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Arizona 5-Day Notice to Pay Rent or Quit: A Landlord Guide for Nonpayment (Including Section 8 Rentals)
Rent collection problems are stressful in any rental—especially when you’re trying to keep your operations professional, your documentation clean, and your next steps legally correct. In Arizona, landlords commonly use a 5-day notice to pay rent or quit as the first formal step when rent (or the tenant’s portion of rent) hasn’t been paid on time.
If you rent to voucher households through section 8, this process has an extra layer: the tenant typically owes only their portion, while the Housing Authority pays the assistance portion separately. That makes it even more important to notice the right amount, use the right wording, and keep records that show exactly what the tenant owes (and what they do not owe).
This article explains what the Arizona 5-day notice is, when to use it, how to complete it accurately, and how to avoid the mistakes that cause delays or weaken your case if you have to go to court later. (This is general information, not legal advice—Arizona landlord-tenant rules and court procedures can change, and local practices can vary. When in doubt, consult a qualified Arizona landlord-tenant attorney.)
What is an Arizona 5-day notice to pay rent or quit?
A 5-day notice to pay rent or quit is a written notice that tells the tenant:
- The amount of rent currently owed,
- How to pay it (and where),
- The deadline to pay within the required notice period, and
- That the rental agreement may be terminated if the tenant does not pay within the notice period.
Think of it as a “formal last chance” notice. It is not the eviction itself—it’s the documented step that typically comes before filing an eviction action.
How it differs from other notices
Landlords sometimes confuse notices. In general terms:
- Nonpayment notice: used when rent isn’t paid.
- Cure-or-quit notice for other lease violations: used for problems like unauthorized occupants, improper use, etc.
- Immediate/short-notice situations: used for serious issues, which often have different requirements.
Using the wrong notice type can set you back weeks, so match the notice to the issue: nonpayment = nonpayment notice.
When you should use a 5-day notice (and when you shouldn’t)
You should consider using a 5-day notice when:
- Rent is past due under your lease terms, and
- You want to create a clear paper trail showing the tenant received a final opportunity to pay.
You should not use a nonpayment notice when:
- The tenant is current on rent but you have another lease violation (use the correct notice for that violation).
- You’re trying to address repairs, inspections, or housekeeping issues (different process).
- You’re dealing with the Housing Authority’s portion of rent (that’s not the tenant’s debt—handle that directly with the program administrator).
Special considerations for Section 8 rentals in Arizona
If your tenant receives voucher assistance, the most common “nonpayment” scenario is one of these:
- Tenant portion is unpaid (tenant is responsible but hasn’t paid).
- Assistance portion is delayed or adjusted (a Housing Authority timing/processing issue).
- Tenant portion changed after a recertification, and the tenant didn’t keep up.
The big rule: notice the tenant only for what the tenant owes
In a voucher tenancy, your ledger should clearly separate:
- Tenant portion (tenant obligation), and
- Assistance payment (Housing Authority obligation)
Your notice amount should typically reflect only the tenant’s unpaid portion (plus any lease-permitted charges that are legally and contractually collectible from the tenant). If you notice the wrong amount—like the full contract rent when the tenant owes only a portion—you risk disputes, delays, and credibility problems.
Keep the Housing Authority in the loop (when appropriate)
Many landlords choose to notify the program contact when a tenant falls behind, especially if the tenant’s income may have changed. This isn’t about “pressure”—it’s about ensuring the Housing Authority has accurate information and can address program compliance issues where relevant.
What your Arizona 5-day notice should include (to be clear and enforceable)
A strong notice is short, specific, and error-free. Most notices include:
- Tenant name(s) exactly as on the lease
- Property address (and unit number if applicable)
- The amount owed (rent owed—not “estimated,” not rounded)
- The rental period covered (e.g., “rent for March 2026”)
- Where/how to pay (payment address, online portal, delivery instructions)
- Acceptable payment methods (money order, cashier’s check, etc.)
