victions can happen fast in Arizona. Renters can face an eviction lawsuit as soon as six days after missing rent. Few tenants can afford legal help while nearly all landlords hire eviction attorneys.
Renters have many rights and responsibilities during an eviction lawsuit, but often it is up to them to navigate the complicated legal process and advocate for themselves.
Here’s what Arizona renters should know about why and how they can be evicted, where to get rental assistance or legal help and how to fight an unfair or illegal eviction in the courts.
Phoenix evictions: Evictions didn’t stop in metro Phoenix during COVID. Here’s why
Why can a landlord file for eviction?
Landlords can file for eviction for one of three reasons.
Not paying rent: A landlord can file for an eviction if a renter does not pay their full rent as agreed upon in a lease.
Not complying with lease terms: A landlord can file for eviction if a renter is breaking the rules of the apartment, including unauthorized pets or excessive noise. The landlord must give a renter time to remedy the issue before filing.
Public safety issue: A landlord can file for eviction immediately if a renter threatens the health or safety of others. These evictions are typically filed for police activity at a rental.
Understanding eviction jargon: A glossary of terms
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Landlord: The owner of a rental property.
Management company: A group hired by a landlord to deal directly with tenants by collecting rent, handling maintenance issues as well as tenant complaints and pursuing evictions.
Justice of the peace: Elected officials who oversee local justice courts that handle evictions. Justices need to be registered voters in Arizona and don’t have to be attorneys.
Constable: An officer of the county justice courts charged with executing writs of possession in evictions. A constable is responsible for physically locking renters out of their rentals after an eviction judgment.
Eviction filing: If landlords think tenants are breaking a lease agreement (not paying rent, breaking rules of the apartment complex, etc.), they can file a complaint with the local justice court. A tenant is then issued a summons for a hearing.
Immediate eviction: Allows a landlord to file a lawsuit immediately instead of giving five to 10 days notice and is usually reserved for police or public safety issues.
Judgment: The justice of the peace decides whether the landlord or tenant should have possession of the property and any money owed and issues a judgment, which determines whether the tenant is evicted.
Writ of restitution: An enforcement order of an eviction that allows a constable to remove the tenant from the property and allows the landlord to change the locks on the rental.
– Catherine Reagor and Jessica Boehm
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How quickly can a landlord file for eviction?
The speed of the eviction process depends on the reason a landlord is seeking eviction:
Not paying rent: If a landlord is seeking an eviction for nonpayment of rent, he or she must give a renter a five-day notice. The landlord can serve the five-day notice as early as the day after rent was due. If the renter does not pay during the five days, the landlord can file for eviction.
Not complying with lease terms: If a landlord is seeking eviction for a breach of the lease that can be remedied (unauthorized guests, barking dogs, etc.), the landlord must give the renter 10 days to fix the issue. If the renter does not fix the issue in that time, a landlord can file for eviction.
Not complying with lease for health and safety: If a landlord is seeking eviction for a breach of the lease that impacts the health or safety of the community (not disposing of garbage, improperly using sanitation system), the landlord must give the renter five days to fix the issue. If the renter does not fix the issue in that time, a landlord can file for eviction.
Immediate eviction: If a landlord is seeking eviction for a breach of the lease that cannot be remedied (police activity, severe property damage, etc.), the landlord must give the renter notice that they are filing for eviction, but can do so immediately.
‘It costs a lot of money to be poor’: How 1 renter faced 11 evictions in 1 year
Does an eviction impact a tenant’s credit?
Yes, an eviction judgement typically stays on a renter’s credit report for seven years.
Many big credit firms, including Experian, say an eviction doesn’t affect someone’s credit score, but the eviction records are tracked and added to the consumer credit history that most landlords use during a background check of a potential tenant.
National legislation to keep evictions happening during the pandemic off renters’ credit scores was introduced in March.
Will an eviction make it harder to find another apartment?
Typically yes, because most credit score firms and landlords track public records for evictions. Also, there are firms that specifically track evictions and sell the information to landlords.
Eviction filings are also public record — even if renters pay off their debt before they are evicted. Landlords can search renters’ names in court records.
Who can be evicted under the CDC moratorium?
The Centers for Disease Control and Prevention eviction moratorium (the only eviction ban still in effect in Arizona) only protects renters from eviction for nonpayment of rent. Landlords can still evict tenants for violating other components of a lease, such as unauthorized guests, excessive trash or barking dogs.
How can a renter qualify for the CDC moratorium?
To qualify for the national CDC eviction ban that started Sept. 4 and now goes to June 30, tenants must sign a declaration saying:
They lost income during the pandemic.
They can’t make full rent payments.
They will try to make partial rent payments.
They have applied for rental help.
An eviction would leave them homeless or in cramped, unsafe living conditions.
Under the CDC rules, renters can’t earn more than $99,000 a year to qualify. Couples who file joint tax returns can make twice that much and qualify.
Protection under the moratorium does not happen automatically, and prescribed procedures must be followed. It begins with tenants downloading and completing a form from the CDC website and presenting it to their landlords.
Do renters have to repay rent owed during the pandemic?
Yes. The state and federal eviction moratoriums enacted during the pandemic protected renters from losing their housing during the health emergency, but renters will have to pay back all rent owed when the moratorium is lifted or face eviction.
