Utah Eviction Notice
Create a free Utah eviction notice with the state's required notice periods built in. Pick the notice type, fill in the details, and download a PDF.
Utah notice periods
Nonpayment: 3 days · Lease violation (cure): 3 days · No-cause termination: 15 days.
Tenant Name(s)
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⚠ Utah requires a 3-day notice for a notice to pay rent or quit; the count runs from the date of SERVICE, and some states exclude weekends/holidays — verify before relying on a date. Three BUSINESS days, not calendar days. Utah Code 78B-6-802(1)(c) requires the pay-or-surrender notice to remain uncomplied with 'for a period of three business days after service.' Business days exclude weekends and legal holidays, so a 3-business-day notice can span 5+ calendar days. Counting it as calendar days produces a defective notice. The notice may be served at any time after the rent becomes due. (Confirmed verbatim in the current version effective 5/6/2026 per H.B. 516; the business-days standard was NOT changed.)
Notice to Pay Rent or Quit (Utah)
NOTICE TO PAY RENT OR QUIT
Date of Notice: ________________
From (Landlord/Agent): [LANDLORD/AGENT NAME], [LANDLORD ADDRESS]
To: [TENANT NAME(S)], Tenant(s) in possession of: [PROPERTY ADDRESS]
YOU ARE HEREBY NOTIFIED that rent is now due and unpaid in the amount of $________. This amount is for unpaid RENT only and excludes late fees, utilities, and other charges unless your state and lease allow them.
You are required to PAY the full amount of rent due within 3 days after this notice is served on you, OR to vacate and surrender possession of the property. Payment must be made to [LANDLORD/AGENT NAME] at [LANDLORD ADDRESS], by cash, check, or money order. If you mail payment, it must be RECEIVED by the deadline.
If you do not comply with this notice within the time stated, the landlord may begin legal proceedings to recover possession of the property under Utah Code Ann. § 78B-6-802 (Unlawful detainer by tenant for a term less than life), as amended by H.B. 516, 2026 Gen. Sess. (eff. May 6, 2026); see also §§ 78B-6-801 (definitions), 78B-6-805 (service of notice), 78B-6-811 (treble damages), Part 8 (Forcible Entry and Detainer).
Only a court can order you to move out. The landlord may NOT lock you out, remove your belongings, or shut off your utilities; doing so is illegal.
This notice is given without waiving, and the landlord expressly reserves, all other rights and remedies, including the right to recover unpaid rent and damages.
How this notice may be served: Service is governed by Utah Code 78B-6-805: (1) personal delivery to the tenant; or (2) if the tenant is absent from the rental, leaving a copy with a person of suitable age and discretion at the residence or place of business AND mailing a copy to the tenant at the rental; or (3) if no such person can be found, posting (affixing) a copy in a conspicuous place on the property AND mailing a copy to the tenant. Posting alone without mailing is insufficient.
_______________________________________
[LANDLORD/AGENT NAME] — Landlord / Authorized Agent
[LANDLORD ADDRESS]
Date: ________________
PROOF OF SERVICE
I served this notice on the tenant(s) on ____________ (date).
Method of service (use a method permitted in your state — see the service note above):
_______________________________________________________________________
_______________________________________ Date: ____________
Signature of person serving the notice
Email yourself a copy (PDF)
Self-help template, not legal advice. Notice periods, wording, and service rules vary by state and city. You cannot remove a tenant yourself — serve a proper notice and, if needed, file in court.
Utah Eviction Notice Requirements
In Utah, a landlord must serve a written notice before filing for eviction under Utah Code Ann. § 78B-6-802 (Unlawful detainer by tenant for a term less than life), as amended by H.B. 516, 2026 Gen. Sess. (eff. May 6, 2026); see also §§ 78B-6-801 (definitions), 78B-6-805 (service of notice), 78B-6-811 (treble damages), Part 8 (Forcible Entry and Detainer). The required notice period depends on the reason:
- Nonpayment of rent: 3-day notice to pay or quit. Three BUSINESS days, not calendar days. Utah Code 78B-6-802(1)(c) requires the pay-or-surrender notice to remain uncomplied with 'for a period of three business days after service.' Business days exclude weekends and legal holidays, so a 3-business-day notice can span 5+ calendar days. Counting it as calendar days produces a defective notice. The notice may be served at any time after the rent becomes due. (Confirmed verbatim in the current version effective 5/6/2026 per H.B. 516; the business-days standard was NOT changed.)
