Got a 10-Day Notice?

Here’s what AZ Renters Need to Do ASAP!

Opening your door or checking your mailbox to find a formal notice from your landlord can cause instant panic. But if you’re one of the many AZ tenants who just received a 10-day notice, take a deep breath. Under AZ landlord-tenant law, this document isn’t an immediate court order to pack your bags—it’s a formal warning and your legal window to protect your home.

Here is what every Arizona renter needs to know about handling a 10-day notice, citing relevant state laws and offering clear steps to stop an eviction before it starts.

What Does Arizona Law Say About a 10-Day Notice?

In Arizona, landlord-tenant relationships are governed by the Arizona Residential Landlord and Tenant Act. Under A.R.S. § 33-1368(A), a landlord can issue a 10-day notice when there is a material noncompliance with your lease agreement (other than nonpayment of rent, which requires a 5-day notice).

Common reasons landlords issue a 10-day notice include:

• Having an unauthorized pet or unapproved long-term guest.

• Failing to properly maintain the rental unit or dispose of trash.

• Excessive noise or disturbing peace among neighbors.

• Falsifying material information on your rental application.

The Golden Rule: Under A.R.S. § 33-1368, if the lease violation can be remedied (fixed), you have 10 calendar days from the date you receive the notice to cure the problem. If you fix it within 10 days, your landlord cannot legally terminate your lease or file an eviction lawsuit for that issue.

(Note: If you receive a second notice for the exact same violation within 13 months, the landlord can terminate the lease with 10 days' notice without offering an opportunity to fix it).

5 Actionable Steps to Take Right Away

1. Check the Date and Delivery Method

Your 10-day clock starts on the date you officially receive the notice. Make a note of how it was delivered (hand-delivered or mailed). Under A.R.S. § 33-1313, if your landlord sent the notice by certified or registered mail, Arizona law adds 5 extra days for delivery, giving you a total of 15 days from the postmark date.

2. Carefully Read the Notice Against Your Lease Agreement

Compare the claim on the notice with your written lease agreement. The notice must state the specific reason for the noncompliance. Ask yourself: Is the claim accurate? Is it something explicitly prohibited in your lease?

3. Remedy (Cure) the Violation Immediately

If the issue is fixable—such as rehoming an unapproved pet, cleaning up a patio, or fixing minor damages—do it right away. Curing the breach within the 10-day window legally prevents your landlord from filing an eviction action against you.

4. Document Everything in Writing

Never rely on verbal agreements with your landlord or property manager.

• Take time-stamped photos or videos showing that the issue has been resolved.

• Send a written notice (via email or certified letter) informing your landlord that the violation has been cured.

• Request a written confirmation from your landlord stating that the issue is resolved and the notice is withdrawn.

5. Seek Local AZ Eviction Help & Legal Advice

If you dispute the violation or if your landlord refuses to acknowledge your cure, don't wait for a court summons. Call us today to schedule your consultation!

Do you live in the City of Phoenix? You may be eligible for free eviction legal services! Visit Eviction Help to see if you qualify.