What happens when the CDC eviction moratorium ends?
The CDC eviction moratorium only prevents tenants from being physically removed from their housing. It did not stop landlords from filing for eviction, nor did it stop judges from issuing judgments. What was typically halted was the writ, which constables use to physically remove someone from their home.
If a landlord got a judgment against a tenant, they cannot immediately evict come July 1, when the CDC moratorium ends.
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The landlord will have to go back to court and get a new writ. During that hearing, the judge will ask questions about whether rental assistance was received and if so, whether there are any eviction restrictions that came with that funding.
If not, the judge can issue a writ, but the tenant will receive notice before a constable comes to their home.
If a landlord has not yet filed a case against a tenant who owes back rent, her or she can do so immediately after the eviction moratorium expires and continue with the eviction process per pre-moratorium norms.
How can an Arizona renter apply for rental assistance?
Arizona received $492 million in renter aid from the late December $900 billion stimulus.
Most of the money — about $290 million — will be administered for rent and utility payments in the state’s rural counties through the Arizona Department of Economic Security.
DIG DEEPER
Pandemic evictions
Pandemic evictions were banned, but metro Phoenix landlords filed for 30,000
Your eviction questions answered
How 1 renter faced 11 evictions in 1 year
Metro Phoenix apartments with most evictions during pandemic
Valley ZIP codes with most eviction filings during the pandemic
The state is taking applications for renters and landlords in rural Arizona at des.az.gov/ERAP.
In the Valley, Maricopa County, Phoenix, Mesa, Glendale, Chandler and Gilbert will have their own rental-aid programs with a total of more than $135 million in stimulus funds.
People can apply to the program using the Maricopa County portal. Additional information about the program is available by visiting maricopa.gov/renthelp.
Phoenix is taking applications for its $51.1 million renter aid program on March 8. Wildfire, which worked with Phoenix on its 2020 funding to help tenants and landlords, will administer about half of the funds.
Phoenix residents can apply at phoenix.gov/humanservices/programs/emergency.
Mesa is taking applications for its $15.76 million renter program at mesaaz.gov/mesacares.
Chandler and Gilbert residents can apply at azcend.org/community-action-program/. Chandler has $7.9 million in federal funds for renters and Gilbert $7.7 million.
To be eligible for the aid, applicants must meet not only the geographic requirements but have a household income that is at or below 80% of Maricopa County’s median income, $56,050 for a family of three.
Households must also qualify for unemployment benefits or have been affected in some manner because of the COVID-19 pandemic, either through reduced income or increased expenses. They must also demonstrate they are at risk of homelessness or housing instability by providing past due notices.
What should I do if I think I was wrongfully evicted?
Experts advise renters who think they were wrongfully evicted to contact a legal expert or lawyer immediately.
The Arizona Bar Foundation has created a resource website, azevictionhelp.org, with information about legal assistance, rental aid and renters’ rights.
Tenants can fight an eviction they believe is illegal in the Arizona justice courts by filing an appeal within five days of receiving a judgment, but few appeals are filed.
Coverage of housing insecurity on azcentral.com and in The Arizona Republic is supported by a grant from the Arizona Community Foundation.
Reach reporter Jessica Boehm at jessica.boehm@gannett.com or 480-694-1823. Follow her on Twitter @jboehm_NEWS. Reach reporter Catherine Reagor at catherine.reagor@arizonarepublic.com or 602-568-2856. Follow her on @catherinereagor.
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Published 10:16 AM MST Jun. 15, 2021 Updated 4:41 PM MST Jun. 16, 2021
HOUSING
‘It costs a lot of money to be poor’: How 1 renter faced 11 evictions in 1 year
Hundreds of landlords in metro Phoenix repeatedly filed eviction lawsuits against tenants during the COVID-19 pandemic, despite eviction moratoriums.
Jessica Boehm
Ralph Chapoco
Catherine Reagor
Arizona Republic
Published 4:25 pm UTC Jun. 16, 2021 Updated 6:28 pm UTC Jun. 17, 2021
Month after month, hundreds of metro Phoenix landlords repeatedly filed eviction lawsuits against tenants during the COVID-19 pandemic — leaving some struggling renters paying hundreds of dollars in court costs and late fees to remain in their homes.
State and federal eviction moratoriums were supposed to prevent people impacted by the COVID-19 pandemic from losing their housing during the health emergency.
But the moratoriums didn’t stop the most aggressive landlords from repeatedly using the eviction process to force renters into paying or leaving, an Arizona Republic investigation found.
Nearly 3,000 Maricopa County renters had more than one eviction filed against them during the pandemic.
A landlord in Surprise filed 11 lawsuits to try to evict a single tenant in the first 11 months of the COVID-19 pandemic.
Another landlord filed for 217 evictions at a 652-unit Maryvale apartment complex, including 10 filed against a single renter and eight against another.
Some renters were able to stay in their homes, but only after paying late fees, attorney’s fees and court costs on top of the rent they were struggling to pay. This sometimes added an additional $200 to $500 per month.
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These renters got stuck in an expensive cycle: They couldn’t afford to pay their rent at the start of the month, so their landlord filed for eviction. Before the renters were locked out, they were able to come up with the money, pay off their debt and get the eviction dismissed. But come the first of the next month, they were short on rent again, starting the cycle over.
