Arizona: Month-to-Month Tenancy Termination Notice Requirements
The short answer
In Arizona, either the landlord or the tenant may end a month-to-month tenancy with at least 30 days' written notice. The clock is the same for both sides. The notice must name a periodic rental date — the day rent comes due — as the termination date, and it must be delivered at least 30 days before that date. Arizona has no statewide 'just cause' law, so a timely no-cause notice needs no reason under state law, though a city may add its own rules.
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This is the general rule in Arizona. Ezel applies current Arizona law to your specific facts and answers with citations to the statutes.
| Governing law | Arizona Residential Landlord and Tenant Act, A.R.S. § 33-1375(B), governs ending a month-to-month tenancy; the parallel week-to-week rule (10 days) is § 33-1375(A). Notice mechanics come from § 33-1313, permitted lease terms from § 33-1314, and unwaivable tenant protections from § 33-1315. Scope here is an ordinary residential month-to-month tenancy ended with no fault; nonpayment and lease-breach terminations run through §§ 33-1368 and follow separate rules |
|---|---|
| Landlord's notice period | At least 30 days. The landlord 'may terminate a month-to-month tenancy by a written notice given to the other at least thirty days prior to the periodic rental date specified in the notice' (§ 33-1375(B)). There is no longer landlord-only clock and no occupancy-length tier — 30 days is the figure regardless of how long the tenant has lived there |
| Tenant's notice period | At least 30 days — identical to the landlord's. Section 33-1375(B) speaks of 'the landlord or the tenant' together, so the clock is symmetric: a tenant ending a month-to-month tenancy gives the same 30 days' written notice the landlord must give |
| When termination takes effect | The termination date must be a 'periodic rental date' — the day the next rent installment comes due — and the notice must be given at least 30 days before it (§ 33-1375(B)). For a typical tenancy with rent due on the first, a notice must reach the other side at least 30 days before a first-of-the-month rental date; a notice given too late for the next such date rolls the termination to the following one. Rent is 'uniformly apportionable from day-to-day' (§ 33-1314(C)), so any partial period is prorated |
| Form and required contents | Written notice, always ('a written notice,' § 33-1375(B)). The statute requires the notice to specify the periodic rental date that is the termination date; beyond writing and that date, it prescribes no particular form or magic language for a no-cause month-to-month termination |
| How notice must be delivered | Notice is 'given' by 'taking steps reasonably calculated to inform the other in ordinary course' (§ 33-1313(B)). A tenant is deemed to receive it when delivered in hand or mailed by registered or certified mail to the tenant's held-out address (or last known residence); a landlord, when delivered in hand or mailed by registered/certified mail to the landlord's place of business or a designated agent. If mailed by registered or certified mail, receipt is 'the date the notice is actually received ... or five days after the date the notice is mailed, whichever occurs first' (§ 33-1313(B)) |
| What the lease can change | The lease may set 'terms and conditions not prohibited by this chapter or any other law' (§ 33-1314(A)), but it cannot make the tenant 'waive or ... forego rights or remedies under this chapter' (§ 33-1315(A)(1)); such a provision is 'unenforceable' (§ 33-1315(B)). So the 30-day statutory notice is a floor the lease cannot cut against the tenant. A deliberately-prohibited clause exposes the landlord to the tenant's actual damages plus up to two months' rent (§ 33-1315(B)) |
| Just-cause limits | Arizona has no statewide just-cause law. Under § 33-1375(B) either party may end a month-to-month tenancy with 30 days' notice for any reason or none; the statute requires no stated cause and no relocation assistance. A tenant who holds over after a valid termination faces a possession action, plus up to two months' rent or double actual damages if the holdover is 'willful and not in good faith' (§ 33-1375(C)). A city or county may layer additional notice or just-cause requirements on top of this state floor |
Compare this rule across all 50 states + DC →
Requirements one by one
Landlord's notice period
A landlord ending a month-to-month tenancy gives "a written notice given to the
other at least thirty days prior to the periodic rental date specified in the
notice" (§ 33-1375(B)). That is the whole rule: a flat 30 days. Arizona has no
longer landlord-only clock and no occupancy-length tier — a tenant of one month
and a tenant of ten years both get the same 30 days.
