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 the SealForms editorial team · 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.
Live preview · updates as you type
Notice to Pay or Quit / Vacate
State of Utah
Date: __________. To: __________ ("Tenant"), and all occupants of __________ (the "Premises").
You are hereby notified that you are in violation of your tenancy for the following reason: __________ . Amount due, if applicable: $______.
You are required, within ____ days as required by Utah law, on or before__________, to cure the violation (or pay the amount due) OR to vacate and surrender the Premises. If you fail to do so, the landlord may begin eviction proceedings in court.
This notice is given under the landlord-tenant laws of the State of Utah. Nothing here waives the landlord’s rights.
Generated with SealFormsReflects Utah law · verified 2026
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.
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.
Is an eviction notice the same as eviction?
No. The notice is the required first step — it gives the tenant a chance to pay, fix the problem, or move out by a deadline. If they don’t, you then file an eviction (unlawful detainer) case in court. You cannot lock out or remove a tenant yourself; only a court and law enforcement can carry out an eviction.
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.
Eviction notice in other states
More Utah legal forms
Different state? See eviction notices by state →