“It costs a lot of money to be poor. When a landlord files for eviction, you aren’t just catching up on the rent owed – suddenly there are notice fees, attorney’s fees, court costs. Repeating that cycle every month is exhausting and expensive,“ said Chris Groninger, a consumer advocate with the nonprofit Arizona Bar Foundation.
Phoenix-area evictions: They didn’t stop during the COVID-19 pandemic. Here’s why
Why didn’t eviction moratoriums protect all renters?
The multiple eviction moratoriums implemented by the state and federal government during the pandemic did prevent evictions of many Phoenix-area renters.
Eviction filings in Maricopa County dropped by about 55% during the first 11 months of the pandemic compared with the same months one year earlier.
Still, landlords filed for almost 30,000 evictions.
The eviction moratoriums did not prevent landlords from filing for eviction — they only stopped the actual lockout.
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Chris Groninger, a consumer advocate with the nonprofit Arizona Bar Foundation
When a landlord files for eviction, you aren’t just catching up on the rent owed – suddenly there are notice fees, attorney’s fees, court costs. Repeating that cycle every month is exhausting and expensive.
However, there were significant caveats in all of the moratoriums, and many renters were locked out despite the eviction protections. Maricopa County does not track the number of people who were locked out of their homes by constables, but housing advocates estimate thousands were.
For renters to qualify for protections, they must file paperwork with the court or constable showing how they’ve been impacted by COVID-19. If they do not, landlords can move forward with eviction.
Some renters faced eviction either because their financial struggles weren’t covered by the moratorium or they weren’t aware that they had to file the paperwork. Only about 1% of renters facing eviction had legal representation during the pandemic.
11 evictions in 1 year
A tenant renting a 1,250-square-foot single-family home in Surprise faced eviction 11 times in the first 11 months of the COVID-19 pandemic.
Each month from April 2020 to February 2021, the renter failed to pay his rent on time. By the middle of the month, the landlord, Ike Paik, would file for eviction, adding $150-$260 in late fees and $103 in court costs to the renter’s debt.
The judge always ruled in Paik’s favor, but the renter always managed to pay by the end of the month, before a constable locked him out of the house.
Over the course of the pandemic, the renter spent more than $3,400 on late fees and court costs.
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Pamela Bridge, director of advocacy and litigation at Community Legal Services, on landlords who choose to repeat the eviction process each month with certain tenants
That is a bad cycle. Already-struggling tenants then have legal fees to pay, too.
A man who identified himself as Paik told an Arizona Republic reporter he didn’t know anything about evictions and hung up.
Courtney Gilstrap LeVinus, president and CEO of the Arizona Multifamily Association, said every situation is different, but eviction “is often used as a tool to compel residents to pay overdue rent, not simply to kick people out in the street.”
She said landlords may choose to seek repeated evictions to update how much a tenant owes “to ensure that months and months of back rent will ultimately be paid.”
Pamela Bridge, director of advocacy and litigation at Community Legal Services, said she hears similar arguments from landlords, but said repeating the eviction process each month just leaves renters in an even worse position.
“That is a bad cycle. Already-struggling tenants then have legal fees to pay, too,” Bridge said.
LeVinus said landlords have other options besides eviction — including eliminating fees and working out partial payment plans — and that many of them have been using these options instead of eviction, “despite rent not being paid and financial relief from the government failing to arrive.”
“There are more than 1 million rental households in Arizona and tens of thousands of property owners. Talking about ‘landlords’ as one entity is a drastic oversimplification of the industry,” LeVinus said.
Your eviction questions answered: Do evictions impact credit scores? Who is covered by CDC moratorium?
Nevada landlord responsible for 600-plus evictions
A Nevada landlord that owns five medium-size apartment complexes in west Phoenix filed for 632 evictions during the first year of the pandemic.
Two of the complexes, Del Mar Terrace Apartments at 7007 W. Indian School Road and The Cove Apartments at 2545 N. 83rd Ave., had the highest and second-highest number of evictions at any Maricopa County apartment complex during the first year of the pandemic.
At The Cove Apartments in Phoenix, 217 evictions were filed by Heers Trust of Nevada and California during the first 11 months of the pandemic.
During the pandemic period tracked by The Republic analysis, the owners of the Del Mar Terrace apartments in Phoenix filed 241 eviction notices against renters in the complex.
The Cove Apartments (left) and Del Mar Terrace Apartments, both in Phoenix, topped the list for number of evictions at any Maricopa County apartment complex during the first year of the COVID-19 pandemic.
MEG POTTER/THE REPUBLIC
Groups led by Brett Heers, a Las Vegas-based real-estate professional, also own The Cameron Apartments at 5421 W. Indian School Road, Parkwood Apartments at 6751 W. Indian School Road and Desert Point Apartments at 6405 W. McDowell Road.
More than 100 renters at those properties had more than one eviction filed against them during the pandemic.
DIG DEEPER
Pandemic evictions
Pandemic evictions were banned, but metro Phoenix landlords filed for 30,000
Your eviction questions answered
How 1 renter faced 11 evictions in 1 year
Metro Phoenix apartments with most evictions during pandemic
Valley ZIP codes with most eviction filings during the pandemic
One renter at The Cove Apartments faced eviction 10 times in 12 months. Another at the same complex faced eviction eight times.
