When is the earliest I can send an effective 30 day notice to Arizona Deedbeats?

[Abdenour Achab]

I own two tax lien certificates in an Arizona county for which the three year redemption period will end in February 2024. My plan is the following:

1) Send the the 30 day Notice to Foreclose on my own.

2) Try to locate and contact the owners on my own to remind them to redeem the property or, in the alternative, deed it to me for dirt cheap, subject to the tax lien.

3) If either property remains unredeemed and not deeded to me after some TBD date in the first half of 2024, ask my lawyer to start the foreclosure on it.

What happens if I send the 30 day Notices on January 1, 2024, notifying them of my intent to start foreclosure "on or after March 1, 2024"? Would that enable my lawyer to start the foreclosure process, if need be, any time between March 1, 2024 and July 1, 2024? Or does the 30 day notice need to be sent AFTER the expiration of the redemption period in order to be effective?

[Chris Brevik]

Best place to start would be to reach out to the county treasurer's office where your tax lien(s) are held for guidance on the deed redemption process as the process could vary by county.

Sometimes within the disclaimers they state, your Certificate of Purchase (CP) does not give you a right to contact the property owner for any reason.

In Maricopa county, when a property owner fails to redeem the CP prior to the expiration of three years from the date the parcel was first offered at sale. At the expiration of the three year period, the investor may file an “Action to Foreclose” in the Superior Court of Maricopa County three years from the date of the sale.apply for a court ordered deed to the property (judicial foreclosure)