How to Get Rid of Bad Tenants in Arizona

How to Handle Problem Tenants in Arizona

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Dealing with bad tenants in your rental property can feel overwhelming. From unpaid rent to property damage, the stress can pile up quickly. If you’re feeling stuck because the laws have been put in place to protect tenants, know there are actions you can take today. Bad tenants can make your income producing asset into a liability, and that’s not good for anyone’s rental portfolio.

Following the proper procedures will ensure a smooth eviction, while keeping you legally safe, and getting your property back. This guide will walk you through effective ways to address the issue and explain how to sell your house fast in Arizona… even with bad tenants.

What is a Problem Tenant?
Steps to Remove Tenants from Your Arizona Rental property: Eviction Process
Alternatives to Eviction for Removing Problem Tenants
Landlord Specific Considerations when Dealing with Bad Tenants
Important Notes
Selling a Rental Property with Tenants in Arizona
Final Thoughts: How to Get Rid of Bad Tenants in Arizona

What is a Problem Tenant?

A problem tenant is someone living in your rental property who creates continuous issues. These can include:

Communication issues, arguing, yelling and difficult to speak with.
Consistently failing to pay rent.
Causing significant damage to the property.
Violating lease agreements or engaging in illegal activities.
Unlawful behavior and being a neighborhood nuisance.
Refusing to communicate or vacate when the lease ends.
Tenant manipulation. Tenants filing cases or threatening to sue over menial complaints.

Arizona landlords should familiarize themselves with the Arizona Residential Landlord and Tenant Act, which outlines tenant and landlord rights and obligations. Upon interviewing new renters, this should be apart of the documents to be reviewed. Handling such tenants can be tricky, but thorough screening during the application process and maintaining open communication can help prevent these situations. If you’re already dealing with a problematic tenant, read on for solutions.

Steps to Remove Tenants from Your Arizona Rental Property: The Eviction Process

Eviction is a legal method to remove tenants causing trouble. It’s the best solution for protecting you legally. Landlords may feel that they have every right to enter their property and physically remove the tenant—DO NOT DO THIS! Reframe from illegal or sneaky behavior for a smoother eviction process. Here’s what the process entails:

Serve an Eviction Notice

Before initiating legal action, issue a written eviction notice to terminate the lease agreement. According to A.R.S. §33-1368, this notice should:

Clearly outline the issues (e.g., non-payment, property damage).
Specify what actions are needed to resolve the problem.
Set a deadline for compliance.

File an Eviction Case in Court

If the tenant does not comply by the deadline, you can file a case with the court. Be sure to:

Gather evidence such as the lease agreement, payment history, and photos of damages.
Complete all necessary court forms accurately.

Request a Trial Date

If the tenant contests the eviction, you’ll need to schedule a court hearing. Prepare to:

Present your evidence clearly.
Explain the tenant’s violations in detail.

It’s important to consult with a local attorney who can best advise you.

Attend the Hearing

During the trial, both sides will present their arguments. The judge will review all evidence before making a decision.

If the tenant decides to leave the property voluntarily before the trial, then the case will be dismissed. If the tenant fails to submit a response, you can ask the court for a default and evict the bad tenants.

Await the Judge’s Decision

If the court rules in your favor, the tenant will be ordered to vacate. You may also be awarded damages for unpaid rent or repairs. If the tenant wins, they can stay until the lease ends.

Learn more about Arizona Tenants’ Rights and Responsibilities Handbook.

Alternatives to Eviction for Removing Problem Tenants

Evictions can be time-consuming and expensive. On average, it takes between 9-41 days for a complete eviction process in Arizona, according to DoorLoop. Many landlords prefer alternative methods to resolve tenant issues. Here are some options: Here are some options:

Ask the Tenant Nicely to Leave the Property

Sometimes a respectful conversation can lead to a mutual agreement. Discuss your concerns and offer flexibility with their move-out timeline.

Offer a Financial Incentive

“Cash for keys” involves offering the tenant money to leave the property. It’s often cheaper and faster than going through a legal eviction.

