3-day pay-or-quit · 3-day cure-or-quit · 30-day / 60-day no-fault, under A.R.S. § 33-1301 et seq. (Arizona Residential Landlord and Tenant Act)
Eviction notices in Arizona must comply with precise statutory requirements, including the correct notice period, required content, and proper service method. A notice with a missing element, incorrect amount, or improper service is void, requiring the landlord to restart the process. Use these state-specific templates as a starting point and verify all requirements against current Arizona law before serving.
5 calendar days written notice. Must state the amount owed, the date by which it must be paid, and that the rental agreement terminates if not paid. The standardized form maintained by the Arizona courts is the safest path; custom forms get challenged.
Material noncompliance (curable)
10
ARS § 33-1368(A)
10 days to cure non-monetary breaches (unauthorized occupants, lease violations, pet violations). Cure within 10 days and the tenancy continues. No cure and the landlord may file a special detainer action.
Material and irreparable breach
5
ARS § 33-1368(B)
5 days unconditional quit for drug activity, weapons offenses on the premises, lease application fraud, or other material and irreparable breaches. No cure right.
End of month-to-month tenancy
30
ARS § 33-1375
30 days written notice by either party to terminate a month-to-month. No statutory just-cause requirement at the state level; local ordinances in Tucson and parts of Pima County add overlays.
3-Day Notice to Pay Rent or Quit
Use when rent is past due. The tenant has 3 days (excluding the day of service) to pay in full or vacate. Do not accept partial payment after serving without written documentation of your intent to reserve rights.
You are required to pay the full amount stated above OR vacate the premises within 3 DAYS of service of this notice, excluding the day of service, weekends, and judicial holidays.
Payment may be made to:
[Landlord / Property Manager Name]
[Mailing address or payment portal URL]
Failure to pay or vacate within the time stated will result in the initiation of unlawful detainer (eviction) proceedings to recover possession, past-due rent, court costs, and attorney fees.
Dated: _______________ Landlord/Agent: _______________ Statute: A.R.S. § 33-1301 et seq. (Arizona Residential Landlord and Tenant Act)
3-Day Notice to Cure Violation or Quit
Use when a tenant has violated a specific lease term (unauthorized pet, occupant, nuisance, etc.). Cite the exact lease clause violated. The tenant has 3 days to cure or vacate.
TO: [Tenant Full Name(s)] PROPERTY ADDRESS: [Full street address, unit #, Arizona]
NOTICE TO PERFORM COVENANT OR QUIT
YOU ARE HEREBY NOTIFIED that you have violated the following covenant(s) of your rental agreement:
Violation: [Describe specific breach, e.g., "You are maintaining an unauthorized dog on the premises in violation of Section 12 of your Lease Agreement dated [Date], which prohibits pets without prior written consent."]
You are required to CURE this violation OR vacate and surrender possession within 3 DAYS of service of this notice, excluding the day of service, weekends, and judicial holidays.
To cure, you must: [State specific required action, e.g., "Remove the dog from the premises and provide written confirmation to landlord within three days."]
Failure to cure or vacate will result in forfeiture of your lease and initiation of unlawful detainer proceedings.
Dated: _______________ Landlord/Agent: _______________ Statute: A.R.S. § 33-1301 et seq. (Arizona Residential Landlord and Tenant Act)
30-Day / 60-Day Notice to Terminate Tenancy
Use for no-fault termination of a month-to-month tenancy. Arizona requires 30 days for tenancies under one year and 60 days for tenancies of one year or more.
TO: [Tenant Full Name(s)] PROPERTY ADDRESS: [Full street address, unit #, Arizona]
NOTICE OF TERMINATION OF TENANCY, [30 / 60] DAYS
YOU ARE HEREBY NOTIFIED that your tenancy of the above premises is terminated effective [30 / 60] DAYS from service of this notice. You must vacate and surrender possession no later than: [Computed Date].
Failure to vacate by the stated date may result in unlawful detainer proceedings.
Dated: _______________ Landlord/Agent: _______________ Statute: A.R.S. § 33-1301 et seq. (Arizona Residential Landlord and Tenant Act)
How to Serve Notices in Arizona
1stPersonal service, hand directly to tenant
2ndSubstituted service, leave with adult + mail copy
3rdPost-and-mail, affix to entrance + mail copy
Always document service in writing: date, time, method, and who received it. Use a process server for contested evictions. Email service is not valid in Arizona unless the tenant has separately agreed in writing.
Notice validity checklist:
Correct tenant name(s), exact amount owed, proper notice period, specific statute cited, correct service method, documented proof of service. One missing element can void the notice and restart the clock.
About this page. Researched and written by the NextGen Properties research team — the underwriters, asset managers, and acquisitions staff who have priced, bought, and operated rental property for more than two decades. Reviewed before publication by the NextGen Properties editorial desk. How we work: editorial guidelines · scoring methodology.
