The Arizona Multihousing Association (AMA) recently launched a statewide “road show” to help journalists, lawmakers and policy staff better understand Arizona’s eviction process and the data surrounding it.
Evictions have received increased public attention in recent years, particularly following the COVID-19 pandemic and the rapid rise in housing costs. While rents across Arizona have decreased or remained flat, interest in eviction statistics remains high.
Unfortunately, much of the public discussion around evictions has been driven by incomplete data, misleading headlines and misconceptions about how the process actually works.
Advocating for Housing Stability
Although AMA represents rental housing providers, the organization has also been an effective advocate for renters because housing stability benefits both residents and property owners.
AMA played an important role in repealing Arizona’s rental tax, which is now saving renters millions of dollars annually. The association ran legislation requiring justice courts to provide virtual appearance options, improving access to the legal system for residents.
Additionally, AMA has championed zoning, permitting and regulatory reforms designed to accelerate housing construction — the single most effective long-term solution for improving affordability.
During this year’s legislative session, AMA also ran legislation to dedicate $5 million toward emergency rental assistance for families facing temporary financial hardship. The proposal has not yet passed.
Evictions Are a Last Resort
One of the most important realities often overlooked in public discussions is that eviction is typically the last resort for housing providers.
Most owners and operators work extensively with residents before filing an eviction action because evictions are disruptive, time-consuming and financially costly for everyone involved.
A nonpayment case involving just $1,602 in unpaid rent can ultimately cost a housing provider more than $6,200 after court expenses, vacancy loss, maintenance, storage and administrative costs are factored in.
Arizona’s eviction timeline is also frequently mischaracterized. The process generally takes between 21 and 40 days from filing to completion, placing Arizona near the middle nationally — not among the fastest states in the country.
The Difference Between Filings and Actual Evictions
Another major issue in public reporting is the frequent confusion between eviction filings and completed evictions.
An eviction filing simply means a case has been entered into the court system. Most filings never result in a physical removal from the property. In fact, only about 30% of eviction filings ultimately result in a writ of restitution being issued by a justice court judge — a legal requirement before a constable can remove a resident from a home.
That distinction matters.
Using raw filing numbers without additional context can create a distorted and misleading picture of housing instability.
Population growth must also be considered when evaluating eviction trends. Headlines claiming Arizona is experiencing “record evictions” may generate attention, but they often ignore the fact that the state’s population has grown dramatically over the past two decades.
In 2015, Maricopa County had approximately 3.6 million residents and recorded 5.2 eviction writs per 1,000 residents. Today, with a population nearing 4.7 million, the rate is approximately 5.3 writs per 1,000 residents.
In other words, eviction rates on a per-capita basis have remained relatively stable over time.
What Actually Prevents Evictions
Many local governments have recently focused on creating eviction legal assistance programs that provide attorneys for residents facing eviction proceedings. While well-intentioned, the outcomes have often been underwhelming.
One analysis of an Arizona program found that only about 10% of participating cases resulted in an eviction being prevented, despite significant public funding for legal services.
The more effective strategy is direct rental assistance targeted toward households experiencing short-term financial hardship. Providing temporary financial support before balances become unmanageable is often the fastest and most successful way to keep families housed.
Long term, the best way to reduce both housing costs and eviction risk is to increase housing supply. Policies that reduce barriers to construction — including zoning reform, streamlined permitting and lower development costs — help create more housing options, moderate rent growth and improve affordability across the market.
Continuing the Conversation
AMA appreciates the opportunity to present this information to organizations and leaders across Arizona, including KJZZ, the Maricopa Association of Governments and Maricopa County Supervisor Kate Brophy McGee.
Organizations interested in scheduling an eviction presentation or educational briefing are encouraged to contact Rebekah Sanders at Rebekah@RebekahSanders.com.
