Eviction notices in Utah

After rent is due, the landlord may serve a written notice to pay the rent and other amounts due or surrender the premises. The tenant is in unlawful detainer if the notice is not complied with within 3 business days after service (Utah Code § 78B-6-802(1)(c)).

Can the tenant pay to stop it? The tenant can stop the eviction by paying all rent and other amounts due within 3 business days after service.

Type:

Pay or move out

Notice period:

3 business days

Days not counted:

Saturdays, Sundays and legal (court) holidays

Law:

Utah Code § 78B-6-802(1)(c)

For breach of a lease term other than rent, the landlord serves a written notice to perform the condition or surrender the property; the tenant is in unlawful detainer if it is not complied with within 3 calendar days after service (Utah Code § 78B-6-802(1)(h)).

Chance to fix it: The tenant has 3 calendar days after service to perform the lease condition or move out.

Type:

Fix it or move out

Notice period:

3 days

Law:

Utah Code § 78B-6-802(1)(h)

A 3 calendar day notice to quit (no right to fix) may be served for subletting contrary to the lease or waste, unlawful business, nuisance, or a criminal act on the premises, and for violations that cannot be cured (Utah Code § 78B-6-802(1)(d)-(g), (2)).

When it applies: Assigning or subletting against the lease, waste, an unlawful business, a nuisance, or a criminal act on the premises, or a violation that cannot be brought into compliance.

Notice period:

3 days

Law:

Utah Code § 78B-6-802(1)(d)-(g)

The day of service is day zero; counting starts the next day. For a business-day notice, weekends and court holidays are skipped (e.g. served Friday → Monday, Tuesday, Wednesday; the landlord can file Thursday) (Utah Courts, Eviction Information for Landlords). For calendar-day periods, Utah Code § 68-3-7 excludes the first day, includes the last day, and moves a last day that is a Saturday, Sunday or legal holiday to the next day that is not. The statute adds no extra days for mailed notices.

By personal delivery to the tenant; by registered or certified mail (or equivalent) to the tenant's residence or the rental; if the tenant is absent, by leaving a copy with a person of suitable age and discretion there; or if no such person can be found, by posting a copy in a conspicuous place on the property (Utah Code § 78B-6-805(1)).

The landlord files an unlawful detainer (eviction) complaint in district court. The summons gives the tenant 3 business days from service to answer, unless the court allows more time (§ 78B-6-807(3)). Either party may ask for an evidentiary (occupancy) hearing within 10 business days after the answer; trial must begin within 60 days of service unless the parties agree otherwise (§ 78B-6-810). An order of restitution gives the tenant 3 calendar days after service to vacate, and only a sheriff or constable can remove the tenant (§ 78B-6-812). It is unlawful for a landlord to willfully exclude a tenant except by judicial process (§ 78B-6-814).

• A tenant at will gets a 5 calendar day notice to quit (§ 78B-6-802(1)(b)(ii)).
• If the landlord posts a possession bond, the tenant can keep the lease by paying rent, other amounts and costs within 3 calendar days of notice of the bond (§ 78B-6-808(4)(a)).
• Mobile-home park residents are covered by the Mobile Home Park Residency Act instead (§ 78B-6-802(3)).
• §§ 78B-6-802 and 78B-6-805 were amended by 2026 Utah Laws ch. 401, effective May 6, 2026; the text above is the current version.

• Utah notice to end a month-to-month tenancy (no-cause notice by tenant or landlord)
• Utah security deposit law: deadlines after move-out
• Federal 30-day notice for covered properties (CARES Act)

• Utah Code § 78B-6-802 Retrieved October 13, 2026.
• Utah Code § 78B-6-805 Retrieved October 13, 2026.
• Utah Code § 78B-6-807 Retrieved October 13, 2026.
• Utah Code § 78B-6-808 Retrieved October 13, 2026.
• Utah Code § 78B-6-810 Retrieved October 13, 2026.
• Utah Code § 78B-6-812 Retrieved October 13, 2026.
• Utah Code § 78B-6-814 Retrieved October 13, 2026.
• Utah Code § 68-3-7 Retrieved October 13, 2026.
• Utah Courts: Eviction Information for Landlords Retrieved October 13, 2026.

Laws change. This page was checked against the sources above on October 13, 2026. It is legal information, not legal advice; if you have an eviction case, contact your state's legal aid. See our methodology.