An Arizona writ of restitution is the court order that ends an eviction by sending a constable or sheriff to physically remove you from the rental and hand the keys back to the landlord. It issues only after the landlord wins a Forcible Entry and Detainer judgment in justice court, and once it’s signed, the timeline to a lockout is short.
What the Writ Does
The writ is a court order directing a law enforcement officer to remove everyone from the property and restore possession to the landlord. Under A.R.S. 12-1178, the court must issue the writ once a tenant is found guilty in a forcible entry and detainer or forcible detainer case. The same judgment also awards the landlord any unpaid rent, damages, attorney fees, and court costs allowed under the rental agreement.1Arizona Legislature. Arizona Code 12-1178 – Judgment Writ of Restitution Limitation on Issuance Criminal Violation Notice
The writ doesn’t create the right to evict. It enforces a judgment the court has already entered. A landlord cannot skip the judgment and go straight to a writ, and no constable will perform a lockout without one.
When the Landlord Can Request the Writ
In most eviction cases, the landlord has to wait five days after the judgment before applying for the writ.2Arizona Judicial Branch. After an Eviction Judgment That window exists so the tenant can either leave on their own or file an appeal.
The wait disappears when the eviction is based on an immediate and irreparable breach of the lease. That category covers conduct like illegal drug activity on the premises, threats of violence, or significant property damage. In those cases, the landlord can obtain the writ the very next court day after judgment.2Arizona Judicial Branch. After an Eviction Judgment
To get the writ, the landlord files an application with the court and pays both an issuance fee and a separate service fee to the constable’s office. The amounts vary by court and county.
How Fast the Lockout Happens
Once issued, the writ goes to the constable’s office for execution. Arizona constables typically give tenants written notice of the scheduled lockout, allowing at least 48 hours to vacate voluntarily. That 48-hour window is your last realistic chance to leave on your own and take your belongings with you.
Constables generally have up to five calendar days from receiving the writ to carry out the lockout. The exact day and time depend on the constable’s schedule, but the process moves quickly. Don’t assume the constable will wait until the last possible day.
What Happens on the Day of the Lockout
On the scheduled date, the constable arrives and removes anyone still inside. The constable’s role is narrow: enforce the court order and return possession to the landlord. The constable will not help you move furniture, supervise packing, or mediate anything. Once the unit is confirmed empty and formally turned over, the landlord can change the locks immediately.
If you aren’t home when the constable arrives, the lockout proceeds anyway. Anything left inside becomes subject to Arizona’s abandoned-property rules.
Belongings Left in the Unit
The rules for 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 has to prepare an inventory of everything left behind and tell the tenant where it’s being stored and what storage will cost.4Arizona Legislature. Arizona Revised Statutes Title 33 Property 33-1370 Storage can be in the vacated unit, another available unit, the landlord’s own storage space, or off-site if nothing else works. The landlord has to use reasonable care in moving and storing the items.
Some categories are treated differently:
- Perishable items and plants can be removed and disposed of immediately.
- Animals have to be released first to anyone the tenant authorized to pick them up. If no one retrieves the animal within one calendar day, the landlord can release it to a shelter or boarding facility and must record where it went.
- Contaminated or hazardous items can be disposed of immediately.
Non-perishable property has to be held for 14 calendar days after the landlord retakes possession. If you make no reasonable effort to reclaim your belongings in that window, the landlord can donate them to a recognized charity or sell them. Any sale proceeds go first toward your outstanding rent and other costs the lease or Arizona law allows.4Arizona Legislature. Arizona Revised Statutes Title 33 Property 33-1370
If you want your things back, contact the landlord right after the lockout, find out where they are, and arrange pickup. Waiting until day 13 is risky; landlords aren’t required to accommodate last-minute scheduling problems.
Ways to Challenge or Delay the Writ
A writ of restitution isn’t the absolute end in every situation. There are a few limited options, none guaranteed, all requiring fast action.
Appealing the Eviction Judgment
A tenant who believes the judge got it wrong can appeal to the Arizona Superior Court. The appeal has to be filed quickly, and the five-day wait before the writ issues is partly designed to preserve that option. Filing an appeal does not automatically stop the writ. You typically have 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 the judgment, because the timeline is unforgiving.
Servicemember Protections
Active-duty military members facing eviction for nonpayment of rent have protections under the federal Servicemembers Civil Relief Act. 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 written motion filed with the clerk beforehand. The protection applies only to nonpayment evictions, not to evictions based on lease violations or property damage.
Bankruptcy
A bankruptcy filing normally triggers an automatic stay that halts most collection actions, but 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 petition. To keep the stay in place, the tenant has to keep paying rent after filing and show the ability to cure the monetary default behind the judgment. A last-minute filing that doesn’t meet those conditions won’t keep the constable away.
Reasonable Accommodations for Disabilities
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 stay in their housing. In some cases, that might include accepting late rent on an adjusted schedule. The provider has to grant the request unless it creates an undue financial or administrative burden. Whether an accommodation is reasonable depends on the provider’s resources, the cost, the benefit to the tenant, and whether a less expensive alternative exists. Requests can be oral or written, and a landlord can’t refuse one just because a particular form wasn’t filled out. The request has to be raised before the eviction process concludes to have any practical effect.
Costs Tied to the Writ
Beyond the original eviction filing, the court charges an issuance fee for the writ and the constable charges a separate service fee for the lockout. Both vary by county and justice court. If belongings are left behind, the landlord also pays moving and storage costs up front, though those can be recovered from the tenant or from any sale proceeds. Attorney fees can be added to the judgment where the lease allows.
Mistakes to Avoid on Both Sides
Tenants most often hurt themselves by ignoring the process. Skipping court produces a default judgment. Staying past the notice period produces a constable-supervised lockout. Not retrieving belongings within 14 days means losing them. Every step has a deadline, and missing any of them narrows your options.
Landlords get into trouble by cutting corners on the personal property rules. Dumping a tenant’s things on the curb the day of the lockout violates Arizona law and creates liability. The inventory, notice, and 14-day hold requirements exist for a reason. Self-help tactics like changing locks before the writ executes or shutting off utilities are also prohibited and can leave the landlord owing damages to the tenant.3Arizona Legislature. Arizona Code 33-1368 – Noncompliance With Rental Agreement by Tenant