The short answer
When you can remove what a tenant left depends on how they left:
- Tenant moved out and agrees: get a signed, dated written release listing what can be thrown out. In Arizona, if the tenant returned the keys, you may dispose of belongings right away unless you agreed in writing to something else.
- Arizona eviction: hold belongings 14 calendar days, starting the day after the constable or sheriff executes the writ of restitution.
- Arizona abandonment (no eviction): post and mail a notice of abandonment, wait 5 days, retake the unit, then hold belongings 14 calendar days.
- California eviction: after the sheriff lockout, the tenant has 15 days to pay storage and claim their property.
- California move-out or abandonment (no eviction): send a notice of right to reclaim, giving at least 15 days if delivered in person or 18 days if mailed.
Step 1: Ask the tenant to take their belongings
The fastest and cheapest path is for the tenant to remove everything themselves. Before or at move-out:
- Agree on a firm date and time for them to remove everything, and offer access in writing
- Do a move-out walkthrough and take dated photos of every room, the garage and the yard
- Get the keys, garage openers and gate codes back
- If they leave items behind, ask them to sign a release listing what may be discarded
- Keep copies of every text, email and letter
Arizona eviction timeline, step by step
Typical timeline for an uncontested eviction for unpaid rent. Dates vary by court and how quickly notices are served:
- Day 0: Serve a 5-day notice to pay rent or the lease ends (A.R.S. § 33-1368(B)).
- About day 6: If rent is not paid, file an eviction (special detainer) case in justice court.
- About 1 week after filing: Court hearing. Arizona eviction rules set trial dates quickly.
- 5 calendar days after judgment: The landlord can ask the court for a writ of restitution (A.R.S. § 12-1178).
- A few days later: A constable or sheriff executes the writ, removes the occupants and the locks are changed. Never change the locks yourself before this.
- The next day: Inventory what was left, then notify the tenant by certified mail and by posting at the property where it is stored and what storage costs (A.R.S. §§ 33-1368(E), 33-1370(D)).
- Days 1–14: Hold the belongings with reasonable care. Perishables, and items that are contaminated or pose a health risk, may be disposed of right away.
- Day 15 or later: If the tenant has not reclaimed them, you may sell, donate or dispose of the items, then schedule the cleanout.
What Arizona tenants can still get back
During the 14-day hold, the tenant can reclaim everything by paying actual removal and storage costs. Even without paying, they must be allowed to get clothing, tools and books of their trade, ID, financial, immigration, employment, public assistance and medical documents. If the tenant gives written notice that they intend to reclaim, they have five days to pay and pick up. Do not dispose of anything during that time (A.R.S. § 33-1370(F), (H)).
Arizona abandonment without an eviction
If the tenant simply disappeared, Arizona treats the unit as abandoned when the tenant has been gone without notice for at least 7 days, rent is at least 10 days unpaid, and nothing but their belongings suggests they still live there. If all of their belongings are gone, the threshold is 5 days absent with rent 5 days unpaid. Post a notice of abandonment on the door and send it by certified mail. Five days after both are done, you may retake the unit. Any belongings left are then inventoried and held 14 days, the same as after an eviction (A.R.S. § 33-1370).
California eviction timeline, step by step
Typical timeline for an uncontested eviction for unpaid rent. Many California rentals also need just cause under state law, and cities including Los Angeles and San Diego add their own notice and relocation rules, so check local requirements first:
- Day 0: Serve a 3-day notice to pay rent or quit. Weekends and court holidays do not count (CCP § 1161).
- About 1 week: If rent is not paid, file an unlawful detainer case and have the tenant served.
- 10 court days after service: The tenant's deadline to respond, not counting weekends and court holidays (CCP § 1167).
- No response: Ask for a default judgment. Response filed: the court sets a trial, often within a few weeks.
- After judgment: Get a writ of possession and take it to the sheriff. The sheriff serves a notice giving the occupants 5 days to leave (CCP § 715.010).
- Lockout: The sheriff returns, removes the occupants and gives you possession.
- 15 days after lockout: The tenant may pay reasonable storage costs and claim their property. Store it safely until then (CCP §§ 715.010, 1174).
- After 15 days: If the total resale value is under $700, you may keep or dispose of the items. Otherwise, hold a public sale by competitive bidding (Civil Code § 1988).
California move-out or abandonment without an eviction
If rent has gone unpaid for 14 consecutive days and you reasonably believe the tenant has abandoned the unit, you may serve a notice of belief of abandonment. The lease ends at least 15 days after personal service, or 18 days after mailing, unless the tenant responds (Civil Code § 1951.3). For belongings left after a tenant moves out, send a notice of right to reclaim abandoned property with the same 15- or 18-day deadline (Civil Code §§ 1983–1984). Then follow the $700 rule above.
Mistakes that cost owners money
Self-help can turn a simple cleanout into a lawsuit. Avoid:
- Changing locks, removing doors or shutting off utilities to force a tenant out
- Throwing away belongings before the notice and storage period ends
- Discarding ID, medical, financial or immigration documents, or work tools
- Skipping the inventory and photos. Document what was left and where it was stored
- Assuming one state's rules apply in another. Arizona and California timelines are different
Overall timeline at a glance
Rough planning totals for uncontested cases. Contested cases, court backlogs and local rules can add weeks or months:
- Arizona, tenant returns keys and leaves items: cleanout can usually be scheduled right away
- Arizona eviction: about 3–5 weeks to lockout + 14-day hold, so about 5–7 weeks to cleanout
- Arizona abandonment: 5-day notice + 14-day hold, so about 3 weeks after the notice to cleanout
- California eviction: about 6–10 weeks to lockout + 15 days, so about 2–3 months to cleanout
- California move-out with items left: 15 or 18 days after the reclaim notice
When the waiting period is over: cleanout and yard cleanup
Once the unit is vacant and you have the legal right to dispose of what is left, HomeTame can estimate junk removal by truck load and arrange the cleanout. Long vacancies often leave the yard overgrown too, so you can estimate overgrown yard cleanup and brush removal at the same time.
