When tenants move out without notice—or leave belongings behind—it’s not just frustrating, it’s a legal minefield. Here’s what Arizona landlords need to know under A.R.S. §33-1370:
1. Confirm It’s Abandonment
A rental is considered abandoned when:
- Rent is unpaid for 10 days and the tenant has been absent at least 7 days, or
- Rent is unpaid for 5 days and no personal property is left behind.
Tip: Always document photos, communication attempts, and utility shutoffs.
2. Send and Post a Notice
- Mail a certified notice of abandonment to the tenant’s last known address and any alternate address.
- Post the notice on the door or another visible spot on the property.
- Wait five days after posting and mailing before retaking possession.
3. Handle Left-Behind Property Properly
- Create a detailed inventory and store the items safely (either in the unit or another secure location).
- You are not required to store perishables, plants, or hazardous materials.
- Hold items for 14 calendar days after retaking possession.
- After 14 days, you may sell, donate, or dispose of unclaimed items.
- Apply sale proceeds toward rent and damages; mail any remaining funds to the tenant.
4. Special Rules for Animals
If pets or animals are left behind:
- Try to contact the authorized person listed in the lease.
- If they’re not picked up within one day, you must release them to a shelter or animal control.
- Keep a record of where the animal was released.
5. Protect Yourself
- Keep copies of all notices, photos, and receipts.
- Avoid entering too soon—premature possession could be considered an unlawful eviction.
- Communicate clearly with any co-owners or property managers to ensure compliance.
Bottom Line
Dealing with abandonment is part of being a landlord—but in Arizona, the process is strictly regulated.
Follow the 5-7-10-14 rule (5 days notice, 7 days absence, 10 days unpaid rent, 14 days hold on property), and you’ll stay on the right side of the law.