Legal FAQs for Renters in Arizona

This page has local legal information on residential (not commercial) renters’ issues. It is not legal advice, and you should check with your local legal aid and courts for current information.

This page was last updated on Mar 29th, 2023. It was reviewed by our volunteer attorney experts.

Flag of Arizona
Emergency Protections during COVID

Emergency Protections during COVID

Are there any eviction protections for Arizona renters during COVID-19?

Arizona's statewide emergency protections for renters have expired. Landlords may now try to sue tenants to evict them. If you are worried about an eviction, reach out as soon as possible to your local legal aid group. The lawyers may be able to help you find protections and services to deal with your eviction.

Earlier Protections

Arizona Governor Doug Ducey had ordered a statewide delay on the enforcement of eviction actions, if you provide your landlord with a written notice of your COVID-19 hardship or health problems. It went into effect on March 24, 2020 and ended on October 30, 2020. Check here for updates.

Arizona renters may also have had U.S. national protections against eviction that lasted through August 26, 2021.

What do the eviction protections mean for Arizona renters?

Since emergency protections have expired in Arizona, then for renters:

  • Your landlord can still give you a notice to quit.
  • Your landlord can file an eviction lawsuit against you.
  • The court may allow the eviction trial to move forward.
  • The court can still issue a new order, judgment, or writ of eviction against you.
  • Law enforcement can enforce an existing eviction order against you, to remove you from your home.
  • Do I still have to pay rent during COVID-19 in Arizona?

    Yes, Arizona renters still need to pay rent during the emergency.

    Check with your local city or county government to see if they give renters any additional protections if they are struggling to pay rent during the emergency.

    If you cannot pay rent, take steps to protect yourself:

    • Apply for rental assistance immediately: If you need financial assistance for housing costs like rent or utility bills, you may be able to get help.
    • Communicate with your landlord: Send a written letter or email to your landlord as soon as possible. Explain why you cannot pay the rent because of COVID-19 hardships. You can also try to negotiate with your landlord to make a payment plan or get a temporary rent reduction. You can use this draft letter you can use from the Arizona courts.
    • Get written records of all communication: Keep copies of any letter or email you send, and any responses from the landlord. Keep receipts for any payments you make. If you make a payment plan or rent agreement, make sure to get it in writing.
    • Keep proof of COVID-19's impact on you: Collect documents about your COVID-19-related employment problems, health care issues, or other issues that affect your ability to pay rent. This includes letters from your employer, doctor, insurance provider, child care provider, schools, etc.
    Can my landlord evict me during COVID-19 in Arizona?

    Yes, Arizona landlords can try to evict tenants since emergency protections expired.

    The now-expired Arizona Governor's order had previously protected people from being removed from their homes, if they had COVID-19 hardships. That is now expired. Law enforcement can begin to enforce evictions against renters once again.

    If you receive a notice to quit from your landlord, or an eviction lawsuit, reach out for legal help.

    Can my utilities be shut off during COVID-19 in Arizona?

    Yes, utility companies may shut off Arizona renters' utilities now that the emergency protections have expired.

    During the emergency, Arizona renters had been protected from utility shutoffs and late fee charges if they cannot pay their utility bills.

    Governor Ducey and the power companies announced on March 26, 2020 that no customer will have power to their home shut off during the emergency, based on an inability to pay.

    Also, the power companies will not be allowed to charge any penalties, late fees, or interest for unpaid utility bills during the emergency.

    Renters must still pay their utility bills. If you need financial assistance for utility costs, you may be able to get help. County Community Action Agencies also have utility assistance programs.

    Landlords are never allowed to shut off a renter's utilities in an attempt to force the renter out. This is illegal. Reach out to a lawyer for help if this happens to you.

    What if I need repairs to my rental home during COVID-19?

    Tell your landlord about any repairs needed, particularly if they affect your health and safety.

    The emergency may delay your landlord's ability to make repairs, but if they are urgent you should call your landlord to make the repairs as soon as possible.

    Emergency repairs could be for problems with:

    • Air conditioning
    • Running water or hot water
    • Heat
    • Stove, refrigerator, or oven
    • Electricity
    • Bathroom use
    • Missing doors, locks, or windows
    • Pests

    If your landlord doesn't make the repairs promptly, send them a written letter or email about the need for emergency repairs (and keep a copy of this communication).

    Reach out for legal help for additional guidance.

    Can I break my lease during COVID-19?

    You may be able to break your lease if you can come to an agreement with your landlord.

    Your lease is still valid despite the emergency period.

    However, you can talk to your landlord to see if they will agree to let you leave early. If they agree, be sure to get the agreement in writing.

