Eviction Process in Utah: A 2026 Landlord's Guide
3-day notice for nonpayment and violations. Occupant bond required to contest. Fast process. Tenant must post bond to contest eviction. One of the faster states.
Required notice types in Utah
| Type | Notice Period | Purpose |
|---|---|---|
| Nonpayment | 3 days | Tenant failed to pay rent. Tenant may cure by paying the full amount owed before the deadline in most states. |
| Lease violation (curable) | 3 days | Tenant is violating lease terms (unauthorized pets, unauthorized occupants, noise, etc.) and has the option to correct the violation. |
The eviction process, step by step
Step 1 — Serve a 3-day Pay or Quit. Utah law requires you to give the tenant written notice and 3 days to either pay what's owed or vacate. Serve in the manner permitted by Utah Code § 78B-6-802.
Step 2 — File a Unlawful Detainer complaint. If the tenant doesn't pay or move out by the deadline, file in the appropriate court (typically justice, district, or small claims depending on county).
Step 3 — Court hearing. The court sets a hearing, typically within 2-6 weeks. Bring the lease, payment ledger, copy of the notice, and proof of service.
Step 4 — Judgment and writ of possession. If you win, the court issues a judgment. After the tenant's appeal window closes, the sheriff or constable executes the writ and restores possession.
How long does an eviction take in Utah?
Uncontested cases in Utah typically move through the courts in about 35 days from notice to sheriff's lockout. Contested cases, tenant bankruptcy filings, and local court backlogs can extend this significantly. The minimum realistic timeline (everything uncontested, no appeals) is roughly 20 days.
Need to send a Pay or Quit right now?
LandlordPro drafts a Utah notice in about 2 minutes using the notice period and service language on file for Utah, with a digital audit trail. Check the current statute or a local attorney before you serve it.
Start free — no credit cardKey statute for Utah
Notice for unpaid rent
Authority: Utah Code § 78B-6-802(1)(c)
requiring in the alternative the payment of the rent and other amounts due or the surrender of the detained premises, has remained uncomplied with for a period of three business days after service
What this means: Utah requires a 3-day notice before you can file for eviction over unpaid rent.
Read from the statute text (verified 2026-09-22)
Notice for other lease violations
Authority: Utah Code § 78B-6-802(1)(h)
requiring in the alternative the performance of the conditions or covenant or the surrender of the property, served upon the tenant and upon any subtenant in actual occupation of the premises remains uncomplied with for three calendar days after service
What this means: Utah requires a 3-day notice before you can file for eviction over a lease violation other than unpaid rent.
Read from the statute text (verified 2026-09-22)
Ending a month-to-month tenancy
Authority: Utah Code § 78B-6-802(1)(b)(i)
15 calendar days or more before the end of that month or period, has served notice requiring the tenant to quit the premises at the expiration of that month or period
What this means: Utah requires 15 days' notice to end a month-to-month tenancy.
Read from the statute text (verified 2026-09-22)
Abandoned property
If a tenant leaves personal property behind after vacating, Utah allows landlords to handle abandoned property after 15 days of apparent abandonment. Procedures vary — many states require written notice and a public or private sale with proceeds held for a statutory period.
Frequently asked questions
How many days' notice do I need to give before evicting for nonpayment in Utah?
Utah law requires a 3-day notice for nonpayment of rent. The tenant typically has those 3 days to either pay the full amount owed or vacate before you can file in court. See Utah Code § 78B-6-802.
How long does an eviction take in Utah?
An uncontested eviction in Utah typically takes about 35 days from notice to sheriff's lockout. Contested cases, tenant bankruptcy, or court backlogs can add weeks or months.
Can I evict a tenant at the end of their lease in Utah without cause?
Utah generally allows landlords to end a tenancy at the close of a fixed-term lease or with proper notice to a month-to-month tenant, without needing to show fault. Local ordinances may add requirements — confirm with an attorney if you're in a large city.
Can I change the locks or shut off utilities to force an Utah tenant out?
No. Self-help evictions — changing locks, removing belongings, shutting off utilities — are illegal in Utah and every other US state. Only a court order and a sheriff or constable can legally remove a tenant. Self-help exposes you to damages and statutory penalties.
What happens if my Utah tenant files for bankruptcy during eviction?
A bankruptcy filing triggers an automatic stay that halts the eviction, even if you have a judgment. You'll generally need to file a motion for relief from the automatic stay in bankruptcy court before resuming. Bankruptcies add weeks or months — factor this into your risk assessment.
Handling evictions in Utah with LandlordPro
LandlordPro is built to keep you on the right side of Utah's procedural rules. The notice wizard asks a few questions, drafts a notice using the number of days and language on file for this state; verify it against the current statute before serving, and logs proof of service. If the case proceeds to court, LandlordPro's eviction timeline tracks every deadline and its tenant records bundle feature assembles an attorney-review-ready PDF with a plain-English AI records summary of the case — a tool no other landlord software offers.
Create your first Utah notice →
Raising the rent: Utah requires 15 days' notice before a rent increase (via the month-to-month notice rule). Utah rent increase laws →
Late rent: Utah sets no cap on late fees. Utah late fee laws →
Related: Utah security deposit law — limits & return deadlines · What an eviction costs in every state
This eviction is costing you thousands. The next one is preventable.
Screen your next applicant before handing over the keys — full credit, criminal, and prior-eviction reports, pay-per-report with no subscription. Your first screen also unlocks 30 days of LandlordPro Pro free.
Screen your next applicant →Contested case or unsure of your next step? Talk to a business attorney through LegalZoom → (Sponsored)
Choosing landlord software
Still deciding which software to run your Utah rentals on? These are side-by-side breakdowns written by a landlord who self-manages 13 units — pricing, what each tool does well, and where it falls short for small portfolios.
Questions from Utah landlords
Have a question about renting in Utah that this page does not answer? Ask other landlords in the LandlordPro Forum. It is free.