- Curable lease violation: 3-day notice to cure or quit. Three CALENDAR days to perform/comply or vacate for a curable breach. The general curable-covenant ground is now Utah Code 78B-6-802(1)(j) (renumbered from old (1)(h) by H.B. 516, eff. 5/6/2026): notice to perform the condition or surrender that 'remains uncomplied with for three calendar days after service.' Subsection (2) lets the tenant cure and save the lease unless the violation is one of the non-curable (1)(d)-(i) grounds. The official Utah Courts form is the 'Three Day Notice to Comply with Lease or Vacate.' Note: cure notice is CALENDAR days while the nonpayment notice is BUSINESS days.
- No-cause termination (month-to-month): 15-day notice. 15 CALENDAR days for a month-to-month or other periodic tenancy: the owner must serve a notice to quit '15 calendar days or more before the end of that month or period,' effective at the expiration of that month/period. Utah Code 78B-6-802(1)(b)(i). A tenancy at will requires a notice of 'not less than five calendar days' (78B-6-802(1)(b)(ii)). Some leases/local practice use 30 days, but the statutory minimum for monthly tenancies is 15. (Confirmed unchanged in the version effective 5/6/2026.)
Service: Service is governed by Utah Code 78B-6-805: (1) personal delivery to the tenant; or (2) if the tenant is absent from the rental, leaving a copy with a person of suitable age and discretion at the residence or place of business AND mailing a copy to the tenant at the rental; or (3) if no such person can be found, posting (affixing) a copy in a conspicuous place on the property AND mailing a copy to the tenant. Posting alone without mailing is insufficient.
- Nonpayment-of-rent notice is the ONLY one measured in BUSINESS days (3 business days, 78B-6-802(1)(c)); the cure, waste/nuisance/criminal/animal/incurable-lease, and at-will/periodic notices are measured in CALENDAR days. Miscounting business vs calendar days is the most common cause of a defective Utah notice.
- Curable lease violations (general covenant breach, (1)(j)) and non-curable grounds ((1)(d)-(i): waste/sublet, unlawful business, nuisance, animal attack, lease-designated incurable violation, criminal act) all carry a 3-day notice, but the non-curable ones offer no chance to comply (notice to quit only). Subsection (2) governs which violations can be cured.
- Ending a month-to-month tenancy without cause requires 15 calendar days' notice before the end of the rental period; a tenancy at will requires at least 5 calendar days. Utah has no statewide 30- or 60-day requirement.
- Utah is NOT a just-cause state; no-fault termination of periodic tenancies is permitted with the proper 15-day notice.
- IMPORTANT — statute updated effective May 6, 2026 (H.B. 516): the 8/31/2020 version was superseded. No day counts changed, but subsections were renumbered (criminal act moved to (1)(i); curable comply-or-quit to (1)(j)) and two new 3-day incurable grounds were added: an animal under the tenant's control attacking a person/animal/protected wildlife (1)(g), and a lease-designated 'incurable violation' (1)(h).
- Utah eviction (unlawful detainer) is expedited: after the notice period expires the landlord files in district court; tenants who lose can be liable for treble (3x) damages under 78B-6-811.
Utah Eviction Notices by Type
Frequently Asked Questions
How many days notice to evict for nonpayment in Utah?
Utah requires a 3-day notice to pay rent or quit before a landlord can file for eviction. Three BUSINESS days, not calendar days. Utah Code 78B-6-802(1)(c) requires the pay-or-surrender notice to remain uncomplied with 'for a period of three business days after service.' Business days exclude weekends and legal holidays, so a 3-business-day notice can span 5+ calendar days. Counting it as calendar days produces a defective notice. The notice may be served at any time after the rent becomes due. (Confirmed verbatim in the current version effective 5/6/2026 per H.B. 516; the business-days standard was NOT changed.)
Can a landlord evict without notice in Utah?
No. A written notice is required before filing, and only a court can order a tenant removed. Self-help lockouts are illegal.
Does Utah require just cause to evict?
Utah does not have a statewide just-cause requirement, though some cities may. A month-to-month tenancy can generally be ended with a 15-day notice.
Disclaimer
This Utah eviction notice generator is a self-help tool for general informational purposes only and is not legal advice. Confirm Utah and local requirements before serving, and consult a landlord-tenant attorney for contested cases.
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