A Real Eviction Timeline for Phoenix & Mesa Landlords
If you own rental property in the Phoenix metro area or Mesa, eventually you may run into a tenant who stops paying rent. While Arizona has one of the faster eviction processes in the country, landlords still must follow very specific legal steps.
Missing even one step can delay the eviction process and cost property owners weeks of lost rent.
Below is the actual timeline many Phoenix and Mesa property managers follow when rent is not paid.
Day-by-Day Timeline When Rent Is Not Paid
Day 1 Rent Is Due
In most Arizona leases, rent is due on the first day of the month. Some landlords offer a grace period, but many professional property managers do not.
If rent is not received on the first, the next step is sending the required legal notice.
Day 1 The 5-Day Notice Is Sent
When rent is not paid, the tenant receives a 5-Day Notice to Pay Rent or Quit.
This notice informs the tenant:
Rent has not been paid
The total amount owed
They have five days to pay the full balance or vacate the property
Arizona law requires landlords to issue this notice before filing an eviction case.
Educational resource:
Arizona Residential Landlord and Tenant Act
https://www.azleg.gov/ars/33/01368.htm
Many property managers send the notice by certified mail to create legal proof the notice was delivered.
Days 2-4 Notice Is In Transit
Because the notice is sent by certified mail, Arizona law allows time for delivery.
During this time the notice is still in the mail system.
Typical timeline:
Day 2 – Notice in transit
Day 3 – Notice in transit
Day 4 – Notice in transit
Once the notice is considered delivered, the legal five-day countdown begins.
Day 5 The 5-Day Notice Period Begins
Once delivered, the tenant now has five days to pay the rent in full.
During this time property managers typically:
Monitor incoming payments
Contact the tenant
Send reminders to resolve the situation quickly
Day 6 Owners Are Notified
Around the 6th of the month, property managers verify that all tenant payments have cleared the bank.
If rent has still not been paid:
The property owner is notified
The tenant is called and texted
The tenant is asked to immediately bring the rent current
This is usually the tenant’s last opportunity to resolve the issue before legal action begins.
When the Case Moves to Eviction
If the tenant still has not paid rent after the notice period, the case is turned over to an eviction attorney.
To start the eviction filing, the property manager sends several documents.
Documents Required to File an Arizona Eviction
A typical eviction filing requires:
Lease agreement
Tenant ledger showing payment history
Copy of the 5-Day Notice
Proof of certified mail delivery
Signed document confirming the property is not using HUD or housing assistance
Once the attorney has these documents, they can file the eviction with the Justice Court.
Arizona eviction court information:
https://www.azcourts.gov/legalinfohub/Legal-Info-Sheets/Landlord/Tenant-Disputes-amp-Eviction
Court Hearing
Arizona eviction cases move quickly compared to most states.
In many cases:
The attorney appears before a judge within 3 to 5 days
If the landlord wins the case, the judge issues an eviction judgment
If the tenant does not successfully contest the eviction, the next step is obtaining a Writ of Execution.
Writ of Execution (Removal Order)
The Writ of Execution allows law enforcement to remove the tenant from the property.
This document is usually issued 3 to 5 days after the court hearing.
The writ is then delivered to the constable.
Constable Removal
The constable posts a notice informing the tenant they must vacate the property.
Typically, tenants are given 1 to 3 days notice before removal.
In many eviction cases in the Phoenix or Mesa area, the final removal happens around the 24th day of the month.
At the property you will usually see:
The constable
A locksmith
The property manager
They regain possession of the home and change the locks.
What Happens to the Tenant’s Belongings?
Arizona law requires landlords to hold the tenant’s belongings for 14 days after eviction.
Arizona abandoned property law:
https://www.azleg.gov/ars/33/01370.htm
Property managers typically handle this in one of two ways.
Option 1: Store Items at the Property
Items may remain inside the home temporarily. The tenant is charged a daily storage fee to retrieve their belongings.
Option 2: Move Items to a Storage Unit
Some property managers hire a moving company to transport everything to a storage facility.
The storage unit is placed in the tenant’s name.
If the tenant does not pay the storage fees, the storage company may auction the belongings.
Why Many Phoenix and Mesa Landlords Use Property Managers
Evictions involve legal notices, strict timelines, court filings, and coordination with attorneys and constables.
Mistakes in the process can cause delays and additional lost rent.
Professional property managers help landlords by:
Delivering legally compliant notices
Keeping detailed tenant payment records
Communicating with tenants
Working with eviction attorneys
Coordinating court filings
Managing property turnover after eviction
For many landlords in the Phoenix metro area, property management helps protect their investment and avoid costly mistakes.
Final Thoughts for Arizona Landlords
When a tenant stops paying rent in Arizona, the law requires landlords to follow a structured process that begins with a 5-Day Notice to Pay or Quit. That is where property managers help so much and knowing the exact timelines.
If the tenant does not resolve the issue, the case moves through the courts and can ultimately lead to constable removal from the property.
While Arizona’s eviction timeline can move fairly quickly, it still requires proper documentation and legal compliance and we have the team to do that here at Stone Rent.
For landlords in Mesa, Phoenix, and surrounding areas, working with an experienced property manager can help ensure the process is handled correctly and minimize lost rental income. At Stone Rent we want owners to be educated on eviction procedures and know that we are there to support them to ensure compliance and timelines.
