Utah Eviction Notice Requirements

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.