Source: http://mohavecourts.az.gov/Justice/JCSS_Evictions.html
Timestamp: 2018-11-18 06:08:03
Document Index: 356268548

Matched Legal Cases: ['§ 33', '§ 33', '§ 33', '§ 33', '§ 33', '§ 33', '§ 33', '§ 535', '§ 535', '§ 535', '§ 535', '§ 33', '§ 12', '§ 33', '§ 33', '§ 33', '§ 33', '§ 33', '§ 33', '§ 33', '§ 33', '§ 33']

The Arizona Residential Landlord and Tenant Act applies to the lease for an apartment, a house or a mobile home. Arizona Revised Statutes § 33-1301 - 33-1377. If the lease is for a space in a mobile home park, then a different set of laws apply. Arizona Revised Statutes § 33-1401 - 33-1501 and Arizona Revised Statutes § 33-1341 & 33-1344. Under Arizona law, some things are illegal to put into a lease. For example, a landlord cannot let someone live somewhere rent free in return for not maintaining the property. Arizona Revised Statutes § 33-1316. A landlord also cannot refuse to rent a place to someone because they have children. Arizona Revised Statutes § 33-1317. A landlord is also required to register the property with the county assessor and list the property owner's name, address and telephone number. Arizona Revised Statutes § 33-1902. A tenant must pay the rent and must pay that rent on time. If a tenant does not pay the rent, the landlord will likely start an eviction action. There is no provision in Arizona law that allows a tenant to withhold rent because the landlord is being disagreeable or because a landlord broke oral promises to a tenant. Except as is explained below, a tenant may not withhold rent.
A tenant cannot unreasonably keep the landlord from going into the residence to inspect it or to make repairs. However, unless there is an emergency or unless it is impractical to do so, the landlord must give the tenant at least two days notice that he is going to enter the residence. The landlord can also only enter at reasonable times.
If a landlord fails to provide running water, gas and/or electrical service, or fails to provide reasonable amounts of hot water, heat and/or cooling, then the tenant may give notice to the landlord that he is in breach of the lease. (Click here for a sample notice.) At that point, the tenant has one of the following options. Option One: The tenant can arrange for utilities on his own and deduct the cost from the rent. With the utility company's approval, a tenant group or group of tenants can pay a landlord's delinquent utility bill and deduct that amount from their rent. Option Two: The tenant can file suit and recover damages based on the decreased fair rental value of the residence. Option Three: The tenant can find suitable housing (e.g. a motel) during the period of the landlord's noncompliance. If this occurs, the tenant is excused from paying rent for as long as the landlord does not provide the essential service. Other Noncompliance by the Landlord Arizona Revised Statutes § 33-1361 If the landlord fails to comply with the lease in a material way, the tenant can deliver a written notice to the landlord explaining the failure and stating that the lease will terminate in 10 days. If the landlord's noncompliance is materially affecting the tenant's health and safety, then the same notice can state that the lease will end in 5 days. There are two exceptions. First, if the problem can be fixed before the date specified on the notice, then the lease will continue. Second, the problem cannot have been caused by the tenant or his guest.
Under the Service Members' Civil Relief Act, a military member can break his or her lease for any of the following four reasons: (1) the lease was signed before starting active duty, (2) the lease was signed by a reserve or guard member being recalled to active duty for at least 180 days, (3) upon receipt of Permanent Change of Station orders or (4) upon receipt of deployment orders where the deployment period is at least 90 days. 50 U.S.C. App. § 535(a). If one of those events occurs, then the landlord cannot refuse to allow the military tenant to leave. This provision of federal law also applies to any of the military member's family members who may have responsibility under the lease. 50 U.S.C. § 535(a) A military tenant who is either moving or being deployed is still responsible for any reasonable repair costs to the residence beyond normal wear and tear. To terminate a lease under this law, the military member must provide the landlord with written notice and a copy of the orders. 50 U.S.C. § 535(c)(1)(A). The military member can either deliver this notice in person or mail it certified mail, return receipt requested, to his landlord. 50 U.S.C. App. § 535(c)(2). Click here for a sample notice. Leases that end under this law end on the last day of the month following the month where proper notice was given. For example, if the lease is for one year and the notice of termination was given on July 20, the effective date of termination would be August 31.