- Deadline (within the required notice period)
- Statement of consequence (that the tenant must pay within the notice period or the rental agreement may be terminated and an eviction may be filed)
- Landlord/agent signature and date
If you want a clean, fillable document you can sign and save, use the Arizona 5-day notice to pay rent or quit (nonpayment) form.
How to calculate the “amount due” accurately (and avoid the #1 landlord mistake)
The #1 mistake landlords make on nonpayment notices is listing the wrong amount. That’s especially common when:
- The tenant made a partial payment,
- There were credits or prorations,
- The tenant’s voucher portion changed,
- Late fees are misapplied, or
- Utilities/other charges are mixed into “rent” incorrectly.
A practical calculation checklist
Before you fill out the notice, confirm:
- Lease rent due date and amount
- What has been paid (and the date received)
- Any credits (overpayment from prior month, repair credit, etc.)
- Tenant portion vs. assistance portion (voucher households)
- Late fee policy (only if your lease allows it and it’s permitted/appropriate)
- Returned payment fees (only if your lease allows it)
Best practice: Attach (or keep in your file) a ledger printout that matches the notice amount exactly. If the tenant disputes the number later, your ledger becomes your anchor.
Delivery and documentation: treat service like it matters (because it does)
Even a perfectly written notice can fail if you can't prove it was delivered correctly. Every landlord should have a “proof of service” habit.
What good documentation looks like
- A copy of the signed notice saved as a PDF
- The date and method of delivery written down immediately
- Photos if you post a notice (if that's part of your delivery method)
- A witness statement or service log if someone else delivered it
- Any follow-up communication logged (texts/emails—kept professional)
Because delivery methods and timing rules can be technical, follow your lease requirements and Arizona legal requirements for notice delivery, and consider professional service when stakes are high.
What happens if the tenant pays within the notice period?
If the tenant pays the full amount demanded within the notice period (in an acceptable form), the typical outcome is:
- You provide a receipt,
- Your ledger is updated,
- The tenancy continues under the existing lease terms.
What about partial payments?
Partial payments can get tricky. Depending on how you accept partial payments and how you document them, you may affect your ability to move forward. If you’re considering accepting partial payment after a notice has been served, it’s smart to get legal guidance and use clear written communication about what the payment does (and does not) resolve.
What if the tenant does not pay?
If the tenant does not pay by the deadline stated in the notice, landlords typically have two choices:
- Work out a written payment agreement (if you choose to do that and it’s consistent with your policies), or
- Proceed to the next legal step (often filing an eviction action in the appropriate court).
If you reach the point of filing, your documentation matters more than your frustration. Courts generally want to see a clean timeline:
- Lease + tenant names
- Ledger showing nonpayment
- Copy of the notice
- Proof of delivery/service
- Any relevant communications
For voucher tenancies, keep your Housing Authority documents and payment history organized too—especially if the tenant argues confusion about what they owed.
Best practices to reduce nonpayment (and reduce how often you need notices)
Notices are a tool, but prevention saves time and protects tenant relationships.
Simple systems that reduce delinquency
- Written rent reminders on the 1st (or lease due date)
- Clear payment methods (one “primary” method is ideal)
- Consistent late policy enforcement (no random exceptions)
- Early outreach when rent is late (before it becomes chronic)
- Separate ledger lines for voucher HAP and tenant portion (avoids confusion)
For Section 8 rentals specifically
- Reconfirm tenant portion after annual recertifications
- Encourage tenants to report income changes promptly
- Keep inspection/access communication professional and documented (so nonpayment issues don’t become “everything issues”)
Make paperwork easier and keep your files court-ready
When you’re dealing with nonpayment, speed and accuracy matter. A typed, signed, properly saved notice looks more professional, reduces misunderstandings, and is easier to store in your unit file.
For more landlord forms and a smoother document workflow, you can use PDFmigo as a central hub for filling, signing, and downloading rental documents.
Final reminder
An Arizona 5-day notice is a powerful tool—but only when it's accurate, properly delivered, and matched to the real amount owned (especially for voucher tenancies). Keep your ledger clean, keep your tone professional, and treat every notice like it might be reviewed later. That approach protects your time, your cash flow, and your ability to enforce your lease fairly.