An eviction on your record can make renting a challenge, impacting housing applications, financial opportunities, and even your credit. But is it possible to erase an eviction in Arizona? The answer depends on the case details, court outcomes, and whether legal remedies apply.
Here’s what you need to know about your chances of removing an eviction from your record and the steps you can take.
1. Understanding Your Eviction Record
There are two types of eviction records, and each follows different removal rules:
Court Eviction Records
If your landlord filed an eviction case (Forcible Detainer) in an Arizona court, it becomes public record.
Even if you weren’t physically removed, a judgment against you can stay on record for 5-7 years.
Tenant Screening Reports
Private agencies (e.g., CoreLogic, Experian RentBureau) track rental history.
Evictions reported to these agencies can affect rental applications.
Some landlords report evictions even without a court case.
Key takeaway: If there’s a court record, legal action is required for removal—simply paying the debt won’t erase it.
2. Can You Expunge or Seal an Eviction in Arizona?
Arizona law does not allow automatic expungement or sealing of eviction cases. However, there are legal ways to potentially remove or modify your record.
Ways to Remove an Eviction Record
- Case Dismissal: If the eviction was filed but never ruled against you, you may be able to have it removed.
- Motion to Set Aside Judgment: If you lost the case but paid all debts, the court may vacate the judgment.
- Petition to Seal the Record (Limited Cases): If the eviction resulted from fraud, discrimination, or legal errors, you may qualify for sealing.
- Landlord Negotiation: Some landlords may withdraw the eviction from records if a settlement is reached.
Complete removal is rare, but some legal actions can help improve your situation.
3. Steps to Remove an Eviction Record in Arizona
Step 1: Check Your Court Record
Visit the Arizona Judicial Branch website.
Search for your name to confirm if an eviction judgment exists.
If there’s no judgment, tenant screening reports might be the issue.
Step 2: File a Motion to Set Aside Judgment
If you paid all debts, Arizona courts may allow a motion to set aside.
This does not erase the record but updates it to show the case is no longer valid.
File the motion with the same court where the eviction was issued.
Step 3: Petition to Seal the Record (If Applicable)
If the eviction was filed improperly (fraud, discrimination, or errors), you may request sealing.
You must provide evidence to support your claim.
Step 4: Dispute Tenant Screening Reports
If the eviction isn’t on court records but appears in background checks, you can dispute it.
Contact CoreLogic, TransUnion, and Experian RentBureau.
Provide proof that the case was dismissed or debts were paid.
Your best chance of removal is if the case was dismissed, set aside, or wrongly reported.
4. What If You Can’t Remove the Eviction?
If full removal isn’t possible, consider these strategies to improve rental approval:
- Rent from Private Landlords – Large apartment complexes have strict checks, but private landlords may be more flexible.
- Offer Higher Security Deposits – This can reassure landlords despite an eviction record.
- Get a Co-Signer or Guarantor – A co-signer with strong credit can help secure rental approval.
- Provide Rental References – A letter explaining financial stability since the eviction may help persuade landlords.
Even if an eviction remains, you can still secure housing by demonstrating financial responsibility.
5. Substituted Service – Serving a Trusted Adult
If the recipient refuses direct service, Arizona law allows “substituted service.”
How It Works:
Documents can be left with a responsible adult (14+) at their residence.
A follow-up mailing confirms service.
If the defendant still avoids court, a judge may issue a default judgment.
Key takeaway: Avoiding service won’t stop a case from proceeding.
Final Takeaway: Can You Remove an Eviction from Your Record in Arizona?
It is possible, but not guaranteed. Arizona does not allow automatic expungement, but dismissed cases, wrongful evictions, and certain paid-off judgments may be removed.
You have a better chance of removal if:
✔️ The case was dismissed or never resulted in a judgment.
✔️ You file a Motion to Set Aside Judgment after clearing debts.
✔️ You prove the eviction was fraudulent or filed in error.
✔️ You dispute tenant screening records with major agencies.
Your chances are lower if:
❌ The eviction resulted in a court judgment against you.
❌ You still owe rent or fees from the eviction.
❌ The case is recent (within the last 1-2 years).
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If you’re struggling with an eviction record, consulting a legal professional or tenant rights advocate can help you explore your options and improve your rental prospects.
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