When termination takes effect
This is the detail people miscount. The termination date is not just "30 days from
today"; it must be a periodic rental date — the day the next rent installment
comes due — and the notice has to arrive at least 30 days before that date
(§ 33-1375(B)). For a common tenancy with rent due on the first, a notice must reach
the other party at least 30 days before a first-of-the-month rent date. Serve it too
late to clear 30 days before the next rent date, and the termination rolls to the
following rental date. Because rent is "uniformly apportionable from day-to-day"
(§ 33-1314(C)), any short period is prorated rather than charged as a full month.
How notice must be delivered
Notice is "given" by "taking steps reasonably calculated to inform the other in
ordinary course" (§ 33-1313(B)). The safe methods the statute recognizes are hand
delivery or registered/certified mail to the other side's held-out address (for a
tenant, that address or the last known residence; for a landlord, the business
address the lease was made through, or a designated agent). One timing rule matters
for counting: mailed notice is deemed received "on the date the notice is actually
received ... or five days after the date the notice is mailed, whichever occurs
first" (§ 33-1313(B)). Build those mail days into your 30-day count.
What the lease can change
A lease "may include ... terms and conditions not prohibited by this chapter or any
other law" (§ 33-1314(A)), but it may not make the tenant "waive or ... forego
rights or remedies under this chapter" (§ 33-1315(A)(1)) — and a clause that tries
is "unenforceable" (§ 33-1315(B)). So a lease cannot shorten the 30-day notice the
tenant is entitled to. A landlord who deliberately uses a rental agreement with a
known-prohibited term owes the tenant actual damages plus up to two months' rent
(§ 33-1315(B)).
Just-cause limits
Arizona has no statewide just-cause law. Section 33-1375(B) lets either side end a
month-to-month tenancy with 30 days' notice for any reason or no reason; the statute
demands no stated cause and no relocation payment. The consequence runs the other
way — against a tenant who overstays: a holdover exposes the tenant to a possession
action and, if the holdover is "willful and not in good faith," up to two months'
rent or double the landlord's actual damages (§ 33-1375(C)). A city or county can
add its own notice or just-cause requirements on top of the state floor.
What trips people up
Count backward from a rent date, not forward from today. Arizona ties the end
date to "the periodic rental date specified in the notice" (§ 33-1375(B)). The 30
days runs backward from a rent-due date, so a notice that gives a full 30 days but
lands on a random mid-month date is off — pick the next rent date at least 30 days
out.
Mailing eats up to five of your days. A registered or certified mailing counts
as received five days after mailing if it isn't actually received sooner
(§ 33-1313(B)). Mail late in the month and you may miss the next rent date's 30-day
window.
The clock is the same both ways. Section 33-1375(B) governs "the landlord or the
tenant" together — there is no asymmetry here. A tenant leaving and a landlord ending
the tenancy each give 30 days.
Common questions
I rent month-to-month in Arizona and want to move out. How much notice? At least
30 days' written notice, ending on a rent-due date, delivered at least 30 days before
that date (§ 33-1375(B)).
Does my landlord need a reason to end my month-to-month tenancy? Not under state
law. Arizona has no statewide just-cause rule, so a proper 30-day no-cause notice is
enough (§ 33-1375(B)) — but check whether your city adds its own requirements.
Can my lease require me to give 60 days instead of 30? A lease can add terms, but
it cannot make you give up a right the Act gives you (§ 33-1315(A)(1)); the 30-day
notice is a floor that protects the tenant. Consult a lawyer before relying on a
longer figure a lease tries to impose on you.
Statutes and sources
- A.R.S. § 33-1375 — periodic-tenancy termination: 30 days' written notice to end a month-to-month tenancy tied to a periodic rental date (B), the 10-day week-to-week rule (A), and the willful-holdover remedy (C).
https://www.azleg.gov/ars/33/01375.htm (accessed 2026-07-15) - A.R.S. § 33-1313 — how notice is "given" and "received," including the certified/registered-mail deemed-receipt rule (five days after mailing or actual receipt, whichever first).
https://www.azleg.gov/ars/33/01313.htm (accessed 2026-07-15) - A.R.S. § 33-1314 — permitted lease terms (A), day-to-day apportionment of rent (C), and the default that an open-ended tenancy is month-to-month (D).
https://www.azleg.gov/ars/33/01314.htm (accessed 2026-07-15) - A.R.S. § 33-1315 — prohibited lease provisions: a tenant cannot be made to waive rights or remedies under the Act (A)(1), and such terms are unenforceable, with damages for deliberate use (B).
https://www.azleg.gov/ars/33/01315.htm (accessed 2026-07-15)
Source links
Every statute quoted above, linked, with the date we checked it.
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