Each time an eviction was filed, the renter was on the hook for $45 to $75 in attorney’s fees, $85 to $150 in late fees and $125 in court costs, The Republic found.
Hull, Holliday & Holliday, the law firm that represents the apartment complexes in eviction cases, did not respond to a request for comment.
The renters who faced eviction 10 and eight times appear to have stayed in their homes throughout the pandemic, but only after paying $3,125 and $2,371, respectively, in eviction costs over the course of the year.
“The eviction process is a perfect example of how expensive it is to live close to or in poverty,” Groninger said.
Coverage of housing insecurity on azcentral.com and in The Arizona Republic is supported by a grant from the Arizona Community Foundation.
Coverage of housing insecurity on azcentral.com and in The Arizona Republic is supported by a grant from the Arizona Community Foundation.
Reach reporter Jessica Boehm at jessica.boehm@gannett.com or 480-694-1823. Follow her on Twitter @jboehm_NEWS. Reach reporter Catherine Reagor at catherine.reagor@arizonarepublic.com and follow her on Twitter @catherinereagor. Reach eporter Ralph Chapoco at ralph.chapoco@arizonarepublic.com and follow him on Twitter @rchapoco.
Published 4:25 pm UTC Jun. 16, 2021 Updated 6:28 pm UTC Jun. 17, 2021
HOUSING
These metro Phoenix apartment complexes had the most evictions during COVID-19
Catherine Reagor
Ralph Chapoco
Jessica Boehm
Arizona Republic
Published 4:10 pm UTC Jun. 17, 2021 Updated 4:10 pm UTC Jun. 17, 2021
MEG POTTER/THE REPUBLIC
Renters had a greater chance of their landlord filing to evict them during the pandemic at affordable metro Phoenix apartment complexes from the West Valley to central Mesa.
But most of Maricopa County’s top five apartments for eviction filings during state and federal eviction bans can be found in the affordable Maryvale neighborhood of Phoenix, according to an Arizona Republic investigation.
Some renters at these complexes faced multiple evictions between late March 2020 and February 2021.
All of the top five Valley apartments for evictions had more than 100 filings during the first 11 months of the pandemic, and two complexes had more than 200 filings.
Pamela Bridge, director of advocacy and litigation at Community Legal Services, said landlords kept filing evictions during the pandemic for issues not protected by state and federal eviction moratoriums.
“Landlord attorneys are saying rents are still going up and if a tenant is evicted, another one can be found who will pay rent,” she said.
Evictions and rents climb
Despite an Arizona eviction moratorium in place from late March to the end of October and a Centers for Disease Control and Prevention moratorium that started in early September, metro Phoenix landlords filed for almost 30,000 evictions through the end of February 2021.
Even though overall eviction filings from late March to February 2021 are down 55% compared to the same months one year earlier, they started climbing last fall in the midst of the CDC moratorium.
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Landlords can challenge the CDC eviction protection in Arizona if they think tenants haven’t experienced a substantial loss of income due to COVID-19 or aren’t doing their best to get rental assistance.
Research from national research firm RentCafe shows 96% of metro Phoenix apartments are leased now, and the typical rental only stays vacant for an average of 33 days. It ranked the Valley the 22nd “hottest rental market” out of 125 U.S. metro areas.
Phoenix-area evictions: They didn’t stop during the COVID-19 pandemic. Here’s why
Bridge said evictions are also up because more landlords are filing to evict for issues not related to rent or the CDC ban, including barking dogs and other minor issues.
Landlord advocates say while some big apartment owners may have filed for more evictions because of their size, larger properties also likely provided more partial payment plans and waived tens of thousands of dollars more in rent and fees.
Many bigger apartment owners received federal Paycheck Protection Program loans and were able to absorb the massive losses created by an eviction moratorium more easily than smaller landlords.
Courtney Gilstrap LeVinus, president and CEO of the Arizona Multihousing Association, said while a barking dog may sound trivial to some, it’s typically a neighbor who complains to the rental owner or manager and demands that the situation be remedied.
“This is equally true when there’s a vermin or cockroach problem, smoking complaints, incessant loud music and other nuisance behaviors that a landlord is statutorily bound to remedy,” she said.
Maryvale is top area for evictions
In west Phoenix’s affordable Maryvale neighborhood, two complexes — the Del Mar Terrace apartments and the Cove Apartments — topped the list for the most eviction filings between late March 2020 and February of this year.
Both are owned by the Heers Trust of Nevada and California, according to property records.
During the pandemic period tracked by The Republic analysis, Heers filed 241 eviction notices against renters in the Del Mar complex. Located at 7007 W. Indian School Road, it has 1,021 units, according to Apartments.com.
During the pandemic period tracked by The Republic analysis, the owners of the Del Mar Terrace apartments in Phoenix filed 241 eviction notices against renters in the complex.
During the pandemic period tracked by The Republic analysis, the owners of the Del Mar Terrace apartments in Phoenix filed 241 eviction notices against renters in the complex.
MEG POTTER/THE REPUBLIC
At the Cove Apartments, 217 eviction filings happened during the first 11 months of the pandemic. That complex at 2545 N. 83rd Ave. has 652 units.