    Also, you can review your lease. It may have a part that lets you end the lease early in times of financial difficulty. If your lease has this kind of part, you might be able to break the lease (in some cases penalty-free).

    Find legal help to get advice for your situation.

    What do I do if my landlord tries to evict me during COVID-19?

    Contact a legal help organization to help defend yourself.

    It is illegal for your landlord to evict you without first going to court and getting an eviction order. To remove you from your home, a landlord must take you to court by filing an eviction lawsuit, win the case, and getting an eviction order from the court.

    Legal aid groups might be able to provide you with full representation, or other legal organizations can give you information or brief advice.

    Find legal help to protect your rights.

    Are eviction cases still proceeding through Arizona courts?

    Arizona courts are hearing eviction proceedings, but it varies depending on your local court. These proceedings likely will be held through remote technology rather than in person.

    Check here for your local court information.

    Did I have eviction protections under the CARES Act?

    Renters in 3 categories have special national protections against being evicted during the Emergency Period of March 27, 2020 to July 24 or 25, 2020. These national protections add onto any state and local protections you have.

    Do you fit in any of these 3 categories?

    Your home’s owner has a federally backed mortgage loan or other guarantee (like through Freddie Mac or Fannie Mae). Search if your home is covered.
    You pay rent through a federal assistance program like the Section 8 Housing Choice Voucher, Rural Development Voucher, or other 'covered housing' program.
    You live in Public Housing, where the government is your landlord.

    If you are a renter in one of these 3 categories, the federal CARES Act section 4024 gives you these protections. (Remember, these protections add onto any state and local protections you have)

    • Your landlord cannot file a new eviction lawsuit against you for not paying your rent during the Emergency Period. They can still evict you for other behavior, like drug abuse, other criminal activities, or other lease violations.
    • Your landlord cannot charge you new fees or penalties for not paying your rent during the Emergency Period.
    • After the Emergency Period ends, your landlord may not be able to evict you immediately.(Different states interpret the protections ending on July 24 or 25. Check with local lawyers to see about your state). If you have not paid your rent in full during the Emergency Period, your landlord must wait until the period ends before giving you a notice to vacate. For example, they may give you a notice on July 26, and you must be allowed until at least August 25 to leave the property.

    For more help on these national protections, reach out for legal and financial help here. Also, use this tool to write a letter to your landlord if you are having issues with rent or eviction.

    Received a Warning Notice about Eviction?

    Received a Warning Notice about Eviction?

    My landlord gave me a notice to "pay or quit" my rental home in Arizona. What should I do?

    You do not have to leave your home yet.

    In Arizona, your landlord must give you an official notice that they may bring you to court to evict you for not paying your rent (or other reasons). The notice should give you time to either pay your rent or prepare defenses against eviction.

    This official notice must follow some rules to be valid. If it doesn't follow these rules, then you can challenge it and stop an eviction.

    These are the Arizona requirements for an eviction notice:

    1. The notice must be written down.
    2. It has to have your full name and address, and it must be signed and dated by your landlord.
    3. It must explain why you may be evicted -- whether it is for non-payment of rent, a lease violation, or other reasons.
    4. The notice has to say exactly how much rent and late charges you owe.
    5. It also needs to say that your rental agreement will end after 5 days if the problem is not fixed.

    *If you paid a partial payment, and it was accepted by your landlord, your landlord can not evict you for the period covered by the partial payment.

    Reach out for legal help if you think the notice isn't correct, or if you need assistance in defending yourself against the eviction. Find local help here.

    What if the landlord has just told me, face-to-face or over the phone, that I need to leave my home in Arizona??

    A verbal conversation doesn't count as an "eviction notice". To be legal, the notice must be written down and given to you in the correct way.

    Reach out for legal help if your landlord is trying to make you leave without going through the court process. This is illegal and a lawyer may be able to help you protect yourself.

    Find local legal help here.

    Do I have to leave my home in Arizona by the time of the eviction notice's expiration date?

    No, you do not have to leave (or 'quit') your home by the date listed on the eviction warning notice.

    Landlords cannot physically remove you, touch your personal property, change the locks, or cut off your utilities.

    You do not have to leave your home until you have been brought to court, and a judge has ordered that your landlord can make you leave.

    After the date on the eviction notice passes, then your landlord may file an eviction lawsuit in court against you. You will be able to go to court and present defenses to protect yourself. Find local legal help here.

    My eviction notice says that I will be evicted unless I pay back-rent I owe. What if I can't afford to pay it?

    You still have time to reach out for rental assistance, and stop the eviction from moving forward.

    Be sure to let the local group know that you have received an eviction notice and what its deadline is. They may be able to help you pay the rent you owe, or work with your landlord to reduce the amount or put you on a payment plan.

