Utah Eviction Notice Overview
Utah 3-Day Notice Counts Business Days
Utah's 3-day notice under §78B-6-802 counts business days, not calendar days. This means weekends and holidays are excluded from the count. A notice served on Thursday would expire the following Tuesday (3 business days: Friday, Monday, Tuesday).
Utah's eviction process is governed by the Utah Fit Premises Act and Utah Code §78B-6-801 et seq. For non-payment, §78B-6-802 authorizes a 3-day notice to pay or quit. The tenant must be given three business days (excluding weekends and holidays) to pay the full rent amount or vacate the premises.
Utah evictions are filed in the justice court or district court depending on the county. Salt Lake County, Utah County (Provo), Davis County, and Weber County (Ogden) handle the most cases. Utah does not have rent control, and the state preempts local governments from enacting it. The 3-day notice process is straightforward and uniform across all 29 counties.
3 Days
Pay or quit period
$55-$185
Filing fees
Written
Notice required
2-4 wks
Court process
Utah Legal Requirements
Utah's notice must comply with §78B-6-802. The statute requires a written notice with the specific rent amount and a clear statement of the tenant's options.
Required Notice Elements
- Written Notice: Must be in writing per §78B-6-802
- 3 Business Days: Three business days (excluding weekends and holidays) to pay or quit
- Rent Amount: Exact dollar amount of past-due rent
- Tenant Names: All tenants on the lease or rental agreement
- Property Address: Complete address of the rental premises
- Landlord Information: Name and contact details for the landlord or agent
How to Serve an Eviction Notice in Utah
Utah permits personal delivery, leaving at the premises, and mailing. The 3-day period starts differently depending on the service method used.
Prepare the Notice
Verify rent amount. Remember Utah counts business days, not calendar days.
Personal Delivery
Hand deliver to the tenant. 3 business days begin the next business day.
Leave at Premises
If tenant is unavailable, leave at the premises in a conspicuous place.
Mail Service
Certified or regular mail. Add extra days for mailing time.
File Unlawful Detainer After 3 Business Days
If the tenant does not pay or vacate, file an unlawful detainer action in justice or district court.
Utah Eviction Timeline
After the 3-day notice (business days) expires, the landlord files an unlawful detainer complaint. Utah courts schedule an initial hearing quickly, often within 10 days. An occupancy hearing may be scheduled within 10 days of the complaint.
Utah law provides for an expedited occupancy hearing where the court determines who should have possession pending the full trial. This is a unique feature that can result in faster tenant removal even if the case is contested.
After final judgment, the court issues an order of restitution. The constable or sheriff enforces it within a few days. Total time: 3-5 weeks (uncontested) or 5-8 weeks (contested). The occupancy hearing mechanism helps landlords in contested cases.
Utah Court Fees & Costs
Below are the typical costs associated with the eviction process in Utah. Actual fees may vary by county.
| Fee / Cost | Typical Amount |
|---|---|
| Justice/District Court Filing | $55 - $185 |
| Service of Summons | $25 - $50 |
| Order of Restitution | $25 - $50 |
| Attorney Fees (optional) | $500 - $2,000 |
| Constable/Sheriff | $50 - $150 |
Sample Utah Eviction Notice
Below is a preview of the Utah-compliant eviction notice.
3-DAY NOTICE TO PAY RENT OR QUIT
STATE OF UTAH
Pursuant to Utah Code §78B-6-802
TO TENANT(S):
Name: [Full Legal Name]
Address: [Utah Property Address]
RENT DEMAND:
Past-due rent: $[Amount]
Period: [Month/Year]
NOTICE
You have THREE (3) BUSINESS DAYS from service to pay the full past-due rent of $[Amount] for [Month/Year] or surrender possession. Failure to comply will result in the filing of an unlawful detainer action.