Surprise, AZ Rental Property Rules: Just Cause Eviction (2026)
Just cause eviction rules in Surprise, AZ, sometimes called tenant protection or "for cause" eviction ordinances, list the specific legal reasons a landlord can end a tenancy.
Key Facts
- Just Cause
- Not required in Arizona
- Month-to-Month
- 30 days written notice to terminate
- Fixed-Term Lease
- Tenant stays through lease term unless breach
- Self-Help Eviction
- Illegal under Arizona law
- State Law
- ARS Title 33, Chapter 10
Summary
Surprise does not have a just cause eviction ordinance. Arizona law does not require landlords to have a specific reason to terminate month-to-month tenancies, only proper notice. The Arizona Residential Landlord and Tenant Act governs eviction procedures.
A. The landlord or the tenant may terminate a week-to-week tenancy by a written notice given to the other at least ten days prior to the termination date specified in the notice.
B. The landlord or the tenant 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.
C. If the tenant remains in possession without the landlord's consent after expiration of the term of the rental agreement or its termination, the landlord may bring an action for possession and if the tenant's holdover is willful and not in good faith the landlord, in addition, may recover an amount equal to not more than two months' periodic rent or twice the actual damages sustained by the landlord, whichever is greater. If the landlord consents in writing to the tenant's continued occupancy, section 33-1314, subsection D applies.
Full Breakdown
The City of Surprise does not impose just cause eviction requirements. Arizona law does not require landlords to provide a reason for terminating a month-to-month tenancy, only proper written notice (30 days under ARS 33-1375). For fixed-term leases, tenants have the right to stay through the lease term unless they breach the agreement. Eviction for cause (nonpayment, lease violations) follows the procedures in the Arizona Residential Landlord and Tenant Act (ARS Title 33, Chapter 10). The landlord must provide proper notice and file an eviction action through the courts. Self-help evictions (changing locks, shutting off utilities) are illegal under Arizona law.
Violations & Fines
Illegal eviction methods (self-help) may result in tenant remedies including damages. Landlords must follow court processes.
Frequently Asked Questions
Can my landlord evict me without a reason in Surprise?
Can my landlord change my locks to evict me?
Sources & Official References
Other rules in Surprise
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