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Eviction rules depend on the state. Which state is the rental in?

Utah eviction laws

Notices, deadlines, court and tenant rights in Utah — in plain English.

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Overview

The court case
Unlawful detainer (eviction)
Court
District Court for the county where the property is located
Main laws
Utah Code §§ 78B-6-801 to -816 (Forcible Entry and Detainer), esp. 78B-6-802, 78B-6-805, 78B-6-807; Utah Fit Premises Act, Utah Code 57-22

Just-cause protection

No statewide law

Utah has no just-cause law. A fixed-term lease ends at its end date without notice, and a month-to-month tenancy can be ended with 15 calendar days' notice before the end of the rental period. (Utah Code § 78B-6-802(1)(a)-(b))

Notices before filing, by reason

What a landlord must serve before filing — and what a tenant should expect to receive.

Unpaid rent — 3-Day Notice to Pay or Vacate

Serve a 3-business-day notice to pay rent or vacate. If the tenant pays in full within 3 business days, the eviction cannot proceed for that rent.

3-Day Notice to Pay or Vacate

Notice period
3 business days
Counting
Count 3 business days after service; do not count the day of service, weekends or legal holidays. Example: served Friday, the days are Monday, Tuesday, Wednesday; file Thursday or later.
Tenant can fix it?
Yes, within the notice period
Must include
  • Tenant name(s) and address
  • Amount of rent due (and other amounts the lease makes payable as rent)
  • Demand to pay the rent or move out within 3 business days
  • Statement that the landlord may file an eviction and seek treble damages if the tenant stays
  • Landlord name, date, signature, and a certificate/proof of service
How to serve
Hand it to the tenant in person; Leave it with an adult who lives there (and mail a copy if required); Post it on the door; Certified mail (return receipt); Registered mail. Hand it to the tenant; or send by certified or registered mail to the residence; or, if the tenant is absent, leave it with a person of suitable age and discretion at the home and mail a copy; or, if no such person is there, post it conspicuously on the property (mailing a copy too is recommended). Serve each adult tenant and keep a certificate of service.
Official form
Utah Courts form 1001EV - Three Day Notice to Pay or Vacate
Law
Utah Code §§ 78B-6-802(1)(c), 78B-6-805
  • Double-check with the court: Utah Code § 78B-6-802 was amended in the 2026 General Session (ch. 401). Confirm the current notice periods on le.utah.gov.
The tenant broke the lease or rules — 3-Day Notice to Comply or Vacate

For a lease violation, serve a 3-day notice to comply with the lease or vacate. If the tenant fixes the violation within the period, the eviction cannot proceed.

3-Day Notice to Comply or Vacate

Notice period
3 business days
Counting
Count 3 business days after service (no weekends or legal holidays, day of service not counted) to match the Utah Courts form. Double-check with the court: the statute text may say calendar days; using business days is the safer, longer period.
Tenant can fix it?
Yes, within the notice period
Must include
  • Tenant name(s) and address
  • The lease term violated and what the tenant did
  • What the tenant must do to comply
  • Demand to comply or move out within 3 days
  • Landlord name, date, signature, proof of service
How to serve
Hand it to the tenant in person; Leave it with an adult who lives there (and mail a copy if required); Post it on the door; Certified mail (return receipt); Registered mail. Hand it to the tenant; or send by certified or registered mail to the residence; or, if the tenant is absent, leave it with a person of suitable age and discretion at the home and mail a copy; or, if no such person is there, post it conspicuously on the property (mailing a copy too is recommended). Serve each adult tenant and keep a certificate of service.
Official form
Utah Courts form 1005EV - Three Day Notice to Comply or Vacate (1035EV for non-fixable violations, 1020EV for unauthorized subletting)
Law
Utah Code §§ 78B-6-802(1)(h), 78B-6-805
The lease ended and the tenant stayed — no notice required

A lease for a fixed term ends at the end of the term without any notice. If the tenant stays after the end date, the landlord may file. Many landlords still serve Form 1045EV (15-day notice) to avoid disputes.