Choose Not to Renew the Lease

If the tenant’s lease is nearing its end, provide a non-renewal notice within the required timeframe (typically 30 to 90 days in Arizona).

Increase the Rent

If allowed by your lease terms and local laws, raising the rent can encourage tenants to move. Ensure compliance with A.R.S. §33-1375 regarding rent adjustments.

Assist in Finding a New Rental

Sometimes tenants resist moving because they don’t know where to go. Helping them find a new rental can ease the transition and motivate them to leave.

Document Violations or Illegal Activities

If tenants are engaging in illegal actions, gather evidence and report them to authorities. This can expedite the process of removing them from your property.

Delay Non-Essential Repairs

If tenants refuse to pay rent or cause excessive damage, you may choose to postpone improvements. This strategy can discourage them from staying long-term.

Landlord Specific Considerations when Dealing with Bad Tenants

As difficult as it may be to deal with problem tenants, you still must follow the laws that protect your tenants rights. It’s frustrating to be taken advantage of, and still hold your composure, yet it can make all the difference in getting your property back, and evicting the bad tenant. Here’s some landlord specific considerations:

Don’t touch or remove a problem tenants belongings from the property.
Do Not Turn off the Utilities (Power, Garbage, Electricity, etc.).
Changing the locks and not telling the bad tenant about it.
Landlord must provide at least two days’ notice before entering the rental property, unless it’s an emergency.
Pest Control and Pool Safety. Ensure that you follow all local laws for pool barriers and regarding pests.

It’s best to follow the book to the best of your ability when taking on the role of a landlord. As a landlord you don’t want to give the bad tenant any legal ground to stand on. Let the etenant deal with the bad side of the law, while you can get back to renting out your property to a paying tenant.

Important Notes

Tenants should never withhold rent as a form of protest. Rent strikes are illegal in Arizona. Instead, they can use remedies outlined on the county’s Obligations and Remedies page.
Landlords must provide proper notice periods before filing a case. Non-compliance with these rules can result in case dismissal.
The eviction process moves quickly once filed, with hearings scheduled 3-6 days after filing.
Eviction judgments can impact a tenant’s credit and rental history.

Selling a Rental Property with Tenants in Arizona

If dealing with tenants has become too stressful, consider selling your rental property to an Arizona cash house buyer. Cash buyers, like us, specialize in purchasing rental properties with tenants still in place. Here’s how the process works:

Contact a Cash Buyer: Reach out to a trusted cash buyer in Arizona.
Property Evaluation: Allow the buyer to assess your property and its condition.
Receive a Cash Offer: Get a no-obligation offer that accounts for tenant-related challenges.
Close Quickly: Cash sales typically close in just a few days, offering a fast resolution to problem tenants in Arizona.

Selling to a cash buyer lets you avoid eviction proceedings and move forward without further stress.

Final Thoughts: How to Get Rid of Bad Tenants in Arizona

When we purchased our rental property, we bought it with the expectation of earning extra money. We didn’t buy it to deal with bad tenants. Managing difficult tenants can be overwhelming, but you have options. Whether you pursue eviction, try alternative solutions, or sell your property to a local cash buyer in Arizona, the key is understanding your rights and responsibilities as a landlord.

If you’re ready to sell your property and eliminate the hassle, we buy houses in Arizona—even those with bad tenants. Contact us today for a FREE CASH OFFER and reclaim your peace of mind.

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Patriot Flip is an Arizona Cash Home Buyer, helping homeowners Sell Houses Fast for Cash. Click on your City or one nearest to you to request a Cash Offer today.

Author: Mark St. Peter

Mark St. Peter is a real estate professional with extensive experience in real estate investing, real estate sales and building businesses. He’s covered real estate across northern California, as well as Arizona.

Mark founded Patriot Flip to assist homeowners looking for alternative solutions for selling a property, rather than going the traditional route of paying commission, hidden fees and long waiting times.