If a tenant is a victim of domestic violence, he/she can break his/her lease if he/she provides written notice to his/her landlord. As proof, the tenant should provide either a copy of the Order of Protection or the police report. If the landlord requests, the tenant must provide documentation showing the Order of Protection has been submitted to be served. If the tenant falsely claims to be a victim of domestic violence in order to end his/her lease early, he/she may be charged with a criminal offense and may have to pay his/her landlord treble damages.
If the tenant is not following the requirements of the lease, the landlord can begin the process to start an eviction action. Eviction actions require notice and the type of notice and the time the tenant has to fix the problem depends on the nature of the allegation. (These time standards are different for tenants renting a space in a mobile home park). Non-Payment of Rent Before a lawsuit requesting that the tenant be evicted for non-payment of rent can be filed, the tenant must be given a 5 day notice and an opportunity to pay the amount due in full. The eviction lawsuit can be filed on or after the 6th calendar day. Click here for a sample 5 day notice.
Material Non-Compliance If the landlord alleges a material noncompliance with the lease, (e.g. violating the rules of the apartment complex, unauthorized pets) then the landlord must give the tenant a 10 day notice and an opportunity to come into compliance with the terms of the lease. The eviction lawsuit can be filed on or after the 11th day. Click here for a sample notice.
Material Non-Compliance Affecting Health and Safety If the landlord alleges a material noncompliance with the lease that affects health and safety, then the landlord must give the tenant a five-day notice and an opportunity to come into compliance with the terms of the lease. The eviction lawsuit can be filed on or after the 6th day. Click here for a sample notice. Material and Irreparable Breach If the landlord alleges that the tenant has committed a material and irreparable breach, then the landlord can deliver a notice of immediate termination of the rental agreement. The lawsuit requesting an eviction can be filed on the same day. Examples of a material and irreparable breach include but are not limited to gang activity, the discharge of a weapon on the premises or inflicting serious bodily harm on another. Click here for a sample notice.
Week to Week Tenancy The landlord or the tenant may terminate a week-to-week tenancy by a written notice given to the other at least ten days prior to the termination date specified in the notice.
There are two types of eviction actions. Under the rules that govern eviction actions, an eviction is a type of lawsuit called a forcible or special detainer. A special detainer means that the tenant has remained in or on the property after the landlord has given written notice that the rental agreement has been terminated and that the tenant must leave the property. A landlord can file an eviction action against a tenant for nonpayment of rent, if the tenant has breached the lease, or if the tenant has committed a crime. Eviction actions seek the eviction of the tenant and the repossession of the rental property. They may also be filed if the tenant misrepresented information to the landlord or has unauthorized occupants in the residence. Most eviction actions involve an allegation that the tenant has not paid rent on time. If a tenant fails to pay rent, the landlord can give notice that he will terminate the lease if the rent is not paid within5 days. After the 5 day notice, the landlord will most likely not be willing to accept partial payment because he will not be able to proceed with the case unless the tenant agrees in writing that the landlord can do so. Arizona Revised Statutes § 33-1371. On day six, the landlord can file suit. The tenant's inability to pay the rent is not a legal defense to the lawsuit. However, the tenant does have some options. The tenant can pay all of the rent and any late fees any time before the lawsuit is filed and avoid eviction. If the eviction action has been filed, then the tenant must pay all past due rent, late fees, attorney's fees and court costs. If the tenant does so before a judgment is entered, he can avoid eviction. After a judgment has been entered, reinstatement of the lease is solely in the landlord's discretion. As a general rule, the only defense to an allegation of nonpayment of rent is that the rent was actually paid, in the manner and in the amount provided in the lease. What Must Be In The Lawsuit and Other Court Documents Eviction cases are governed by the Arizona Rules of Procedure for Eviction Actions. The lawsuit consists of two main documents. The summons tells the tenant when and where to appear. The complaint tells the tenant what the landlord is requesting. The rules require that a total of four documents be served on the tenant: (1) The Summons; (2) Residential Eviction Information Sheet; (3) The Complaint and (4) A copy of any notice must be attached to the complaint. The landlord must pay the filing fee.
