Updated October 2026. A straightforward nonpayment eviction in Arizona often takes about two to three weeks from the five-day notice to the day a constable returns the home. That covers five days for the notice, three to six days from the summons to trial, and at least five calendar days after judgment before the writ of restitution can issue. Contested cases, postponements, service problems and constable scheduling can stretch it out. In Maricopa County justice courts, the court fees alone start at $69 to file and $125 for the writ.

This post focuses on the timeline and the costs. For the step-by-step process, notices and forms, see our Arizona eviction process guide. This is a general overview, not legal advice.

The nonpayment timeline, step by step

Days 1 to 5: the five-day notice

Once rent is late under the lease, the landlord can deliver a written notice of nonpayment and intent to terminate. A.R.S. 33-1368(B) gives the tenant five days after receiving the notice to pay. Check your lease for any grace period before late fees apply. Before the case is filed, the tenant can reinstate the lease by paying all past-due rent plus a reasonable late fee stated in the written lease. A landlord doesn’t have to accept a partial payment. If you do accept one, A.R.S. 33-1371 requires a written agreement at the time of payment stating when the balance is due, to keep your right to proceed.

Day 6 or 7: filing the complaint

If the tenant hasn’t paid in full, the landlord, usually through an attorney, files a special detainer complaint in justice court. Under A.R.S. 33-1377, the court issues the summons the same day.

About days 9 to 13: the trial

The summons sets a trial date three to six days from the date it’s issued, and it must be served at least two days before trial. For good cause, a justice court can postpone the trial up to three days. Until judgment, the tenant can still reinstate by paying past-due rent, late fees, attorney fees and court costs. After judgment, reinstatement is the landlord’s choice.

Five or more days after judgment: the writ

A.R.S. 12-1178 says a writ of restitution can’t issue until five calendar days after judgment. The landlord then requests the writ, and a constable schedules the lockout. Constable workloads vary, so the actual move-out date can fall several days later.

Putting it together

• Notice period: 5 days
• Filing to trial: 3 to 6 days, plus up to 3 more if postponed
• Judgment to writ: at least 5 calendar days
• Writ to lockout: depends on the constable’s schedule

In the smoothest case, that’s roughly two and a half weeks. Many cases take longer.

Other types of evictions

Lease violations: 10 days

For a material lease violation other than nonpayment, the notice gives the tenant ten days to fix it (A.R.S. 33-1368(A)). For violations that materially affect health and safety, the period is five days. A repeat violation of the same kind can allow a faster case.

Material and irreparable breaches: days, not weeks

For serious conduct listed in A.R.S. 33-1368(A), such as discharging a weapon, drug sales or assault, the landlord can give notice of immediate termination. The trial must be set no later than the third day after filing. If the court finds the breach occurred, it orders restitution 12 to 24 hours later (A.R.S. 33-1377).

Ending a month-to-month tenancy

Either side can end a month-to-month tenancy with 30 days’ written notice before the periodic rental date (A.R.S. 33-1375). If the tenant stays willfully and not in good faith, the landlord may seek up to two months’ rent or twice the actual damages, whichever is greater.

What an eviction costs

Court fees in Maricopa County

The Maricopa County Justice Courts fee schedule lists:

• Eviction complaint: $69
• Answer to an eviction complaint: no charge
• Writ of restitution: $125, which includes up to six miles of constable service, plus $2.40 per mile beyond that

Pinal County justice courts set their own fees, so check the court where the home is located.

Other costs to plan for

• Service of the summons by a constable or private process server.
• Attorney fees. They vary by attorney and by whether the case is contested.
• Lost rent from the first missed payment until the home is re-rented, often the largest cost.
• Turnover costs, such as rekeying, cleaning, repairs and marketing.

A judgment can include unpaid rent, charges listed in the lease, damages, attorney fees and court costs (A.R.S. 12-1178 and 33-1368(C)). Collecting it is a separate matter, and some judgments are never paid in full.

After the case: judgments and sealing

Two rules affect what happens to the record:

• Under A.R.S. 33-1379, the court must seal the eviction file if the case is dismissed before judgment or the tenant wins, or if both sides stipulate to set aside the judgment and seal the file.
• HB 2244 (Laws 2026, Chapter 194), in effect since September 2026, gives a landlord 15 days to respond when a former tenant who has paid an eviction judgment files a motion to compel satisfaction. If the landlord doesn’t respond, the judgment is treated as satisfied once the tenant shows proof of payment, and the court may seal the eviction. Landlords should file a satisfaction of judgment within 40 days after being paid in full.

Shortening the timeline

• Serve the five-day notice promptly once rent is late, and use the lease’s late-fee terms consistently.
• Keep clean records of the ledger, notices, payments and communications.
• Decide on partial payments in advance, and use a written agreement if you accept one.
• Use counsel familiar with your justice court’s calendar.
• Screen carefully up front. Fewer evictions start with better placements.

How we handle evictions

Property Plus USA handles evictions through counsel on the homes we manage. On the Property Plus plan, when we place the tenant, landlord protection covers lost rent during an eviction for up to 2.5 months, plus wrongful-eviction lawsuit defense, within the plan’s limits. We manage homes across the Valley, including Glendale. Compare our management plans or call 480-586-3700.

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