    Find local financial help at your Arizona Get Help page.

    How long do I have after I receive an eviction notice to pay back the rent to stop the eviction?

    In Arizona, you have a minimum of 5 days between your landlord giving you a notice and them filing an eviction lawsuit against you in court.

    If you pay what the notice says you owe before your landlord files a lawsuit to evict you, you only have to pay that amount. If you pay after the landlord has filed to have you evicted but before a court orders an eviction, you may also be responsible for attorneys fees and court costs.

    The notice should tell you how many days the landlord is giving you. If they are giving you less than 5 days, then you may be able to challenge it as illegal.

    Reach out for legal help if you think the notice isn't giving you the required time to make your payment. Find local legal help here.

    Facing an Eviction Lawsuit?

    Facing an Eviction Lawsuit?

    My landlord has filed an eviction lawsuit against me in court in Arizona. What should I do?

    You should make sure that the landlord properly 'served' you with the lawsuit. If they didn't give it to you in the correct way, you can challenge the eviction lawsuit. In Arizona, a landlord must follow certain rules to let you know about the lawsuit:

    1. Only certain people can give you the lawsuit's Summons and Complaint. The landlord can not give you these papers - it has to be a person not involved in the case. This is most commonly a constable or a private process server certified under Arizona law.
    2. There are two ways for you to be served with the Summons and Complaint. A constable or private process server can give you the papers personally. In certain situations, the Summons and Complaint can be mailed to you by certified mail.

    You should also reach out to local lawyers who can help you figure out if you were properly served and prepare for your court hearing so you can protect yourself against the eviction. Find legal help here.

    Do I have to do anything after I get an eviction Summons and Complaint in Arizona?

    Once you receive the Summons and Complaint, you can file a document with the Arizona court known as an Answer.

    You can file a written Answer to explain your side of the story and explain why you should not be evicted. If you are not able to file a written Answer, you may answer verbally at your hearing. Generally, it is better to file a written Answer.

    Reach out to legal help to learn what your rights and defenses are in your eviction case. These organizations can help you deal with this lawsuit.

    Can I settle my eviction case without going to court in Arizona?

    You can come to an agreement, but you should still go to court to make sure the court order for you to be evicted.

    You can work with your landlord to work out an agreement before the date of the court hearing. This might be a payment plan or other agreement on what needs to happen for you to stay in your home.

    Be sure to get this agreement in writing, so that you can prove it exists and that your landlord follows through on it.

    Also, you should still go to court for your hearing date, to make sure the court knows about the agreement and gets rid of the lawsuit. If you do not go to court, the lawsuit might still continue and the judge might rule that the landlord can remove you. Go to court yourself to make sure this doesn't happen.

    You can reach out for legal help to get assistance in negotiating an agreement with your landlord, and making sure this agreement is being followed. Find local legal aid here.

    Behind on Rent?

    Behind on Rent?

    Who can help me with rent that I owe?

    If you are behind on rent, you can get help from your local Rental Assistance program. This is a government service to help people who owe rent or utility bills.

    Especially if you are behind on rent because of COVID-19 hardships, your local Rental Assistance (or Rent Relief) program can help you.

    Find your local Rental Assistance program at your Get Help page here.

    Am I eligible for rent relief?

    Local governments set the rules about who is eligible for rent relief. Most programs focus on people who have suffered COVID-19 hardships.

    You can talk to your local Rental Assistance program to learn their eligibility rules.

    You may have to show your household income, or if you are on other benefits programs like SNAP.

    You may also have to show that you are at risk of homelessness or eviction if you don't get rental assistance.

    Check with your local Rental Assistance program to see if you are eligible.

    Does immigration status matter for rent relief?

    Many local Rental Assistance programs are open to everyone, regardless of immigration status. Many programs do not even ask about immigration status.

    Check with your local Rental Assistance program to make sure about eligibility rules and immigration.

    Can a landlord apply for their renter, to get rental assistance?

    Most Rental Assistance programs let landlords apply.

    Either a renter or a landlord can start the application.

    The landlord will have to fill in as much information they have about the amount of money needed, and the eligibility for the program. The tenant may have to fill in the rest of the information.

    Check with your local Rental Assistance program about the steps to follow to apply for rent relief.

    Get Help From Local Groups

    State information is taken from these sources:Princeton Eviction Lab's COVID Policy ScorecardsColumbia Law School COVID-19 Eviction Moratoria analysisEnergy and Policy Institute Utility Disconnect TrackerGovernor's order on evictionsArizona court guidanceArizona Law HelpGovernor's power shutoff announcement

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