Utah Eviction Notice Overview
Utah's eviction framework is governed by the Utah Fit Premises Act (Utah Code Chapter 57-22) and the Unlawful Detainer statutes (Utah Code Chapter 78B-6, Part 8). The state uses a 3-day notice for both non-payment and lease violations under Section 78B-6-802. For no-cause termination of month-to-month tenancies, a 15-day notice is required. Utah does not have a 10-day notice period.
Utah is notable for its expedited eviction procedure under Section 78B-6-810.5, which allows landlords to request a hearing within 10 days of filing for non-payment cases. This expedited option, combined with the short 3-day notice period, makes Utah among the fastest states in the nation for processing residential evictions. Eviction cases are heard in Utah District Court rather than a separate small claims or housing court.
3 Days
Non-payment notice
$75-$115
Filing fees
Expedited
Option available
2-6 wks
Total process
Utah's Actual Notice Periods
Utah Uses 3-Day Notices, Not 10-Day
Utah's standard eviction notice is 3 days for both non-payment and lease violations. A 10-day notice would exceed the statutory minimum but is not standard practice. Using the correct 3-day period demonstrates familiarity with Utah law and avoids unnecessary delay.
| Eviction Reason | Notice Period | Statute |
|---|---|---|
| Non-payment of rent | 3 days | Utah Code §78B-6-802(1)(b) |
| Lease violations | 3 days | Utah Code §78B-6-802(1)(b) |
| No-cause (month-to-month) | 15 days | Utah Code §78B-6-802(1)(a) |
| Criminal activity | 3 days (no cure) | Utah Code §78B-6-802(1)(c) |
Utah Legal Requirements
Utah's 3-day notice must comply with Utah Code Section 78B-6-802. The notice must be in writing and contain specific elements to be valid in District Court.
- Written Notice: Must be in writing. Verbal demands are insufficient under Utah law
- 3-Day Demand: State that the tenant has 3 calendar days to pay in full or vacate
- Amount Owed: Specify the exact total of unpaid rent including the months owed
- Property Address: Include the full address of the rental premises
- Landlord Contact: Provide the landlord's name and address for payment
How to Serve in Utah
Utah Code Section 78B-6-805 specifies three service methods for eviction notices.
Personal Service
Hand-deliver the notice directly to the tenant. The most reliable method for Utah District Court
Suitable Age Service
Leave with a person of suitable age and discretion at the tenant's residence
Post and Mail
Post conspicuously on the premises and mail a copy via regular mail to the tenant's last known address
File Unlawful Detainer
After 3 days, file the verified complaint in Utah District Court. Request expedited hearing if eligible
Utah Eviction Timeline
Days 1-3: Notice period. Day 4+: File unlawful detainer in District Court. Expedited: Hearing within 10 days of filing. Standard: Hearing within 21-28 days. Post-judgment: Writ of restitution issued and executed by constable within 3-5 days.
Total with expedited procedure: 2-3 weeks. Standard process: 3-6 weeks. Contested cases: 2-4 months. Salt Lake County (Third District) has the highest volume and may have longer scheduling delays than rural districts.
Utah Court Fees
Utah District Court fees are set statewide by the Judicial Council.
| Fee / Cost | Typical Amount |
|---|---|
| District Court Filing | $75 - $115 |
| Service of Summons | $30 - $55 |
| Writ of Restitution | $40 - $75 |
| Attorney Fees | $400 - $1,500 |
| Constable Lockout | $75 - $200 |
Sample Utah 3-Day Notice
Below is a preview of a Utah 3-day notice under Utah Code §78B-6-802.
THREE-DAY NOTICE TO PAY OR VACATE
STATE OF UTAH
Pursuant to Utah Code §78B-6-802
TO TENANT(S):
Name: [Full Legal Name]
Address: [Utah Property Address]
NOTICE
You have THREE (3) DAYS to pay $[Amount] in unpaid rent or vacate. Failure to comply will result in filing an unlawful detainer action in Utah District Court.