1. Notice Type and Statutory Basis
This notice is given pursuant to the Arizona Residential Landlord and Tenant Act, A.R.S. § 33-1301 et seq. (the "Act"). Landlord selects the following notice type (check one):
A. 5-Day Pay-or-Quit Notice - Nonpayment of Rent (A.R.S. § 33-1368(B))
You are in default under the Lease for failure to pay rent when due. The total amount of rent past due as of the date of this notice is $[[Exact Amount of Rent Owed]], for the rental period(s) ending [[specify date(s) or period]].
You have five (5) business days (excluding the day of service and excluding weekends and judicial holidays as applicable under court rules) after service of this notice to pay the full amount demanded or to vacate and surrender the Premises.
Payment must be made in the form and to the location specified: [[Landlord payment instructions, e.g., by cashier's check, money order, or electronic transfer to [[account or address]] ]]. Personal checks [[are / are not]] accepted for this cure amount.
Late fees, utilities, or other charges are not included in this rent demand for purposes of this 5-day notice unless separately itemized and permitted.
If you fail to pay or vacate within the 5-business-day period, Landlord will file a forcible detainer (eviction) action in the appropriate Justice Court to recover possession of the Premises and any amounts owed, including rent, damages, costs, and attorney fees where permitted.
B. 10-Day Cure-or-Quit Notice - Material Noncompliance (A.R.S. § 33-1368(A))
You have materially breached the Lease by the following conduct or condition (describe with specificity):
[[Specific description of the breach, e.g., "unauthorized pet in violation of Section X", "excessive noise and disturbances after 10pm on [dates]", "failure to maintain the Premises in a clean and sanitary condition creating a health hazard", "assignment or subletting without consent"]].
You have ten (10) days from the date of service of this notice to cure the breach (remedy the violation completely) or to vacate and surrender the Premises.
If the breach is not cured within the 10-day period, the tenancy will terminate at the end of that period and Landlord may immediately file a forcible detainer action.
C. Immediate Termination / Unconditional Quit - Irreparable Breach or Illegal Activity (A.R.S. § 33-1368 and related provisions)
The following serious violation has occurred:
[[Describe the irreparable breach, e.g., "illegal drug activity on the Premises in violation of law and Lease", "physical assault on another resident or Landlord's agent", "deliberate and substantial damage to the Premises creating an immediate health or safety hazard", "threat of immediate harm"]].
Because the breach is of a nature that cannot be cured or creates an immediate and irreparable risk to persons or property, you are hereby notified that the tenancy is terminated effective immediately. You must vacate the Premises within [[specify, e.g., 24 hours or 5 days as applicable under the circumstances and statute]] of service of this notice.
Landlord reserves all rights to pursue damages, injunctive relief, and criminal referral where appropriate.
D. 30-Day No-Fault Termination Notice - Month-to-Month Tenancy (A.R.S. § 33-1375)
The Lease has converted or is a month-to-month tenancy. Landlord elects to terminate the tenancy without cause. This notice is given at least thirty (30) days in advance.
You must vacate and surrender the Premises on or before [[Vacate Date, which is at least 30 days after service]].
If you remain after the termination date, Landlord may file a forcible detainer action without further notice.
2. Amount Owed and Itemization (Non-Payment Cases)
Total Rent Demanded: $[[Amount]]
Itemized Breakdown:
- Rent for [[Month/Period 1]]: $[[Amount]]
- Rent for [[Month/Period 2]]: $[[Amount]]
- [[Other rent periods if applicable]]
Total: $[[Amount]]
Additional amounts claimed (if any and separately recoverable): [[Utilities, late fees only if permitted and not part of the 5-day rent cure amount, other charges - or state "No additional amounts are demanded in this notice for cure purposes."]]
Payment of the rent demanded will not waive Landlord's right to pursue other remedies for prior breaches.
3. Demand and Consequence of Non-Compliance
You are required to either:
- Pay the full amount demanded (if applicable) and/or fully cure the breach described, or
- Vacate and surrender possession of the Premises, returning all keys, access devices, and leaving the Premises in the condition required by the Lease (ordinary wear and tear excepted).
Deadline to comply: [[Insert the statutory deadline calculated from service, e.g., five (5) business days after service for pay-or-quit, ten (10) days for cure-or-quit, or the vacate date for 30-day notice]].
If you fail to comply within the applicable period, Landlord will commence a forcible detainer action in the Maricopa County Justice Court (or the Justice Court for the precinct in which the Premises is located) or other court of competent jurisdiction. In that action, Landlord will seek:
- A judgment for possession of the Premises;
- A writ of restitution directing the constable or sheriff to remove you and your belongings;
- A money judgment for unpaid rent, damages, costs of suit, and reasonable attorney fees where authorized by the Lease or law (A.R.S. § 12-341.01 may apply in some contract actions).
Arizona does not have a statewide rent control or eviction moratorium at this time. Local ordinances, if any, in the city or county of the Premises may impose additional requirements (verify current local rules).