  • If the landlord accepts rent after the lease ends, the tenancy may become month-to-month, which then needs a 15-day notice.
  • Check the lease: it may require notice of non-renewal.
Ending a month-to-month tenancy (no fault) — 15-Day Notice to Vacate

A month-to-month (or other periodic) tenancy is ended by a written notice served at least 15 calendar days before the end of the rental period. A tenancy at will (no rent period agreed) needs 5 calendar days' notice.

15-Day Notice to Vacate

Notice period
15 days (month-to-month: 15 days)
Counting
Serve at least 15 calendar days before the end of the rental month or period; the tenancy ends at the end of that period.
Tenant can fix it?
No
Must include
  • Tenant name(s) and address
  • Statement that the tenancy ends and the date to vacate (end of a rental period)
  • Landlord name, date, signature, proof of service
How to serve
Hand it to the tenant in person; Leave it with an adult who lives there (and mail a copy if required); Post it on the door; Certified mail (return receipt); Registered mail. Hand it to the tenant; or send by certified or registered mail to the residence; or, if the tenant is absent, leave it with a person of suitable age and discretion at the home and mail a copy; or, if no such person is there, post it conspicuously on the property (mailing a copy too is recommended). Serve each adult tenant and keep a certificate of service.
Official form
Utah Courts form 1045EV - Fifteen Day Notice to Vacate (1050EV Five Day Notice for tenant at will)
Law
Utah Code § 78B-6-802(1)(b)
  • Tenancy at will (no agreed rental period): 5 calendar days' notice to vacate (§ 78B-6-802(1)(b)(ii)).
Illegal activity, violence or serious damage — 3-Day Notice to Quit (Nuisance / Criminal Act / Waste / Unlawful Business)

For waste, nuisance, criminal acts on the premises, or unlawful business, serve a 3-day notice to quit. The tenant cannot fix the problem to stay.

3-Day Notice to Quit (Nuisance / Criminal Act / Waste / Unlawful Business)

Notice period
3 business days
Counting
Count 3 business days after service to match the Utah Courts forms. Double-check with the court: the statute may say 3 calendar days.
Tenant can fix it?
No
Must include
  • Tenant name(s) and address
  • Description of the nuisance, criminal act, waste or unlawful business and when it happened
  • Demand to move out within 3 days
  • Landlord name, date, signature, proof of service
How to serve
Hand it to the tenant in person; Leave it with an adult who lives there (and mail a copy if required); Post it on the door; Certified mail (return receipt); Registered mail. Hand it to the tenant; or send by certified or registered mail to the residence; or, if the tenant is absent, leave it with a person of suitable age and discretion at the home and mail a copy; or, if no such person is there, post it conspicuously on the property (mailing a copy too is recommended). Serve each adult tenant and keep a certificate of service.
Official form
Utah Courts forms 1010EV (criminal nuisance), 1015EV (nuisance), 1025EV (waste), 1030EV (unlawful business), 1040EV (criminal act)
Law
Utah Code § 78B-6-802(1)(d)-(g)
  • Double-check with the court: HB 591 (2026) 'Nuisance Amendments', effective May 6, 2026, rewrote Utah's nuisance law. The Utah Courts site says its nuisance eviction forms have not been updated. Confirm the current rule before evicting for nuisance.

How a tenant responds

The tenant must file a written Answer with the court and send a copy to the landlord within 3 business days after being served with the summons and complaint (do not count weekends or court holidays). Either side may request an occupancy hearing, which is held within about 10 days. If no answer is filed, the landlord can get a default judgment.

Deadline: 3 business days after being served · Form: Utah Courts Answer to Eviction Complaint (court self-help form) · Utah Code § 78B-6-807

City and local rules

  • No major Utah city adds eviction notice requirements; Salt Lake City has a good-landlord program but no separate notice rule.

Official court forms

Landlords

  • 1001EV — Three Day Notice to Pay or to Vacate
  • 1100EV — Complaint for Unlawful Detainer (Eviction)
  • 1105EV — Summons (Eviction Cases)

Tenants

  • 2100EV — Defendant's Answer to Unlawful Detainer (Eviction)

All Utah forms →

Sources

Checked 2026-09. General information, not legal advice; laws change and courts differ. We strive for accuracy but don’t guarantee it.