Eviction cases are similar to other kinds of lawsuits; however, they move through the court system very quickly. A trial will occur on the date listed on the summons. However, if the tenant fails to appear, and the landlord or his attorney is present, then a judgment will most likely be entered against the tenant. At the date and time listed on the summons, the justice of the peace will start calling cases. If both parties are there, the judge will ask the tenant whether the complaint is true. If the tenant says that the complaint is untrue, then the tenant will need to briefly tell the judge why. If the reason appears to be a legal defense, then the judge will need to take testimony from both sides and make a decision after a trial. If either side needs a delay, they may ask for it but continuances will be granted for no more than 3 business days. A tenant can avoid the hassle, expense and embarrassment associated with a writ of restitution by turning in the keys to the landlord. Doing so ends the tenant's possession of the residence.
If the tenant wants to stop the execution of the judgment, then he must also file a supersedeas bond. Stop collection: A supersedeas bond to stop collection of the money award of the judgment must be in an amount equal to the judgment and costs. Superior Court Rules of Civil Appellate Procedure 6 (a)(1).If the tenant wants to stop the execution of the judgment, then he must also file a supersedeas bond. Stop the eviction process: A supersedeas bond to stop the eviction or repossession by the landlord must be the pro rated amount of rent from the date of the judgment to the next rent due date, together with costs and attorney's fees, if any. Arizona Revised Statutes § 12-1179(D) and Arizona Rules of Procedure for Eviction Actions Rule 17.b(2). In addition, a tenant must continue to pay rent on time to the court to continue the eviction stay. The court can issue a writ of restitution when rent payments are not timely received. Superior Court Rule of Civil Appellate Procedure 6(a)(5).
There is a separate set of statutes that govern mobile home spaces. It's called the Arizona Mobile Home Parks Residential Landlord and Tenant Act. Arizona Revised Statutes § 33-1401 - 33-1501. Mobile home parks rent lots to tenants who pay monthly rent to their landlords. The dwelling is owned by the tenant, not the landlord. Therefore, the cost of erecting the dwelling is the tenant's not the landlord's. If the tenant moves, he must dispose of the dwelling. He can take it with him or he can sell it to another party. In these cases it is not the landlord who will be choosing who lives on the rental premises, but the former tenant. The landlord can only approve or disapprove the choice.
Arizona Revised Statutes § 33-1452E(3), Special Rules on Leases
The initial tenancy must be in writing. Arizona Revised Statutes § 33-1413A. The tenant, but not the landlord, can demand a four year lease. Arizona Revised Statutes § 33-1413K. A four year lease does not necessarily freeze rent but it will allow the tenant to know how much rent will be due over the next four years. Rent increases are highly regulated by statute. When a lease expires, the landlord can unilaterally increase rent by giving the tenant a 90 day notice of the new amount. Arizona Revised Statutes § 33-1413G; Arizona Revised Statutes § 33-1432F. If the new rent exceeds 10% of the Consumer Price Index, then the tenant becomes eligible for relocation assistance from the State Mobile Home Relocation Fund. Arizona Revised Statutes § 33-1476.04. Late charges of 5 dollars per day are allowed if rent is not paid by the seventh of the month. Arizona Revised Statutes § 33-1414C. Consequently, if rent is paid by the 6th, there is no late charge; after that, the fee is 5 dollars per day retroactive to the rental due date.
Arizona Revised Statutes § 33-1414A(4). Termination Notices
Evictions Quick Links
Main Evictions Page
How to Fill Out Eviction Forms