve it.
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Free to preview[Landlord or property manager name]
[Your address and phone for the tenant to reach you]
October 15, 2026
To: [Tenant name(s)]
and all other occupants of
[Rental property address]
Re: [Type of notice] — [Rental property address]
Dear [Tenant name(s)],
This letter is formal written notice to you as the tenant of the property at [Rental property address]. Type of notice: [Type of notice].
The reason for this notice is as follows:
[Reason for this notice]
Within [Notice period in days] days after this notice is delivered to you, you must [What the tenant must do within that time]. If this notice is delivered to you on October 15, 2026, that period ends on October 15, 2026.
This notice is given under Arizona Revised Statutes § 33-1368, which requires written notice to the tenant before a landlord may terminate the rental agreement and file a special detainer action.
If you do not do so within that time, I intend to file an eviction case with the court to recover possession of the property. You will have the opportunity to respond in court, and you may not be removed from the property unless a court orders it. I will not remove you or your belongings or change the locks without a court order.
If you have questions about this notice, or wish to discuss payment or resolving the issue, please contact me in writing at the address above.
Sincerely,
[Landlord or property manager name]
Date this notice was delivered: ____________________
Method of delivery: ____________________
Delivered by: ____________________
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How eviction notices work in Arizona
Arizona's Residential Landlord and Tenant Act sets eviction notice periods in A.R.S. § 33-1368. For unpaid rent, the landlord gives a five-day written notice to pay or the rental agreement ends. For a material lease violation, the tenant gets 10 days to fix it, or five days if the violation materially affects health and safety. A material and irreparable breach, such as certain serious criminal acts on the premises, allows immediate termination. Ending a month-to-month tenancy takes 30 days' written notice under § 33-1375.
The notice should be in writing and describe the amount owed or the specific acts that broke the agreement, along with the date the agreement will end if the tenant doesn't comply. Under § 33-1313, notice to a tenant is delivered by hand or sent by registered or certified mail. A mailed notice counts as received when the tenant actually gets it or five days after mailing, whichever comes first, so allow extra time before counting. Keep proof of delivery.
If the tenant doesn't pay, cure or leave, the landlord files a special detainer case in justice court or superior court. These cases move quickly: the trial is set three to six days from the date of the summons. Arizona does not allow self-help eviction, and a landlord who locks out a tenant or interrupts electric, gas, water or other essential services can owe damages. Only a writ of restitution, carried out by a constable or sheriff, can remove a tenant.
What to do, step by step
Check your state and local rules first
Look up the notice period, required wording and delivery method for your state, county and city. Many places set different periods for unpaid rent, lease violations and ending a tenancy, and some cities add their own just-cause rules.
Fill in the notice
Answer the questions above. Name every adult tenant on the lease, state the facts plainly and enter the exact number of days your rules require.
Serve it the way your state requires
States specify how a notice must be delivered — commonly hand delivery, leaving it with an adult at the home, posting and mailing, or certified mail. A notice served the wrong way may have to be redone.
Record how and when you served it
Write down the date, time, method and who delivered it, and keep a copy of the notice. Courts often ask for this proof of service.
Wait out the full notice period
Don't change the locks, remove belongings or shut off utilities. If the tenant fixes the problem, accept it as your rules require; if not, the next step is filing an eviction case in court.
What if the tenant doesn't respond to the notice?
An eviction notice is not an eviction. It is the written warning most states require before you can go to court. If the notice period ends and the tenant hasn't paid, fixed the violation or moved out, the next step is to file an eviction case — often called an unlawful detainer or summary possession case — with your local court.
Until a judge rules in your favor and a court officer such as a sheriff or marshal carries out the order, the tenant has the right to stay. Changing the locks, removing the tenant's belongings, cutting off utilities or otherwise forcing them out is a so-called self-help eviction, which is illegal in nearly every state and can expose you to damages.
Courts look closely at the notice itself. If the period was too short, the wording missed something your state requires or it was delivered the wrong way, the case can be dismissed and you may have to start over. Your local court's self-help center or a landlord association can tell you what your court expects.
Example Arizona eviction notice
A filled-in sample with made-up details, so you can see the finished result.
Greenway Rentals LLC
PO Box 2210, Lakeview, MN 55401 · (555) 201-4478
October 5, 2026
To: Taylor Brooks and Jamie Brooks
and all other occupants of
56 Willow St, Unit 3, Lakeview, MN 55402
Re: Notice to pay rent or quit — 56 Willow St, Unit 3, Lakeview, MN 55402
Dear Taylor Brooks and Jamie Brooks,
This letter is formal written notice to you as the tenant of the property at 56 Willow St, Unit 3, Lakeview, MN 55402. Type of notice: Notice to pay rent or quit.
The reason for this notice is as follows:
Rent of $1,450 for the month of September 2026, due on September 1, 2026, has not been paid, despite a reminder sent by email on September 10.
The total amount of rent now due is $1,450.00.
Within 14 days after this notice is delivered to you, you must pay the full amount of rent owed or move out of the property. If this notice is delivered to you on October 5, 2026, that period ends on October 19, 2026.
This notice is given under Arizona Revised Statutes § 33-1368, which requires written notice to the tenant before a landlord may terminate the rental agreement and file a special detainer action.
If you do not do so within that time, I intend to file an eviction case with the court to recover possession of the property. You will have the opportunity to respond in court, and you may not be removed from the property unless a court orders it. I will not remove you or your belongings or change the locks without a court order.
If you have questions about this notice, or wish to discuss payment or resolving the issue, please contact me in writing at the address above.
Sincerely,
Greenway Rentals LLC
Date this notice was delivered: ____________________
Method of delivery: ____________________
Delivered by: ____________________
Frequently asked questions
How long does an Arizona tenant have to pay rent after a notice?
Five days after receiving the written notice. Before a special detainer case is filed, the rental agreement is reinstated if the tenant pays all past-due rent and a reasonable late fee set out in a written lease. After filing, the tenant must also pay legal fees and court costs to reinstate it.
What is the difference between the 5-day and 10-day notices in Arizona?
A 10-day notice applies to most material lease violations and gives the tenant 10 days to correct the problem. A five-day notice applies when the violation materially affects health and safety under the tenant's maintenance duties. Both must describe the breach and the date the agreement will end if it isn't remedied.
When can an Arizona landlord serve a rent notice?
Once rent is unpaid when due. The statute lets the landlord give the five-day notice after the rent due date, so any grace period comes from the lease itself. Check your agreement before serving notice, and count the five days from when the tenant receives it, not when you mail it.
Can I remove an Arizona tenant's belongings myself?
No. Arizona landlords must win a special detainer case and obtain a writ of restitution before a tenant can be removed. A landlord who unlawfully excludes a tenant or cuts off essential services can owe up to two months' rent or twice the actual damages, whichever is greater.
How much notice do I have to give a tenant?
It depends on your state, sometimes your city, the type of notice and the lease. Periods for unpaid rent can be as short as a few days or as long as a month, and notices ending a month-to-month tenancy are often 30 days or more. Check your state's landlord-tenant law and any local ordinance before serving.
Is an eviction notice the same as being evicted?
No. A notice only starts the process. If the tenant doesn't comply, the landlord must file a case in court and win a judgment. Only a court order, carried out by a sheriff, marshal or similar officer, can legally remove a tenant from the property.
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