Arizona Evictions After the CARES Act: What Changed for Landlords & Property Managers

For years, the CARES Act changed the way landlords, property managers, attorneys, and courts approached eviction proceedings in Arizona. Now, a recent appellate court ruling has provided long-awaited clarity - and the impact for Arizona housing providers is significant. In this episode of Property Law at Scale, Scott Clark Law Managing Attorney Chris Rodgers sits down with Senior Attorney Brett Meyer to unpack how landlord-tenant law changed before, during, and after the COVID-19 pandemic - and what property managers and owners need to understand about the current eviction process. Chris and Brett revisit the early days of the pandemic, when eviction moratoriums restricted nonpayment cases and property owners were still responsible for mortgages, maintenance, taxes, utilities, and other operating expenses despite significant disruptions in rental income. They also break down one of the most complicated issues to emerge from the CARES Act: the 30-day notice requirement for covered properties and the conflicting interpretations that developed between Maricopa and Pima Counties. For years, Arizona courts disagreed over when that 30-day period applied and how it affected an eviction filing. The resulting uncertainty created additional costs, delays, dismissed cases, and confusion for property management teams across the state. Now, Arizona's appellate court has provided much-needed guidance. Chris and Brett explain what the ruling means, why the CARES Act's 30-day requirement is no longer being applied, and how Arizona landlords and property managers should approach notices moving forward. In this episode, you'll learn: How Arizona eviction proceedings operated before COVID-19 How the pandemic changed landlord-tenant court proceedings What the eviction moratorium meant for landlords and tenants How CARES Act protections affected federally backed and subsidized housing Why the 30-day CARES Act notice created operational challenges How Maricopa and Pima Counties interpreted the requirement differently What the Arizona appellate court ultimately decided Why Arizona property managers are returning to the standard five-day notice process What happens if a property already issued a 30-day CARES Act notice Why accurate notices and staff training remain critical to avoiding unnecessary delays and costs One important takeaway for property management teams: the process may be simpler now, but accuracy still matters. If a 30-day CARES Act notice has already been served, the commitments made in that notice still matter. Moving forward, property managers should make sure their teams are using the appropriate current notices and understand when different requirements may apply, including for subsidized tenants. For property owners, investors, developers, HOAs, and professional property managers navigating landlord-tenant law in Arizona, this episode provides practical context for understanding where the law has been - and what the eviction process looks like now. About Property Law at Scale: Property Law at Scale brings together attorneys and real estate professionals for practical conversations about the legal issues affecting property owners, investors, developers, HOAs, and professional property managers. Scott Clark Law serves real estate and property management businesses across Arizona, Nevada, and New Mexico, helping clients navigate legal complexity, reduce risk, and keep their operations moving forward. This podcast is for informational purposes only and does not constitute legal advice.