An Arizona writ of restitution is the court order that ends an eviction: it directs a constable or sheriff to remove you from the rental and hand possession back to the landlord. It is issued only after a landlord wins a judgment in a Forcible Entry and Detainer case in justice court, and once it is in the constable’s hands, a lockout usually follows within days.
What the Writ Authorizes
Under A.R.S. 12-1178, once a tenant is found guilty in a forcible entry and detainer or forcible detainer action, the court is required to issue a writ of restitution.1Arizona Legislature. Arizona Code 12-1178 – Judgment Writ of Restitution Limitation on Issuance Criminal Violation Notice The same judgment also awards the landlord any unpaid rent, damages, attorney fees, and court costs allowed under the rental agreement.
The judgment is the court’s decision. The writ is the tool that carries it out. A landlord cannot skip the judgment and go straight to a writ, and no constable will perform a lockout without one in hand.
When the Landlord Can Get the Writ
The landlord cannot walk out of the courtroom with a writ. In most eviction cases, the landlord must wait five days after the judgment before applying for it.2Arizona Judicial Branch. After an Eviction Judgment That gap gives the tenant a narrow window to move out voluntarily or pursue an appeal.
The timeline is much shorter when the eviction is based on an immediate and irreparable breach of the lease. That category covers serious conduct such as illegal drug activity on the premises, threats of violence, or major property damage. In those cases, the landlord can obtain the writ the next court day after judgment, with no five-day wait.2Arizona Judicial Branch. After an Eviction Judgment
To actually obtain the writ, the landlord files an application with the court and pays a court issuance fee plus a separate service fee to the constable’s office. Amounts vary by court and county.
How Much Notice You Get Before the Lockout
Once issued, the writ goes to the constable’s office for execution. Arizona constables typically give tenants written notice of the scheduled lockout date and time, providing at least 48 hours to vacate voluntarily before officers arrive. That window is your last realistic chance to leave on your own terms and take belongings with you.
Constables generally have up to five calendar days from receipt of the writ to complete the lockout. The exact day and time depend on the constable’s schedule and caseload. Do not assume the lockout will slide to the final day; it often happens sooner.
What Happens on Lockout Day
On the scheduled date, the constable arrives at the property and removes anyone still inside. The role is narrow: enforce the court order and return possession to the landlord. The constable does not help move furniture, supervise packing, or referee disputes. Once the unit is confirmed empty and formally turned over, the landlord can change the locks immediately.
If you are not home when the constable arrives, the lockout proceeds without you. Anything left inside becomes subject to Arizona’s abandoned property rules.
What Happens to Belongings Left Behind
The rules for handling property left after a writ execution are in A.R.S. 33-1370, which A.R.S. 33-1368 directs landlords to follow starting the day after the lockout.3Arizona Legislature. Arizona Code 33-1368 – Noncompliance With Rental Agreement by Tenant
The landlord must prepare an inventory of everything left in the unit and notify the tenant of where the property is being stored and how much storage will cost.4Arizona Legislature. Arizona Revised Statutes Title 33 Property 33-1370 Items may be stored in the vacated unit, another available unit, the landlord’s own storage space, or off-site if nothing else is available. The landlord must use reasonable care in moving and storing the belongings.
Several categories are treated differently:
- Perishable items and plants can be removed and disposed of immediately.
- Animals: the landlord must first try to contact anyone the tenant authorized to pick up the animal. If no one retrieves it within one calendar day, the landlord can release the animal to a shelter or boarding facility and must keep a record of where it went.
- Contaminated or hazardous items can be removed and disposed of.
Non-perishable personal property must be held for 14 calendar days after the landlord retakes possession. If the tenant makes no reasonable effort to reclaim the property within that window, the landlord can donate it to a recognized charity or sell it. Any sale proceeds are applied first toward the tenant’s outstanding rent and other costs covered by the lease or allowed under Arizona law.4Arizona Legislature. Arizona Revised Statutes Title 33 Property 33-1370
If you want your belongings, act immediately after the lockout. Contact the landlord, find out where the items are stored, and arrange pickup. Waiting until day 13 is risky.
Can You Stop or Delay the Writ?
A writ of restitution is not always the absolute end of the road, but the options are limited and every one requires fast action.
Appeal the Eviction Judgment
A tenant who believes the judge made an error can appeal the justice court’s ruling to the Arizona Superior Court. The five-day waiting period before the writ issues is partly designed to preserve that option. Filing an appeal does not automatically stop the writ from executing. You typically need to request a stay of execution and may be required to post a bond or pay rent into the court during the appeal. Talk to an attorney immediately after judgment; the timeline is unforgiving.
Active-Duty Military Protections
The federal Servicemembers Civil Relief Act gives active-duty military members additional protections against eviction for nonpayment of rent. A servicemember can notify the court of their active-duty status and request a stay of proceedings. Courts can postpone the eviction for up to 90 days, or longer if military service affected the ability to pay rent. The request can be made in person at the hearing or by filing a written motion with the clerk beforehand. This protection only applies to nonpayment-of-rent evictions, not to lease violations, property damage, or other breaches.
Bankruptcy
Filing for bankruptcy normally triggers an automatic stay that halts most collection actions. Evictions are often an exception. Under Section 362(b)(22) of the federal Bankruptcy Code, the automatic stay does not stop an eviction if the landlord already obtained a judgment for possession before the tenant filed the bankruptcy petition. To keep the stay in place, the tenant must continue paying rent after filing and show the ability to cure the monetary default. A last-minute bankruptcy filing that does not meet those conditions will not keep the constable away.
Reasonable Accommodation for a Disability
The federal Fair Housing Act requires housing providers to offer reasonable accommodations to tenants with disabilities. A reasonable accommodation is a change to a rule, policy, or practice that gives a person with a disability equal opportunity to remain in their housing. In some cases, a tenant can request an accommodation that addresses the issue driving the eviction, such as accepting rent on an adjusted schedule. The provider must grant the request unless it creates an undue financial or administrative burden. Whether an accommodation qualifies as reasonable depends on the provider’s resources, the cost, the benefit to the tenant, and whether a less expensive alternative exists. Requests can be made orally or in writing, and a landlord cannot refuse simply because the tenant did not use a particular form. The request must be raised before the eviction process concludes to have any practical effect.
Mistakes That Make Things Worse
Tenants most often hurt themselves by ignoring the process. Skipping court results in a default judgment. Staying past the notice period forces a constable-supervised lockout. Missing the 14-day window means losing your belongings. Every step of an Arizona eviction has a deadline, and missing any of them eliminates options.
On the landlord side, cutting corners on the personal property rules is where clean evictions turn into lawsuits. Tossing belongings on the curb on lockout day violates Arizona law. So does any form of “self-help” eviction, such as changing locks before the writ is executed or shutting off utilities to pressure a tenant out. Those tactics are prohibited and can result in the tenant recovering damages.3Arizona Legislature. Arizona Code 33-1368 – Noncompliance With Rental Agreement by Tenant