Rents start at about $950 for a one bedroom at both complexes, which is about $300 below the average rent for a Phoenix apartment.
More than 120 renters at Heers-owned properties received eviction notices more than once during the pandemic. One renter had 10 eviction filings between March 2020 and February 2021. Several others had two to eight filings.
Neither Heers or its eviction attorney, Hull, Holliday & Holliday, responded to questions about evictions at these apartments.
Heers was also a top eviction pursuer on metro Phoenix properties covered under the CARES Act eviction moratorium between late March and August 2020.
At The Cove Apartments in Phoenix, 217 evictions were filed by Heers Trust of Nevada and California during the first 11 months of the pandemic.
At The Cove Apartments in Phoenix, 217 evictions were filed by Heers Trust of Nevada and California during the first 11 months of the pandemic.
MEG POTTER/THE REPUBLIC
As part of the first COVID-19 stimulus act, landlords couldn’t evict tenants for not paying rent if their properties were backed by federal loans.
A 2020 Republic investigation found at least 60 wrongful evictions at three other Maryvale complexes owned by Heers with federally backed mortgages. Those complexes include: the Cameron Apartments at 5421 W. Indian School Road, Parkwood Apartments at 6751 W. Indian School Road and Desert Point Apartments at 6405 W. McDowell Road.
‘A nightmare for too many’: Hundreds of Arizona renters may have been wrongfully evicted during pandemic
Last November, Hull, Holliday & Holliday said in a statement that initially it “verified” those properties didn’t have federal funding.
“We recently discovered that we may have received inaccurate information and that some funding may be backed by a federal mortgage,” the law firm said.
“We regret any actions that made it more difficult for some residents and families. We already have begun to look into this matter and it’s our intention to remedy this very unfortunate situation if we verify that a property was covered by the CARES Act.”
Hull, Holliday & Holliday also didn’t respond to a recent question on whether wrongful evictions under the CARES Act at those properties have been dismissed or if those renters have been compensated.
No. 3 for evictions also in Maryvale
DIG DEEPER
Pandemic evictions
Pandemic evictions were banned, but metro Phoenix landlords filed for 30,000
Your eviction questions answered
How 1 renter faced 11 evictions in 1 year
Metro Phoenix apartments with most evictions during pandemic
Valley ZIP codes with most eviction filings during the pandemic
The owners of the Villas De Azul Apartments filed 141 evictions at the complex during the first 11 months of the pandemic. The complex at 2627 N. 45th Ave. has 301 apartments.
Like the other Maryvale complexes hard hit by evictions, rents are affordable at Villas De Azul. The monthly payment on a one bedroom at the complex starts at $885, according to Apartments.com.
It is managed by Western Wealth Communities and was bought by a Canadian group called WWC L VII in September 2020.
Western Wealth didn’t respond to requests for comment.
But through a Zillow spokesperson working with Western Wealth, the management company said it has helped “237 families in the Phoenix area stay housed during the pandemic by facilitating their access to $1.2 million in rental assistance.”
Your eviction questions answered: Do evictions impact credit scores? Who is covered by CDC moratorium?
High number of evictions in Mesa
The owner of the Mesa Ridge Apartments filed 120 evictions during the pandemic. The complex at 650 S. Country Club Drive with 151 units is in an affordable area of central Mesa.
The complex is owned by Mesa Ridge NSMM LLC.
At Mesa Ridge Apartments in Mesa, 120 evictions were filed during the first 11 months of the pandemic.
At Mesa Ridge Apartments in Mesa, 120 evictions were filed during the first 11 months of the pandemic.
MEG POTTER/THE REPUBLIC
An average rent for apartments in Mesa Ridge wasn’t available at Apartments.com because it shows none of the units is are available for leasing now.
Neither Nicolan Management, which is listed as the apartments management firm, nor the owners responded to requests for comment about evictions at Mesa Ridge.
‘It costs a lot of money to be poor’: How 1 renter faced 11 evictions in 1 year
Another West Valley complex
A Deer Valley apartment property with 114 evictions during COVID-19 is No. 5 on the list of metro Phoenix apartment complexes with the most overall evictions.
The Mod Apartments at 2222 W. Beardsley Road is also managed by Western Wealth Communities and owned by the Canadian group WWC LV1. It was purchased in December of last year.
Rents for a studio start at $800 in the complex.
Coverage of housing insecurity on azcentral.com and in The Arizona Republic is supported by a grant from the Arizona Community Foundation.
Reach reporter Jessica Boehm at jessica.boehm@gannett.com or 480-694-1823. Follow her on Twitter @jboehm_NEWS. Reach reporter Catherine Reagor at catherine.reagor@arizonarepublic.com or 602-568-2856. Follow her on Twitter @catherinereagor. Reach reporter Ralph Chapoco at ralph.chapoco@arizonarepublic.com and follow him on Twitter @rchapoco.
Published 4:10 pm UTC Jun. 17, 2021 Updated 4:10 pm UTC Jun. 17, 2021
HOUSING
These ZIP codes in Maricopa County have the most eviction filings during the pandemic
Evictions in metro Phoenix are concentrated in lower-income neighborhoods near job hubs, freeways and mass transit, according to an analysis.
