Utah Notice to Pay Rent or Quit (3-Day)
Create a free Utah notice to pay rent or quit. Utah requires a 3-day notice to pay rent or quit. Fill in the details, preview it live, and download a PDF or email it.
Utah requirement
Utah requires a 3-day notice to pay rent 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.)
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. You cannot remove a tenant yourself — serve a proper notice and, if needed, file in court. Confirm Utah and local rules first.
Utah Notice to Pay Rent or Quit Rules
A Notice to Pay Rent or Quit is the first step a landlord takes when a tenant has not paid rent. It demands that the tenant pay the full amount owed within the state's required number of days or move out, before the landlord can file for eviction.
Utah requires a 3-day notice to pay rent 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.) The notice is served 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).
How to Serve a Notice to Pay Rent or Quit in Utah
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. A defective notice or improper service can get an eviction dismissed.
Frequently Asked Questions
How many days is a Utah notice to pay rent or quit?
Utah requires a 3-day notice to pay rent 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.)
What happens after I serve the notice?
If the tenant does not comply by the deadline, you can file an eviction case in Utah court. Only a court order, enforced by a sheriff or constable, can remove the tenant.
Can I email or download the notice?
Yes — fill in the form above, then download the PDF or email a copy to yourself. Serve it on the tenant using a method Utah allows.
Disclaimer
This Utah notice to pay rent or quit generator is a self-help tool for general informational purposes only and is not legal advice. Confirm Utah and local requirements before serving.