Utah Eviction Notice Overview
Utah does not use a 7-day eviction notice. Under Utah Code 78B-6-802(1)(c), landlords must give a 3-day noticefor non-payment of rent. Utah has a fast eviction process handled through either District Court or Justice Court depending on the amount in dispute. The process is called an 'unlawful detainer' action.
Utah's eviction law is found in Utah Code Title 78B, Chapter 6, Part 8 (Forcible Entry and Detainer). Utah has 29 counties. Salt Lake County handles the highest volume, followed by Utah County (Provo) and Davis County. Utah has been processing evictions online in some courts. The state provides clear statutory procedures that landlords must follow precisely.
3 Days
Notice period
$55 - $185
Filing fee
UT Code
Governing law
District/Justice
Court level
Why Utah Uses 3 Days, Not 7
Important: Utah Uses a 3-Day Notice, Not 7
Utah Code 78B-6-802(1)(c) requires a 3-day notice for non-payment. For lease violations, a 3-day notice also applies. Utah is one of the faster eviction states.
Utah Notice Periods at a Glance
- 3-Day Notice — Non-Payment (78B-6-802(1)(c)): Tenant has 3 calendar days to pay or vacate
- 3-Day Notice — Lease Violations: 3 days for material noncompliance with the rental agreement
- 3-Day Unconditional — Criminal Activity: 3 days with no cure for criminal activity or nuisance
- 15-Day Notice — Month-to-Month (78B-6-802): 15 days notice to terminate periodic tenancy
Utah Notice Requirements
Utah courts require that eviction notices meet specific content and format standards. An incomplete or incorrectly timed notice will result in dismissal of the eviction case.
Required Notice Content
- Property Address: Full address including unit number, city, and zip code
- Tenant Names: All tenants named on the lease or rental agreement
- Amount Owed or Violation: Exact dollar amount of rent due, or specific description of the lease violation
- Correct Notice Period: 3 days for non-payment as required by Utah law
- Consequence Statement: That eviction proceedings will be filed if the tenant does not cure or vacate
- Landlord Information: Name and contact information of the landlord or property manager
How to Serve an Eviction Notice in Utah
Utah law provides specific methods for serving eviction notices. Proper service and documentation are essential for the court filing.
Personal Delivery
Hand-deliver to the tenant.
Posting on Premises
Post on the door in a conspicuous manner if the tenant is unavailable.
Certified Mail
Send via certified mail to the tenant's address.
Document Service
Prepare proof of service. Utah courts require an affidavit of service with the unlawful detainer filing.
Utah Eviction Timeline
The Utah eviction process follows a specific timeline from notice through court proceedings to enforcement.
Serve 3-day notice per Utah Code 78B-6-802
File unlawful detainer in District or Justice Court
Hearing set; tenant served with summons and complaint
Trial held; judgment entered if landlord prevails
Order of restitution issued; constable/sheriff enforces removal
Utah evictions take 3-5 weeks uncontested. Contested cases take 5-10 weeks. Salt Lake County may have slightly longer timelines. Utah courts are relatively efficient in processing eviction cases.
Utah Eviction Fees & Costs
Below are the typical costs for an eviction proceeding in Utah District Court or Justice Court. Actual fees may vary by county.
| Fee / Cost | Typical Amount |
|---|---|
| Justice Court Filing Fee | $55 - $80 |
| District Court Filing Fee | $125 - $185 |
| Service of Process | $25 - $50 |
| Order of Restitution | $25 - $50 |
| Attorney Fees (optional) | $500 - $2,000 |
Sample Utah Eviction Notice
Below is a preview of a Utah-compliant eviction notice that meets the requirements of Utah Code 78B-6-802.
3-DAY NOTICE TO PAY RENT OR VACATE
STATE OF UTAH
Pursuant to Utah Code 78B-6-802
LANDLORD:
Name: [Full Legal Name]
Address: [Utah Address]
TENANT(S):
Name(s): [All Tenant Names]
Rental Address: [Full Property Address]
NOTICE:
You have THREE (3) DAYS to pay $[Amount] in full or vacate.
UTAH COMPLIANCE NOTE
Utah requires a 3-day notice (78B-6-802), not 7 days.