Ralph Chapoco
Catherine Reagor
Jessica Boehm
Arizona Republic
Published 5:00 pm UTC Jun. 17, 2021 Updated 5:00 pm UTC Jun. 17, 2021
Evictions have hit lower-income metro Phoenix neighborhoods located centrally near job hubs, freeways and mass transit the hardest during the coronavirus pandemic.
These are neighborhoods where many service workers, who have been affected the most by COVID-19, live.
Most of the Valley ZIP codes with the most evictions can be found in west Phoenix and Glendale, according to an Arizona Republic analysis. Areas with affordable apartments in downtown Tempe and Mesa, as well as a north and a southeast Phoenix neighborhood, also made the list.
Chris Groninger, a consumer advocate with the nonprofit Arizona Bar Foundation who has been closely tracking evictions, is saddened by the trends.
“No surprises, really, just frustration,” she said about the neighborhoods where landlords file the most to evict renters. “The eviction process is a perfect example of how expensive it is to live close to or in poverty.”
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The data presents a range of eviction filings that have occurred within different ZIP codes in Maricopa County from late March 2020 to the end of February. Just about every ZIP code within the county registered at least one eviction. Some are true anomalies, with hundreds of evictions filed as the pandemic raged.
The median number of eviction filings per ZIP code the county is about six, making the top 10 ZIP codes true outliers.
The courts do not tally actual lockouts — when a renter is removed from a home after an eviction filing — but housing advocates say that number is in the thousands.
Phoenix-area evictions: They didn’t stop during the COVID-19 pandemic. Here’s why
85301 in central Glendale
The ZIP code 85301, which includes downtown Glendale, has seen the most eviction filings of any Valley neighborhood during the past year.
From late March 2020 through February, 1,517 evictions have been filed in this Glendale area that’s home to affordable apartment complexes near Glendale Community College and Grand Canyon University.
Both rents and home prices in the West Valley neighborhood from Northern Avenue to Camelback Road roughly between 43rd and 67th avenues have been rapidly climbing while incomes haven’t kept up. The area’s median rent for a one bedroom is $876, according to apartment research firm Zumper.
Rents jumped 11% in the Valley suburb during the past year, according to researcher Apartment List.
La Piazza Al Forno in downtown Glendale has been open for 13 years. Owner Justin Piazza expects steady business during Glendale Glitters as COVID-19 restrictions mean there won’t be any street vendors.
The Canyons on Colter Apartments in Phoenix is pictured on April 23, 2021.
The Glendale ZIP code 85301 is home to the city’s downtown (left) as well as The Cove Apartments, which was near the top of the list for number of evictions at a Maricopa County apartment complex during the first year of the COVID-19 pandemic.
KELLY DONOHUE/THE REPUBLIC; MEG POTTER/THE REPUBLIC
The median home price in ZIP 85301 is $230,000, according to the Arizona Regional Multiple Listing Services. While affordable compared with metro Phoenix’s overall median home price of $350,000, prices have climbed 32% during the past year.
About one-third, nearly 33%, of the neighborhood’s population lives either at or below the poverty line, according to 2019 census numbers. The poverty rate of those living in metro Phoenix is about 12%. The median income of the area’s eligible working population is $24,515, less than half the median income for metro Phoenix overall. The area’s eligible working population is defined as those who are 16 years old and older.
A majority of the neighborhood’s residents, 63%, report as Hispanic and 9% as Black. About one-fourth of the area’s population, 23%, is white.
The residents mostly rent, with 37% of the housing units occupied by homeowners as compared with metro Phoenix’s overall homeownership rate of 65%.
These ZIP codes had the most evictions: See our map of metro Phoenix areas with the most filings
85281 in downtown Tempe/Town Lake
The Tempe ZIP code 85281 is the most urban part of the city, with light rail bisecting it. Arizona State University is located there, as well as several growing employers such as State Farm. It ranked No. 2 for the most eviction filings during the pandemic with 1,245.
The typical rent for a one bedroom in this Tempe neighborhood is $1,359. That’s higher than the almost $1,200 average for all of Tempe and below only Scottsdale and Chandler for the highest rents in metro Phoenix.
The median home price in the 85281 area running from the southern half of Papago Park to Broadway Road and roughly between State Route 143 and the Loop 101 is $320,000, up 14% from a year ago.
ASU students cross University Drive on the first day of the fall semester at Arizona State University in Tempe, AZ on Aug. 21, 2006.
Vela Luxury Apartment Homes in Tempe is pictured on April 23, 2021.
Arizona State University’s Tempe campus is within the 85281 ZIP code (left), also home of Vela Luxury Apartment Homes. The typical rent for a one bedroom in this Tempe neighborhood is $1,359.
ROB SCHUMACHER/THE REPUBLIC; MEG POTTER/THE REPUBLIC
More than one-third, about 36%, of the population live either at or below the poverty line, compared with metro Phoenix’s about 12%. The median income of the ZIP code’s eligible working population is slightly less than $20,000 annually, significantly less than the median income for metro Phoenix. That’s likely due to the many students who live near ASU.
The area’s population is majority white, according to census figures, at 53%. Another 23% of residents are Latino, and 13% are Asian.
The homeownership rate is roughly 21%, while the rest of the occupied units are considered rentals. In comparison, the homeownership rate in the metro Phoenix is about 65%.
