Ariz. Rev. Stat. § 12-1178
Judgment; writ of restitution; limitation on issuance; criminal violation; notice
Operative Text
A. If the defendant is found guilty of forcible entry and detainer or forcible detainer, the court shall give judgment for the plaintiff for restitution of the premises, for all charges stated in the rental agreement and for damages, attorney fees, court and other costs and, at the plaintiff's option, all rent found to be due and unpaid through the periodic rental period, as described in section 33-1314, subsection C, as provided for in the rental agreement, and shall grant a writ of restitution. The person designated by the judge to prepare the judgment shall ensure that the defendant's social security number is not contained on the judgment. B. If the defendant is found not guilty of forcible entry and detainer or forcible detainer, judgment shall be given for the defendant against the plaintiff for damages, attorney fees and court and other costs, and if it appears that the plaintiff has acquired possession of the premises since commencement of the action, a writ of restitution shall issue in favor of the defendant. C. No writ of restitution shall issue until the expiration of five calendar days after the rendition of judgment. The writ of restitution shall be enforced as promptly and expeditiously as possible. The issuance or enforcement of a writ of restitution shall not be suspended, delayed or otherwise affected by the filing of a motion to set aside or vacate the judgment or similar motion unless a judge finds good cause. D. A defendant who is lawfully served with a writ of restitution and who remains in or returns to the dwelling unit, as defined in section 33-1310, or remains on or returns to the mobile home space, as defined in section 33-1409, or the recreational vehicle space, as defined in section 33-2102, without the express permission of the owner of the property or the person with lawful control of the property commits criminal trespass in the third degree pursuant to section 13-1502. E. If the defendant is found guilty of forcible entry and detainer or forcible detainer, the court shall give the defendant notice that a defendant who is lawfully served with a writ of restitution and who remains in or returns to the dwelling unit or remains on or returns to the mobile home space or the recreational vehicle space without the express permission of the owner of the property or the person with lawful control of the property commits criminal trespass in the third degree pursuant to section 13-1502.
Under A.R.S. § 12-1171 et seq. § 12-1178, Arizona courts handling forcible entry and detainer cases must issue a judgment for whichever party prevails, including awards of damages, attorney fees, and costs. If the landlord wins, the court issues a writ of restitution to recover the premises, but that writ cannot take effect until at least five calendar days after judgment. A defendant who remains in or returns to the property after being lawfully served with a writ of restitution—without the owner's permission—may face criminal trespass charges under Arizona law.
Plain English — not legal advice.
A.R.S. § 12-1171 et seq. § 12-1178 outlines what a successful plaintiff in a forcible detainer action can recover, including unpaid rent, damages, attorney fees, and court costs, along with a writ of restitution. Compliant operators are generally aware that the writ cannot be enforced until five calendar days after judgment, and they coordinate with the appropriate authorities to carry out enforcement promptly once that window has passed. Operators also take note that the court is required to inform the defendant of the criminal consequences of remaining on or returning to the property without permission, which is part of the statutory process rather than a separate landlord obligation.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Under A.R.S. § 12-1171 et seq. § 12-1178, a tenant who prevails in a forcible detainer action is entitled to a judgment that may include damages, attorney fees, and court costs, and can receive a writ of restitution if the landlord took possession after the case began. Tenants should be aware that a writ of restitution carries serious consequences: remaining in or returning to the dwelling without the owner's express permission after being lawfully served can constitute criminal trespass in the third degree. Tenants facing a forcible detainer proceeding may wish to consult a tenant-rights organization or legal aid provider to understand available defenses and options under this provision.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated October 9, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
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