Utah 60-Day Notice Overview
Utah does not require a 60-day notice for standard residential tenancy terminations. Under Utah Code 78B-6-802, a month-to-month tenancy can be terminated with just 15 calendar days notice. This is one of the shortest default notice periods in the nation. Utah's landlord-tenant laws are found primarily in Utah Code Title 57, Chapter 17 (Residential Rental Agreements) and Title 78B, Chapter 6 (Forcible Entry and Detainer).
Utah is one of the most landlord-friendly states. The state has no rent control, no just-cause eviction requirements, and a fast eviction process. Security deposits are not capped by statute. Utah's rapid population growth, particularly along the Wasatch Front (Salt Lake City, Provo, Ogden), has created an extremely competitive rental market where 15 days is often insufficient for tenants to find new housing.
15 Days
Statutory default
$35-$75
Court filing fees
Written
Notice required
2-4 wks
Court process
When a 60-Day Notice Applies in Utah
Since Utah's statutory default for month-to-month termination is 15 days, understanding when a 60-day notice is actually required or advisable is essential for landlords.
Lease-Required Extended Notice
Many Utah property managers include 60-day clauses. The contractual obligation overrides the 15-day minimum under Utah Code 78B-6-802. This is common along the Wasatch Front.
Utah Housing Corporation Programs
Federal Section 8 programs administered through the Utah Housing Corporation (UHC) and local PHAs like the Salt Lake City Housing Authority frequently require 60-90 days notice.
Wasatch Front Market Pressure
Utah's Wasatch Front (SLC, Provo, Ogden) has extremely tight rental markets with very low vacancy rates and rapidly rising rents. Providing 60 days gives tenants a realistic timeframe to find replacement housing.
Utah Legal Requirements
Utah's landlord-tenant statutes establish specific requirements for termination notices that must be followed precisely.
Utah 15-Day Default Is Extremely Short
Utah's 15-day default notice period under Utah Code 78B-6-802 is one of the shortest in the nation. In practice, 15 days is often insufficient for tenants to find replacement housing in Utah's tight market. Many Utah landlords voluntarily provide 30-60 days. If the lease specifies a longer notice period, the lease terms control. Landlords providing only 15 days should be prepared for the possibility of the tenant being unable to vacate on time.
Notice Content Requirements
- Written Notice: Utah Code 78B-6-802 requires written notice. Oral notice is insufficient under Utah law
- Tenant and Property ID: Include all tenant names from the lease and the complete property address including city, county, and ZIP code
- Termination Date: State the exact date at least 60 days from service, aligned with the end of the rental period
- Landlord Contact: Include the landlord or property manager name, Utah mailing address, and telephone number
- Security Deposit Reference: Utah Code 57-17-3 requires return of the deposit within 30 days with an itemized statement. No statutory cap on amounts
How to Serve a 60-Day Eviction Notice in Utah
Proper service is critical in Utah. If the landlord cannot prove the notice was properly delivered, the court will dismiss the eviction action.
Prepare the Notice
Draft using a Utah-specific template referencing Utah Code 78B-6-802. Include all tenant names, property address, and the 60-day termination date
Personal Delivery (Preferred)
Hand-deliver to the tenant at the rental premises. Utah courts prefer personal service. Use a process server or witness
Certified Mail Alternative
Send via certified mail with return receipt. Utah accepts mailed service for landlord-tenant notices
Complete Proof of Service
Document date, time, method, and location of service. Keep certified mail receipts and return cards for court proceedings
File Unlawful Detainer Action
After 60 days expire without the tenant vacating, file an eviction action in District or Justice Court where the property is located
Utah Eviction Timeline
Utah's eviction process uses an Unlawful Detainer action filed in District Court or Justice Court under Utah Code 78B-6-801 et seq. After filing, the court issues a summons. The tenant has 3 days (for some grounds) to 20 days to respond.
If the tenant does not respond, a default judgment is entered. If the tenant answers, a trial is set. If the landlord prevails, the court issues a judgment for restitution and the constable or sheriff enforces removal.
Total court timeline: 2-4 weeks uncontested, 4-8 weeks contested. Salt Lake County, Utah County (Provo), and Davis County have the heaviest caseloads. Combined with the 60-day notice period, the full process spans 10-16 weeks.
Utah Filing Fees & Costs
Eviction costs in Utah vary by county and court type. Below are typical expenses.
| Fee / Cost | Typical Amount |
|---|---|
| Court Filing Fee | $35 - $75 |
| Service of Process | $25 - $60 |
| Attorney Fees | $400 - $1,500 |
| Judgment for Restitution | $20 - $40 |
| Constable/Sheriff Enforcement | $50 - $150 |
Sample Utah 60-Day Notice
Below is a preview of our Utah-specific 60-day termination notice template.
60-DAY NOTICE OF TERMINATION
STATE OF UTAH
Pursuant to Utah Code 78B-6-802
LANDLORD / PROPERTY OWNER:
Name: [Full Legal Name]
Address: [Utah Mailing Address]
TENANT(S):
Name(s): [All Tenant Names]
Rental Address: [Full Property Address]
NOTICE OF TERMINATION:
You are hereby notified that your tenancy at the above premises will terminate on[Date — 60 days from service]. You must vacate and surrender possession by that date.
UTAH COMPLIANCE NOTE
Your security deposit will be returned within 30 days of vacating per Utah Code 57-17-3, with an itemized statement of deductions. Please provide a forwarding address upon vacating.