Utah Eviction Notice
Create a proper Utah eviction notice — pay-or-quit, cure-or-quit, or termination — and download a print-ready PDF. Free, no signup. The preview updates as you type.
Maintained by Rapi Stack · Every state-specific figure on this page is cited to its statute or official agency page · Dataset last verified 2026 · Not legal advice.
What happens after the notice in Utah
If the tenant does not comply, the eviction moves to court. These are Utah’s own rules for that step, from the judiciary and the statute.
- What the case is called. In Utah an eviction lawsuit is a(n) Unlawful detainer action. — Utah Code § 78B-6-802 (Effective 5/6/2026; amended by Chapter 401, 2026 General Session) ↗
- Where to file. If the tenant doesn’t comply with the notice, the landlord files in the District Court. — Utah State Courts – Eviction (Landlord) self-help page (forms list, 2025) ↗
- How to serve the notice. Personal delivery; registered/certified mail (or equivalent) to tenant's residence or leased property; if tenant absent, leaving a copy with a person of suitable age and discretion there; if none found, affixing a copy in a conspicuous place on the leased property. — Utah Code § 78B-6-805(1) (Effective 5/6/2026; amended by Chapter 401, 2026 General Session) ↗
- Official notice form. Utah’s courts publish an official notice form — compare it with the one you generate here. — Utah State Courts – Eviction (Landlord), 'Choose the right notice form' (forms 1045EV / 1050EV) ↗
- No self-help. Utah Code § 78B-6-814: unlawful for an owner to willfully exclude a tenant from the premises in any manner except by judicial process (abandoned premises excepted). — Utah Code § 78B-6-814 (Renumbered and Amended by Chapter 3, 2008 General Session) ↗
Each point links to the Utah source it was taken from. Rules change; confirm before relying on them.
Utah notice periods · as of 2026
- Non-payment of rent
- 3 days
- Lease violation (cure)
- 3 days
- End month-to-month
- 15 days
Source: Utah Code § 78B-6-802 · verify ↗. Using the wrong number can void the notice — confirm the current rule before you serve it.
Need the document itself?
Fill in a Utah eviction notice and download a print-ready PDF — free, no signup, and it runs entirely in your browser.
Open the generator →The generator opens with Utah already selected.
Types of eviction notice
- Pay or quit — for unpaid rent: pay by the deadline or move out.
- Cure or quit — for a lease violation: fix it by the deadline or move out.
- Unconditional / termination — to end a month-to-month tenancy or for serious violations.
Utah notice period & service
The number of days and how you must deliver the notice are set by Utah law — get both right, keep proof of service, and never lock out or remove a tenant yourself. Check the current Utah eviction rules before serving.
If the tenant moves out still owing rent, the notice won’t collect it. Put the amount and a deadline in writing with a Utah demand letter for payment; if it’s ignored, you can file in Utah small claims court, where the limit is $20,000.
Frequently asked questions
How many days notice do I have to give in Utah?
In Utah, a non-payment (pay-or-quit) notice must give the tenant 3 days to pay or leave (as of 2026). Source: Utah Code § 78B-6-802. Notice periods for lease violations or ending a tenancy differ — see the box on this page and confirm current law before serving.
How do I serve the notice in Utah?
States set rules for delivery — often personal delivery, leaving it with an adult at the home, and/or mailing a copy. Keep proof of how and when you served it. Improper service is a common reason eviction cases get dismissed, so follow Utah’s method carefully.
Do I need a lawyer?
Not always for the notice itself, but eviction is technical and a small mistake can restart the clock. For contested cases, commercial properties, or if the tenant has an attorney, it’s worth consulting a landlord-tenant lawyer in Utah.
Where does a landlord file an eviction case in Utah?
If the tenant does not comply with the notice, the landlord files in the District Court (the case is called a(n) Unlawful detainer action). Source: Utah State Courts – Eviction (Landlord) self-help page (forms list, 2025).
How must an eviction notice be served in Utah?
Personal delivery; registered/certified mail (or equivalent) to tenant's residence or leased property; if tenant absent, leaving a copy with a person of suitable age and discretion there; if none found, affixing a copy in a conspicuous place on the leased property. Source: Utah Code § 78B-6-805(1) (Effective 5/6/2026; amended by Chapter 401, 2026 General Session).
How does Utah compare? See the notice periods in all 50 states, every figure cited to statute. Not sure which notice applies? Try the 2-question wizard.
How Utah compares
Computed from our 51-jurisdiction dataset (as of 2026). Source for Utah: Utah Code § 78B-6-802 ↗.
- Notice to pay rent or quit
Notice to pay rent or quit: 3 days — below the national median of 5 days across the 47 states with a statutory rule.
This is the most common figure nationally — shared by 15 other states.
Notice to pay rent or quit in neighboring states — Arizona (5 days), Colorado (10 days), Idaho (3 days), Nevada (7 days), New Mexico (3 days), Wyoming (3 days).
- Notice to cure a lease violation
Notice to cure a lease violation: 3 days — well under the national median of 14 days across the 38 states with a statutory rule.
Ranked #35 of 38 states (tied with 3) — higher means more time to fix the violation.
3 other states use the same figure.
Notice to cure a lease violation in neighboring states — Arizona (10 days), Colorado (10 days), Idaho (3 days), Nevada (5 days), New Mexico (7 days), Wyoming (3 days).
- Notice to end a month-to-month tenancy
Notice to end a month-to-month tenancy: 15 days — well under the national median of 30 days across the 51 states with a statutory rule.
Ranked #46 of 51 states (tied with 2) — higher means a longer notice period.
2 other states use the same figure.
Notice to end a month-to-month tenancy in neighboring states — Arizona (30 days), Colorado (21 days), Idaho (30 days), Nevada (30 days), New Mexico (30 days), Wyoming (30 days). Utah's 15 days is the shortest among its neighbors.
The rest of what Utah requires
The figures below are Utah's, not national averages — each one is the value we verified for this state, with the statute it comes from. Follow a row to the full Utah page for that document.
- Security deposit cap · as of 2026
- No statutory limit Utah Code §57-17-3 ↗
- Deposit return deadline · as of 2026
- 30 days after move-out Utah Code §57-17-3 ↗
- Notice to end a month-to-month tenancy · as of 2026
- 15 days Utah Code §57-17-3 ↗
- Small claims limit · as of 2026
- $20,000 Utah Code § 78A-8-102 ↗
- Where you file · as of 2026
- Small Claims Court (a department of the Justice Court; district court where no justice court exists) · filing fee Tiered by claim size (Utah Code §78A-2-301.5): $60 for claims of $2,000 or less; $100 for claims over $2,000 up to $7,500; $185 for claims of $7,500 or more. Defendant counter affidavits carry parallel tiered fees. Utah Code § 78A-8-102 ↗
- Rental application fee · as of July 2026
- No statutory limit Utah Legislature ↗
- Bill of sale notarization · as of 2026
- Not required Utah DMV (Form TC-843) ↗
- Power of attorney signing · as of 2026
- Notarization required Utah Code §75A-2-105 (form §75A-2-301) ↗
- LLC operating agreement · as of 2026
- Not required by statute, but it controls over the default rules Utah Code §§ 48-3a-102(16), 48-3a-112 ↗
- Recording a deed · as of 2026
- County Recorder (Utah Code § 57-3-101 — 'the office of the recorder of the county where the real property is located') · no witnesses Utah Code §§ 57-1-13, 57-3-101 ↗
Eviction notice in other states
More Utah legal forms
Different state? See eviction notices by state →