Learn when and how Arizona manufactured home communities can evict a resident, the legal reasons allowed under the Arizona Mobile Home Parks Residential Landlord and Tenant Act, the steps involved, and how long tenants have to respond.
Manufactured home communities and mobile home parks in Arizona operate under a specific set of laws designed to balance the rights of park owners with strong protections for residents, especially those who own their home but rent the lot.
The primary law governing these rights is the Arizona Mobile Home Parks Residential Landlord and Tenant Act (A.R.S. § 33-1401 through § 33-1491).
Below is a clear explanation of when eviction is allowed, what the required process looks like, and how much time residents have to act.
When a Manufactured Home Community Can Evict a Resident Under Arizona Law. Under A.R.S. § 33-1476, a landlord may terminate a rental agreement (and begin the eviction process) for the following reasons:
1. Nonpayment of Rent or Other Charges – If rent is not paid on the due date, the community must provide a 5-day written notice (A.R.S. § 33-1476(E)). The resident has five calendar days after receiving the notice to pay in full and stop the eviction.
2. Substantial Violation of Community Rules or the Rental Agreement – If a tenant violates park rules or lease terms, the park must provide a 10-day written notice to cure (A.R.S. § 33-1476(A)).
Violations may include:
- Lot maintenance violations
- Unauthorized occupants
- Improper home improvements
- Repeated rule-breaking
If the resident corrects the issue within 10 days, eviction cannot proceed.
3. Irreparable or Material Breach – For serious violations, the community may issue an immediate notice of termination, meaning no opportunity to cure. Arizona defines “irreparable breach” under A.R.S. § 33-1476(D) to include:
- Criminal activity
- Violence or threats
- Significant property damage
- Illegal drug activity
The landlord may terminate the rental agreement **immediately**, and an eviction action can follow.
4. Repeated Violations Within a 12-Month Period. If a tenant commits the same violation within 12 months, even if it was previously cured, the park may issue a 10-day notice of termination without an opportunity to cure (A.R.S. § 33-1476(C)).
5. Failure to Register the Manufactured Home or Keep Required Insurance. If required by the rental agreement, failure to:
- Maintain liability insurance, or
- Keep home registration current can result in a 10-day notice to correct or vacate.
6. Park Closure or Change of Land Use. If the park is closing, being sold, or changing use, Arizona law requires a 180-day (six-month) written notice to all affected residents (A.R.S. § 33-1476.01).
Special Consideration in Arizona: When a Tenant Owns the Home but Rents the Lot, which is extremely common in Arizona. Under A.R.S. § 33-1485, if a tenant is lawfully evicted:
- The homeowner must remove their home from the park, OR
- Sell it in-place with community permission (and sometimes the community will purchase the home), OR
- Abandon it (which has legal and financial consequences)
If the home is too old or cannot be moved, the resident may face significant relocation costs, though Arizona sometimes provides relocation fund assistance through the Mobile Home Relocation Fund (A.R.S. § 33-1476.01).
Arizona Eviction Process: Step-by-Step. The eviction process in Arizona is called a “Forcible Entry and Detainer” (or FED action).
Step 1: Written Notice – The park must issue one of the following:
- 5-day notice for nonpayment of rent
- 10-day notice to cure violations
- Immediate notice for irreparable breach
- 180-day notice for park closure
Notices must comply with **A.R.S. § 33-1476** or the eviction is invalid.
Step 2: Opportunity to Cure (If Applicable). For most violations, tenants get:
- 5 days to pay rent, or
- 10 days to correct rule violations
If corrected, the park cannot proceed with eviction.
Step 3: Filing in Court. If the deadline passes, the landlord files an eviction (FED action) in the Arizona Justice Court where the park is located.
Step 4: Court Hearing. Arizona law requires an eviction hearing to be held 3–6 days after filing (A.R.S. § 33-1485(B)).
Tenants can present:
- Proof of payment
- Evidence that the violation was corrected
- Documentation of improper notice
Step 5: Judgment and Move-Out Timeline. If the court rules for the landlord:
- The tenant usually has 5 calendar days to move out.
- After that, the landlord may obtain a Writ of Restitution allowing law enforcement to remove the tenant.
If the resident owns the home:
- The court may give additional time to arrange a move.
- Storage, removal, or abandonment rules may apply.
How Much Time Does a Resident Have to React? (Arizona Timelines)
Reason Notice Required in AZ
Nonpayment of rent 5-day notice to pay or vacate
Rule or lease violation 10-day notice to cure or vacate
Repeat violation within 12 months 10-day notice—no cure allowed
Irreparable breach Immediate termination
Park closure/change of use 180-day notice
Court hearing after filing 3–6 days
Move-out after judgment 5 days
What Arizona Residents Should Do If They Receive a Notice
- Respond immediately – deadlines are short in Arizona.
- Correct the issue if allowed.
- Keep written documentation.
- Seek legal help – Arizona has multiple legal aid organizations.
- Attend the court hearing – missing it almost guarantees eviction.
- Ask about the Arizona Mobile Home Relocation Fund; if the park is closing.
What Arizona Community Owners Must Do Park owners must:
- Follow all notice requirements under the Arizona Act
- Provide proper written notices
- Apply rules consistently
- Avoid retaliation (A.R.S. § 33-1491)
- Document all violations
- File lawfully through the Justice Court
Improper notice is a common reason Arizona evictions get dismissed.
Arizona manufactured home communities can evict residents under specific legal conditions outlined in the Arizona Mobile Home Parks Residential Landlord and Tenant Act. However, residents have important rights, including notice periods, opportunities to cure issues, and protections when they own their home.
Understanding Arizona’s laws helps both park owners and residents navigate the eviction process fairly, legally, and with greater certainty.