How much notice does an Arizona landlord have to give before evicting for nonpayment?

Ariz. Rev. Stat. sec. 33-1368 requires a 5-day notice to pay rent or quit. The 5 days run as calendar days. Arizona courts require precise demand language; overstated amounts or missing required disclosures void the notice.

Can I include late fees in the amount demanded?

No. The demand must be for past-due rent only. Including late fees, utilities, repair charges, or other non-rent items in the demand is a defect that can void the notice. If the lease has a separate late-fee provision, those amounts are pursued separately.

What happens if I accept partial payment after serving the 5-day notice?

Accepting partial rent after serving the 5-day notice may waive the notice and require a fresh notice for the remaining balance. Arizona courts have repeatedly voided unlawful detainer actions where the landlord accepted any portion of the rent demanded after the notice was served. Best practice: do not accept any payment during the notice period unless it is the full amount.

How is the 5-day notice served?

Arizona authorizes service by personal delivery to the tenant, substituted service on a person of suitable age at the rental with a copy mailed, or post-and-mail (posting conspicuously at the rental and mailing a copy). Email, text, and social media are generally not statutory service methods.

Can the tenant pay after the 5-day period expires but before I file the unlawful detainer?

Yes. The landlord may accept full payment any time before filing the unlawful detainer, and the late payment cures the default. Once the unlawful detainer is filed, the tenant generally has the right to redeem (pay the full judgment amount including court costs) up until judgment is entered. After judgment, the right to redeem ends.

What if the rental property is in a city with rent control?

Local rent control or just-cause jurisdictions often impose additional procedural requirements on top of the state 5-day notice. They may require a separate notice-of-eviction filing with the local rent board, additional disclosure language in the notice, or longer cure periods. Verify with the local rent board before relying solely on state law.

How long is the full eviction process if the tenant does not pay?

After the 5-day notice expires, the unlawful detainer is filed. Under A.R.S. §33-1377(B) the summons in a special detainer action directs the tenant to appear not less than three nor more than six days from the date of the summons. If the tenant defaults, judgment can issue within 1-3 weeks. If contested, trial is set within 20-60 days. After judgment, the sheriff posts a notice to vacate before lockout. Total timeline: 30-90 days uncontested, 60-180 days contested.

⚖ Arizona Eviction Forms: 5-Day Pay-or-Quit Notice All Arizona Landlord Forms Late Rent Notice Rent Increase Notice All Arizona Forms

Free Arizona 5-Day Notice to Pay Rent or Quit

The statutorily-required 5-day notice an Arizona landlord must serve before filing eviction for nonpayment of rent. 5 calendar days under Ariz. Rev. Stat. sec. 33-1368. Built for Arizona landlords.

Arizona 5-Day Notice Ariz. Rev. Stat. sec. 33-1368 Free PDF 2026 Edition

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Free Arizona 5-Day Notice to Pay Rent or Quit — overview

⏱5-DAY NOTICE PERIOD: Ariz. Rev. Stat. sec. 33-1368 gives the tenant 5 calendar