4. Service of Notice
This notice is being served by one or more of the following methods authorized under the Act and Arizona Rules of Procedure for Eviction Actions:
[ ] Personal delivery to Tenant or a person of suitable age and discretion at the Premises.
[ ] Certified mail, return receipt requested, addressed to Tenant at the Premises or last known address.
[ ] Conspicuous posting on the front door or other main entrance of the Premises combined with mailing a copy by first-class or certified mail to the Tenant at the Premises (posting + mail method permitted for certain notices).
[ ] Other method authorized by court rule or written agreement: [[describe]].
Service is deemed complete on the date of personal delivery, or on the date of posting (if combined with mailing), or upon actual receipt if by mail. Landlord will retain proof of service (affidavit of service, certified mail receipt, or photograph of posting).
Date and time of service (to be completed by server): [[Date]] at approximately [[time]].
5. Tenant's Rights and Court Process
You have the right to appear in court and contest the allegations in this notice. Do not ignore this notice. If a complaint is filed, you will be served with court papers and given an opportunity to file an answer and request a hearing.
Relevant Court: [[e.g., Maricopa County Justice Court, [[Precinct Name]] Precinct, located at [[address]]]]. Filing fees and forms are available on the Arizona Judicial Branch website or at the court.
Arizona law prohibits self-help evictions. Landlord may not change locks, shut off utilities, remove your property, or use force to regain possession without a court order.
If you are a victim of domestic violence, you may have additional rights to early termination or relocation under A.R.S. § 33-1318 or related provisions. Contact legal aid or the court for information.
6. Landlord Contact for Payment or Cure
To cure or discuss this notice, contact:
Name: [[Landlord or Property Manager Name]]
Phone: [[Phone]]
Email / Portal: [[Email or online portal]]
Payment address or instructions: [[Full details]]
7. Signature Block
I declare under penalty of perjury under the laws of the State of Arizona that the foregoing is true and correct to the best of my knowledge and that I am authorized to serve and sign this notice on behalf of the Landlord.
Landlord / Authorized Representative
Signature: _______________________________ Date: [[Date of Notice]]
Printed Name: [[Landlord or Agent Full Name]]
Title / Capacity: [[Owner / Property Manager / Attorney-in-Fact]]
8. Proof of Service (to be completed upon service)
I, [[Server Name]], served the above notice on [[Tenant Name(s)]] on [[Date]] at [[Time]] by the method(s) checked in Section 4.
Signature of Server: _______________________________
9. Arizona Residential Landlord and Tenant Act Citation and Disclaimer
This notice is issued in accordance with A.R.S. §§ 33-1368 (termination for breach; pay-or-quit and cure-or-quit periods), 33-1375 (termination of periodic tenancy), 33-1313 (notices), and related provisions of the Arizona Residential Landlord and Tenant Act.
Use of court-approved forms is strongly recommended when filing the forcible detainer complaint. Local justice court rules and forms may impose additional requirements for the complaint, summons, and proof of service.
> Template - not professional advice. Verify all figures, clauses, and required disclosures against current law for the applicable jurisdiction. Invented inputs are tagged as [[merge fields]]. This document supports preparation of notices but is not a substitute for proper legal process or court filing. Always confirm the most current version of the Act and local court procedures before use.
Primary Sources (as of June 2026):
- Arizona Revised Statutes Title 33, Chapter 10 (Arizona Residential Landlord and Tenant Act), specifically §§ 33-1301 et seq., 33-1321 (deposits), 33-1368 (termination and notice periods), 33-1375 (periodic tenancy termination), 33-1313 (service of notices).
- Arizona Rules of Procedure for Eviction Actions (Justice Court).
- Maricopa County Justice Court and other county justice court resources and forms.
Landlord should consult an Arizona-licensed attorney or use current court forms. Notices must be factually accurate and properly served; improper notice can delay or defeat an eviction action. Tenant may have defenses including retaliation, breach by landlord, or procedural defects.
Appendix - Quick Reference Table of Arizona Notice Periods
| Grounds | Notice Type | Cure / Pay Period | Statute |
|---------|-------------|-------------------|---------|
| Non-payment of rent | 5-Day Pay-or-Quit | 5 business days to pay or vacate | A.R.S. § 33-1368(B) |
| Material noncompliance (curable) | 10-Day Cure-or-Quit | 10 days to cure or vacate | A.R.S. § 33-1368(A) |
| Health/safety, illegal activity, irreparable harm | Immediate / 5-Day Unconditional | No cure; vacate promptly | A.R.S. § 33-1368 and related |
| Month-to-month tenancy (no fault) | 30-Day Termination | No cure; vacate by end of notice period | A.R.S. § 33-1375 |
Service options: personal, certified mail, or posting + mail as permitted. Consult current rules for exact counting of business days and filing requirements in the applicable Justice Court.