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85035 in west Maryvale
Eviction filings hit 1,240 between late March 2020 and February in the westernmost neighborhood of the affordable Maryvale area.
Older apartments and block rental homes fill this neighborhood from Thomas Road to Interstate 10 between 49th and 83rd avenues. The median rent for a one bedroom in this part of Maryvale is $1,209, which is higher than the $1,010 for Phoenix.
The median home price is $250,000, up 17% from last year. That’s about $100,000 below the Valley’s overall median.
The Phoenix neighborhood of Maryvale (ZIP code 85035) saw the biggest resale home price increases since the housing crash (2011-18) — $40,000 to $171,800,
a 330% increase.
85035: A third west Phoenix neighborhood in the Maryvale area has a median house price of $156,000, up 10 percent from 2016.
The median rent for a one bedroom in the 85035 ZIP code in Phoenix’s Maryvale neightborhood is $1,209, higher than the $1,010 rent for the rest of Phoenix.
NICK OZA/THE REPUBLIC; STREETSCOUT.COM
About 23% of the population lives either at or below the poverty line, nearly double the 12% of metro Phoenix.
The median income of the ZIP code’s eligible working population is about $25,000 annually, more than the median income for metro Phoenix.
The area is mostly Latino — 81% — with 7% identifying as Black and 7% as white.
The ZIP code’s homeownership rate is roughly 40%, while the rest of the occupied units are considered rentals. As a comparison, the homeownership rate in the metro Phoenix overall is about 65%.
85017 in west Phoenix
The west Phoenix neighborhood, home to Grand Canyon University and many affordable rentals, saw 833 evictions during the pandemic.
Many students rent in the area running along Interstate 17 to 35th Avenue between Glendale Avenue and Thomas Road, but it is also home to many longtime residents.
The median rent for a one bedroom is $849, very affordable for the Valley. The median home price is $243,000, which is up 23% in the past year but still more than $100,000 below the Valley’s median home price.
Grand Canyon University has given the area west of Interstate 17 along Camelback Road a boost as its enrollment has skyrocketed. Now tagged as an opportunity zone, the tract could draw more apartments and shopping centers for its growing student population.
The 85017 ZIP code in west Phoenix saw resale home values increase from $41,000 to $165,000 – an increase of 302% percent – since 2011.
In west Phoenix’s 85017, affordable rentals surround Grand Canyon University (left). Students as well as longtime residents live in the area.
MARK HENLE/THE REPUBLIC; NICK OZA/THE REPUBLIC
Nearly one third, about 30%, of the population lives either at or below the poverty line, far more than metro Phoenix’s 12%.
The median income of the ZIP code’s eligible working population is slightly more than $22,000 annually, significantly less than the median income for metro Phoenix.
The area is majority Latino, with more than two-thirds, 68%, identifying as Latino, 17% as white and 6% as Black.
The homeownership rate of the occupied units within the ZIP code is roughly 40% while the rest of the occupied units are considered rentals.
85033 in west Phoenix’s Maryvale
Maryvale West, the second phase of the west Phoenix community started in the 1950s by developer John F. Long, saw 797 evictions during the pandemic.
Houses are typically block, with a carport, on small lots in this neighborhood located between Camelback and Thomas roads and 59th and 83rd avenues.
The typical rent in this area is $829, making it the most affordable spot on the list. The median home price in ZIP code 85033 has climbed 19% in the past year to reach $250,000.
Homes in west Phoenix’s Maryvale ZIP code of 85033 are typically block, with a carport, on small lots in this neighborhood located between Camelback and Thomas roads and 59th and 83rd avenues.
Homes in west Phoenix’s Maryvale ZIP code of 85033 are typically block, with a carport, on small lots in this neighborhood located between Camelback and Thomas roads and 59th and 83rd avenues.
NICK OZA/THE REPUBLIC
About 28%, of the population lives either at or below the poverty line, more than double the rate of metro Phoenix.
The median income is slightly more than $24,000 annually, significantly less than that of metro Phoenix.
The population is 81% Latino, 12% white and 4% Black.
The homeownership rate is roughly 48%, while the rest of the occupied units are considered rentals.
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85201 in central Mesa
Mesa’s historic downtown district can be found in this area, as well as several older apartment complexes and mobile home parks. Landlords filed 701 evictions here during the pandemic.
Renters typically pay $1,028 a month for a one bedroom in this neighborhood from the Loop 202 to Main Street and between Mesa Drive and the Loop 101. That’s below the city’s $1,140 median rent for a one bedroom.
New housing projects are helping to give downtown Mesa a boost.
Typical home in Mesa Zip- 85201, in Mesa, AZ.
Downtown Mesa (left) lies in the 85201 ZIP code as well as several older apartment complexes, mobile home parks and other homes.
ROB SCHUMACHER/THE REPUBLIC; MEG POTTER/THE REPUBLIC
The area’s median home price is $260,000, an 18.7% increase since March 2020.
About one-fourth, about 24%, of the population live either at or below the poverty line, double the rate of metro Phoenix.
The median income of the ZIP code’s eligible working population is slightly more than $26,000 annually, significantly less than the median income for metro Phoenix.
The area’s residents are mostly people of color, including 39% Latino, 6% Black and 45% white.
