An Utah eviction notice is a written notice a landlord serves on a tenant to end the tenancy for nonpayment of rent, a lease violation, illegal activity, or without cause, before filing an eviction case in a Utah court.
The tenant gets a set number of days to pay, fix the problem, or move out, depending on the reason for the notice. Below you can find the notice periods Utah law sets for each situation, plus a free Utah Eviction Notice template you can create online.
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A Utah eviction notice is also called a notice to quit, a notice to vacate, or an unlawful detainer notice. The forms below use these names interchangeably.
Last Updated: September 2026. This guide is reviewed and updated regularly to reflect current Utah law. If you notice an error or outdated information, please contact us.
Utah eviction law is set out in Part 8 of Title 78B, Chapter 6 of the Utah Code, the state's forcible entry and detainer statute. A landlord needs a lawful reason before starting an eviction, such as unpaid rent, a lease violation, or a criminal act on the property. The case must go through the district court, not a lockout or a utility shutoff.
The Utah Fit Premises Act lets a tenant answer an eviction with a repair claim if the rental unit does not meet basic health and safety standards. If the repair cost stays under two months' rent, the tenant may deduct it from the rent owed.
| Rent Grace Period | Not specified |
| Notice of Non-Payment | 3 business days[1.1] |
| Notice of Non-Compliance (Lease Violation) | 3 calendar days[1.1] |
| Notice for Nuisance or Illegal Activity | 3 calendar days[1.1] |
| No-Cause Termination (Month-to-Month) | 15 calendar days[1.1] |
| State Laws | Utah Code, Sections 78B-6-801 to 78B-6-816 |
Notice must reach the tenant in a specific way under Utah law:
The state of Utah also follows the federal Fair Housing Act, which prohibits eviction based on religion, race, national origin, sex, familial status, or disability.
Utah landlords use four main notice types, each tied to a different reason for ending the tenancy. You can have legal help draft one, or build a form yourself with FormsPal's document maker. The four types currently used in Utah are:
The landlord issues a 3-day Non-Payment Notice when the tenant has not paid rent on time. The tenant then has three business days after service to pay or move out.[1.1] If the case reaches court on nonpayment alone, the tenant can still stop it by paying all rent, other amounts due, and costs within three calendar days of being served the possession bond notice.[1.4]
A landlord uses a 3-day Non-Compliance Notice when the tenant breaks a term of the lease. The notice must offer the tenant the choice of fixing the violation or surrendering the property, and the tenant has three calendar days after service to comply.[1.1]
A 3-day Illegal Activity Notice covers a criminal act, nuisance, or waste on the premises. The tenant gets three calendar days' notice to quit before the landlord can proceed.[1.1] When the claim is a criminal nuisance, the court sets the hearing at the time the complaint is filed and must serve notice of that hearing with the summons at least three calendar days before the hearing date.[1.5]
Either side can use a 15-day No-Cause Notice to end a month-to-month tenancy. The party ending the tenancy must serve notice at least 15 calendar days before the end of that month or rental period.[1.1] A tenancy at will follows its own separate notice rule, requiring notice of not less than five calendar days.[1.1]
A special rule applies to agricultural land. A tenant who holds over and keeps possession for more than 60 days after the lease term expires, with no demand of possession or notice to quit from the owner, is considered to be in possession by the owner's permission.[1.2]
A Utah eviction moves through five stages: serve the notice, file the complaint in district court, deliver the paperwork to the tenant, let the tenant answer, and receive the court's ruling. Every stage requires proper service and paperwork before the case can move forward.
A landlord may not force a tenant out except through this court process. It is unlawful for a landlord to willfully exclude a tenant from the premises in any manner other than by judicial process. A landlord may still remove and store an abandoned tenant's belongings, and re-rent the unit, once the property is legally abandoned.[1.8]
Utah law sets specific deadlines for parts of this court process:
A Utah eviction case runs on a small set of court forms: a Complaint, a Summons, an Answer, and, if the landlord wins, an Order of Restitution. The district court closest to the rental property can tell a landlord exactly which local forms and copies it requires.
Utah law also covers what happens to a tenant's belongings after an eviction, including when a tenant is presumed to have abandoned the unit and how long the tenant has to reclaim property. These rules apply once the tenant is gone, whether by moving out or by court order.
Yes. The tenant must get written notice at least three business days before an eviction for nonpayment of rent, and the notice must offer the tenant the choice of paying what is owed or giving up the unit.[1.1]
This page is general information about Utah eviction notices, not legal advice. For advice on your situation, talk to a Utah landlord-tenant attorney.