Arizona Eviction Record Sealing: Mandatory on Dismissal or a Win

By Steve Levine · Updated November 3, 2026

Short answer: Arizona eviction record sealing is mandatory in two situations under A.R.S. § 33-1379: the court must seal every record of the case when it dismisses it before judgment or rules for you, and it must also seal when you and the landlord file a stipulation to set aside the eviction and seal the file. A 2026 law, HB 2244 (Laws 2026, ch. 194), adds a discretionary path when a landlord ignores your motion to mark a paid judgment satisfied.

Arizona is one of the few states where a sealed eviction cannot be sold. Section 33-1379(C) bars the court and clerk from releasing a sealed case “as a part of a bulk or individual records transfer” to third parties, which cuts off the data feeds screening companies rely on.

Arizona Eviction Record Sealing: Quick Reference

Rule	Arizona	Statute
Dismissal before judgment or judgment for tenant	Court must seal all records of the case	A.R.S. § 33-1379(A)
Landlord and tenant stipulate to set aside and seal	Court must seal	§ 33-1379(B)
Who can see a sealed case	Tenant, parties and attorneys who appeared, the court, clerk and records staff	§ 33-1379(C)
Landlord must record a paid judgment	Within 40 days after it is paid in full	A.R.S. § 22-247(A); § 12-1567(A)
Landlord ignores your motion to compel satisfaction	After 15 days: fee waived, no hearing, judge may seal	§ 22-247(E); § 12-1567(E)
Federal reporting limit	Generally 7 years	15 U.S.C. § 1681c(a)

When the Court Must Seal

Subsection A is automatic in the sense that the judge has no discretion. If the eviction action is dismissed before a judgment, or the court enters judgment in your favor, the court “shall” issue an order sealing all records related to the case. Subsection D defines those records broadly: pleadings, orders, evidence and transcripts in summary eviction, forcible entry and detainer, and special detainer actions.

Subsection B is the one tenants often overlook. Even after a landlord has won, the two of you can file a written stipulation asking the court to set aside the eviction order and seal the file, and the court must then seal it. That makes sealing a bargaining point. If you are paying a balance or agreeing to move by a set date, ask for a stipulation under § 33-1379(B) as part of the deal.

Paying to stop the case

Arizona’s nonpayment cases move quickly. Under A.R.S. § 33-1377(B), the summons sets your court date not more than six nor less than three days from its issue, and it must be served at least two days before. Under § 33-1368(B), once a special detainer action is filed you can reinstate the lease only by paying all past-due rent, reasonable written late fees, attorney fees and court costs. If that leads the landlord to dismiss before judgment, § 33-1379(A) requires sealing.

The 2026 Satisfaction-of-Judgment Sealing Rule

HB 2244 amended the satisfaction-of-judgment statutes for both justice court (§ 22-247) and superior court (§ 12-1567). It was approved by the Governor on June 19, 2026. The existing rule in subsection A of each statute requires the winning party to file a satisfaction of judgment within 40 days after the judgment is paid in full.

The new subsection E deals with landlords who do not bother. If you file a motion to compel satisfaction after an eviction and the landlord does not respond within 15 days after it is filed (and in justice court, served under the eviction rules), four things follow. The filing fee is waived. The judge may not hold a hearing. The judgment is deemed satisfied once you submit proof of payment. And the court may seal the eviction under § 33-1379. In justice court that last step is at the justice of the peace’s discretion, as a remedy for the landlord’s failure to file within 40 days.

Screening Reports and Sealed Arizona Cases

A screening report generated before your case was sealed can still sit in a company’s files. The CFPB’s guidance for renters says a sealed or expunged eviction should not be on your report, and that a dismissed filing should be labeled dismissed. Send the screening company a copy of the sealing order and dispute the entry in writing.

Under 15 U.S.C. § 1681i(a)(1), the company then has 30 days to reinvestigate or delete the item, with up to 15 more days if you send new information during that window. For cases that are not sealed, 15 U.S.C. § 1681c(a)(2) stops reporting of civil suits and judgments after seven years from entry, or after the statute of limitations if that is longer. Those limits do not apply to jobs paying $75,000 or more or credit of $150,000 or more.

Worked Example: Tempe, Paid Judgment, Silent Landlord

Marcus rents in Tempe for $1,600 a month. His landlord wins a justice court judgment for $2,450 in back rent and costs on March 2, 2027. Marcus pays the full amount on April 9, 2027. Under § 22-247(A) the landlord has 40 days, until May 19, 2027, to file a satisfaction of judgment, and does nothing.

Marcus files a motion to compel satisfaction with his receipts and serves it under the eviction rules. The landlord does not respond within 15 days. Under the new § 22-247(E), Marcus pays no filing fee, no hearing is held, the judgment is deemed satisfied on his proof of payment, and the justice of the peace may seal the whole case under § 33-1379. If the judge does seal it, Marcus sends the order to the screening company that flagged him.

If Your Arizona Case Cannot Be Sealed

A judgment for the landlord, with no stipulation and no satisfaction problem, stays public. Pay it, make sure a satisfaction is filed, and keep a copy. When you apply for a new place, the CFPB notes you can request a free copy of the screening report within 60 days after a denial, so you can see exactly what the landlord saw. Our tenant screening report guide explains how to read it, and how to seal an eviction record covers drafting a sealing request in general.

Frequently Asked Questions

Does Arizona seal an eviction automatically if I win?

The court must order sealing under A.R.S. § 33-1379(A) when it rules for you or dismisses before judgment. Ask the clerk to confirm the sealing order was entered, and keep a copy for future rental applications.

Can my landlord agree to seal a case they already won?

Yes. Section 33-1379(B) requires the court to seal when the landlord and tenant file a stipulation to set aside the eviction order and seal the file. Put that term in writing in any settlement.

Can a screening company buy a sealed Arizona eviction?

Not from the court. Section 33-1379(C) forbids the court and clerk from selling or releasing a sealed case in bulk or individually to third parties. If an old copy surfaces, dispute it with the sealing order.

Does HB 2244 let me seal any paid eviction judgment?

No. It applies when you move to compel satisfaction of a paid judgment and the landlord fails to respond within 15 days. Even then, sealing is up to the judge.

What if I paid after judgment and my landlord refuses to reinstate?

Under A.R.S. § 33-1368(B), reinstatement after a landlord’s judgment is solely the landlord’s choice. You can still insist on a filed satisfaction of judgment within 40 days.

This page is general legal information, not legal advice. The AZCourtHelp tenant eviction page has answer forms, and LSC’s legal aid finder can connect you with a lawyer. Read the state eviction process guides and eviction notice timeline if your case is still open, compare sealing rules by state, and check your Arizona security deposit rights before you move.

Sources

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