Utah Eviction Notice Template (Utah Code § 78B-6-802)
Before a landlord can file an eviction case, most states require a written notice that tells the tenant what is wrong and how long they have to fix it or move out. Answer the questions below to create a clear, professional notice — then check it against your state and local rules before you serve it.
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Free to preview[Landlord or property manager name]
[Your address and phone for the tenant to reach you]
October 15, 2026
To: [Tenant name(s)]
and all other occupants of
[Rental property address]
Re: [Type of notice] — [Rental property address]
Dear [Tenant name(s)],
This letter is formal written notice to you as the tenant of the property at [Rental property address]. Type of notice: [Type of notice].
The reason for this notice is as follows:
[Reason for this notice]
Within [Notice period in days] days after this notice is delivered to you, you must [What the tenant must do within that time]. If this notice is delivered to you on October 15, 2026, that period ends on October 15, 2026.
This notice is given under Utah Code § 78B-6-802, which requires written notice to the tenant, served as the law provides, before a landlord may file an unlawful detainer action.
If you do not do so within that time, I intend to file an eviction case with the court to recover possession of the property. You will have the opportunity to respond in court, and you may not be removed from the property unless a court orders it. I will not remove you or your belongings or change the locks without a court order.
If you have questions about this notice, or wish to discuss payment or resolving the issue, please contact me in writing at the address above.
Sincerely,
[Landlord or property manager name]
Date this notice was delivered: ____________________
Method of delivery: ____________________
Delivered by: ____________________
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How eviction notices work in Utah
Utah's notice for unpaid rent is counted in business days. The landlord serves a written notice giving the tenant 3 business days after service to pay the rent and other amounts due or move out. For a lease violation that can be fixed, the notice gives 3 calendar days after service to comply or leave. A month-to-month tenancy without a fixed term can be ended with notice served at least 15 calendar days before the end of the rental period.
The notice must be in writing and should state the amount owed or describe the violation, along with the deadline. As amended in 2026, Utah Code § 78B-6-805 allows service by personal delivery, by registered or certified mail, by leaving a copy with a person of suitable age and discretion at the residence, or, if no such person can be found, by posting a copy in a conspicuous place on the property. Nuisance, waste, unlawful business, and criminal acts allow a 3-day notice to quit with no chance to cure.
If the tenant does not pay, cure, or leave, the landlord files an unlawful detainer case in court. Either party can request an evidentiary hearing, which the court must hold within 10 business days after the tenant files an answer, and trial generally begins within 60 days of service. If the landlord wins, the court issues an order of restitution, which gives the tenant 3 calendar days to leave before a sheriff or constable can remove the tenant.
What to do, step by step
Check your state and local rules first
Look up the notice period, required wording and delivery method for your state, county and city. Many places set different periods for unpaid rent, lease violations and ending a tenancy, and some cities add their own just-cause rules.
Fill in the notice
Answer the questions above. Name every adult tenant on the lease, state the facts plainly and enter the exact number of days your rules require.
Serve it the way your state requires
States specify how a notice must be delivered — commonly hand delivery, leaving it with an adult at the home, posting and mailing, or certified mail. A notice served the wrong way may have to be redone.
Record how and when you served it
Write down the date, time, method and who delivered it, and keep a copy of the notice. Courts often ask for this proof of service.
Wait out the full notice period
Don't change the locks, remove belongings or shut off utilities. If the tenant fixes the problem, accept it as your rules require; if not, the next step is filing an eviction case in court.
What if the tenant doesn't respond to the notice?
An eviction notice is not an eviction. It is the written warning most states require before you can go to court. If the notice period ends and the tenant hasn't paid, fixed the violation or moved out, the next step is to file an eviction case — often called an unlawful detainer or summary possession case — with your local court.
Until a judge rules in your favor and a court officer such as a sheriff or marshal carries out the order, the tenant has the right to stay. Changing the locks, removing the tenant's belongings, cutting off utilities or otherwise forcing them out is a so-called self-help eviction, which is illegal in nearly every state and can expose you to damages.
Courts look closely at the notice itself. If the period was too short, the wording missed something your state requires or it was delivered the wrong way, the case can be dismissed and you may have to start over. Your local court's self-help center or a landlord association can tell you what your court expects.
Example Utah eviction notice
A filled-in sample with made-up details, so you can see the finished result.
Greenway Rentals LLC
PO Box 2210, Lakeview, MN 55401 · (555) 201-4478
October 5, 2026
To: Taylor Brooks and Jamie Brooks
and all other occupants of
56 Willow St, Unit 3, Lakeview, MN 55402
Re: Notice to pay rent or quit — 56 Willow St, Unit 3, Lakeview, MN 55402
Dear Taylor Brooks and Jamie Brooks,
This letter is formal written notice to you as the tenant of the property at 56 Willow St, Unit 3, Lakeview, MN 55402. Type of notice: Notice to pay rent or quit.
The reason for this notice is as follows:
Rent of $1,450 for the month of September 2026, due on September 1, 2026, has not been paid, despite a reminder sent by email on September 10.
The total amount of rent now due is $1,450.00.
Within 14 days after this notice is delivered to you, you must pay the full amount of rent owed or move out of the property. If this notice is delivered to you on October 5, 2026, that period ends on October 19, 2026.
This notice is given under Utah Code § 78B-6-802, which requires written notice to the tenant, served as the law provides, before a landlord may file an unlawful detainer action.
If you do not do so within that time, I intend to file an eviction case with the court to recover possession of the property. You will have the opportunity to respond in court, and you may not be removed from the property unless a court orders it. I will not remove you or your belongings or change the locks without a court order.
If you have questions about this notice, or wish to discuss payment or resolving the issue, please contact me in writing at the address above.
Sincerely,
Greenway Rentals LLC
Date this notice was delivered: ____________________
Method of delivery: ____________________
Delivered by: ____________________
Frequently asked questions
How long is a pay-or-vacate notice in Utah?
Three business days after service. Weekends and legal holidays are not counted, so the deadline is often later than three calendar days. If the tenant pays the rent and other amounts due within that time, the lease is saved from forfeiture.
How long does a Utah tenant have to fix a lease violation?
Three calendar days after service of a notice to comply or vacate. For nuisance, waste, an unlawful business, or a criminal act on the premises, the landlord may instead serve a 3-day notice to quit with no option to cure.
How do I end a month-to-month tenancy in Utah?
Serve notice at least 15 calendar days before the end of the month or rental period, requiring the tenant to leave when it ends. A tenancy at will can be ended with at least 5 calendar days' notice.
How fast does a Utah eviction case move?
The court must expedite unlawful detainer cases. Either side can request an evidentiary hearing within 10 business days after the answer, and trial generally begins within 60 days after the complaint is served unless the parties agree otherwise.
How much notice do I have to give a tenant?
It depends on your state, sometimes your city, the type of notice and the lease. Periods for unpaid rent can be as short as a few days or as long as a month, and notices ending a month-to-month tenancy are often 30 days or more. Check your state's landlord-tenant law and any local ordinance before serving.
Is an eviction notice the same as being evicted?
No. A notice only starts the process. If the tenant doesn't comply, the landlord must file a case in court and win a judgment. Only a court order, carried out by a sheriff, marshal or similar officer, can legally remove a tenant from the property.
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