The homeownership rate is roughly 34%, while the rest of the occupied units are considered rentals. The homeownership rate in the metro Phoenix is about 65%.
85021 in northwest-central Phoenix
Light rail runs through this neighborhood, home to both affordable and more expensive ranch-style properties. Landlords filed 680 evictions on renters in the area during COVID-19.
Renters pay a median of $930 a month for a one bedroom in ZIP code 85021, between Peoria and Glendale avenues and Central Avenue to 1-17. That’s about $80 less than the city’s median. Homes typically cost $320,000, which is down about 4% from a year ago.
About one-fourth, about 24%, of the population lives either at or below the poverty line, double metro Phoenix’s rate.
The median income is slightly more than $30,000 annually, significantly less than the median income for metro Phoenix.
Most residents are people of color, with 36% identifying as Latino, 10% as Black and 42% as white.
The homeownership rate is roughly 38%, while the rest of the occupied units are considered rentals. As a comparison, metro Phoenix’s homeownership rate is about 65%.
85022 in north Phoenix
In this neighborhood, home to mountain preserves, pricier homes and apartments as well as manufactured and older block homes, there were 676 evictions.
Renters typically pay about $1,052 a month for an apartment in this area between Union Hills Drive and Thunderbird Road and Cave Creek Road to just west of Seventh Street. Homebuyers are paying a median price of $305,000, up 3% from March 2020.
Slightly more than one-tenth, about 14%, of the population lives either at or below the poverty line, close to metro Phoenix’s overall rate.
The median income of the ZIP code is slightly more than $35,000 annually, significantly less than the median income for metro Phoenix.
The population is majority white, at 64%. Residents are also 23% Latino and 4% Black.
The homeownership rate is roughly 54%, while the rest of the occupied units are considered rentals. The homeownership rate in the metro Phoenix is about 65%.
85008 in southeast Phoenix
Landlords filed 669 evictions during the pandemic in this neighborhood near Phoenix’s Sky Harbor International Airport that is home to both old and new apartments. Light rail runs through it, as do a couple of freeways.
The median monthly rent is $1,000 in ZIP code 85008, between Thomas Road and Van Buren Street and 64th and 24th streets. That’s about $10 less than the Phoenix median rent.
The median monthly rent is $1,000 in the southeast Phoenix ZIP code 85008, between Thomas Road and Van Buren Street and 64th and 24th streets. That’s about $10 less than the Phoenix median rent.
The median monthly rent is $1,000 in the southeast Phoenix ZIP code 85008, between Thomas Road and Van Buren Street and 64th and 24th streets. That’s about $10 less than the Phoenix median rent.
HOMEFINDER.COM
The median home price is $300,000, up 8.3% since the first quarter of 2020.
About one-fourth, about 24%, of the population lives either at or below the poverty line, double that of metro Phoenix.
The median income is slightly more than $26,000 annually, significantly less than the median income for metro Phoenix.
The population is majority Latino, at 56%. Another 12% of residents are Black and 26% are white.
The homeownership rate is roughly 26% while the rest of the occupied units are considered rentals, far below metro Phoenix’s 65%.
85015 in midtown Phoenix
In this neighborhood, home to Christown Spectrum Mall, one of Phoenix’s oldest shopping centers, eviction filings during the pandemic reached 642.
The southern end of this area has historic homes. Affordable houses and townhomes are located in the center near the mall. Larger, ranch-style houses are on the northern end.
Christown Spectrum Mall opened in midtown Phoenix in the 1960s.
Christown Spectrum Mall in Midtown Phoenix has sold for $115 million.
85015: This northwest-central Phoenix neighborhood saw house prices climb 15.7 percent last year. The area’s median reached $209,950.
The midtown Phoenix ZIP code 85015 is home to Christown Spectrum Mall (left) and includes housing ranging from historic homes to townhomes and larger ranch-style houses.
TOM TINGLE/THE REPUBLIC; DAVID DIGBY
The median rent in the area is $900, relatively affordable for metro Phoenix, where $1,010 is the typical rent for a one bedroom. A typical home in the neighborhood between Glendale Avenue to Thomas Road and from 15th Avenue to I-17 costs $290,000, up 16% from a year ago.
Almost one-third, about 31%, of the population lives either at or below the poverty line, while the poverty rate of metro Phoenix is about 12%.
The median income is slightly more than $27,000 annually, significantly less than that of metro Phoenix.
Residents are mostly people of color, including 45% Latino, 14% Black and 30% white.
The homeownership rate is roughly 36%, while the rest of the occupied units are considered rentals. The homeownership rate in the metro Phoenix is about 65%.
Coverage of housing insecurity on azcentral.com and in The Arizona Republic is supported by a grant from the Arizona Community Foundation.
Reach reporter Ralph Chapoco at ralph.chapoco@arizonarepublic.com and follow him on Twitter @rchapoco. Reach reporter Catherine Reagor at catherine.reagor@arizonarepublic.com or 602-568-2856. Follow her on Twitter @catherinereagor. Reach reporter Jessica Boehm at jessica.boehm@gannett.com or 480-694-1823. Follow her on Twitter @jboehm_NEWS.
Published 5:00 pm UTC Jun. 17, 2021 Updated 5:00 pm UTC Jun. 17, 2021
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AUTHOR: Jessica Boehm, Catherine Reagor
