Utah Eviction Notice Templates

A Utah eviction notice is used to notify a tenant of lease violations or unpaid rent. It outlines the issue and the timeframe to correct it. Failure to comply allows the landlord to pursue eviction.

Create Document

Last updated January 26th, 2026

A Utah eviction notice is used to notify a tenant of lease violations or unpaid rent. It outlines the issue and the timeframe to correct it. Failure to comply allows the landlord to pursue eviction.

24 Downloads
  1. Home »
  2. Eviction »
  3. Utah

By Type

Pay or Quit – Notifies the tenant that rent is overdue.

Cure or Quit – Used for correctable lease violations.

Termination of Month-to-Month Tenancy (30-Day Notice) – Ends a monthly tenancy with advance notice.

Notice to Quit for Illegal Activity – Issued for illegal actions at the rental.

Eviction Laws

  • Rent Grace Period: Not addressed by statute
  • Non-Payment of Rent: 3-day notice.[1]
  • Lease Non-Compliance: 3-day notice.[2]
  • Illegal Activity: 3-day notice.[3]
  • Termination of Month-to-Month Tenancy: 15-day notice.[4]
  • Eviction Lawsuit Type: Forcible entry and detainer.[5]

Prohibited Landlord Actions

  • Utility Shutoff – It is unlawful for a landlord to shut off a tenant’s utilities without a court order.[6]
  • Changing the Locks – A landlord may not willfully exclude a tenant from the premises except through the judicial eviction process.[7]

 

How to Evict a Tenant in Utah (Step-by-Step)

Step 1: Provide the Correct Notice

The eviction process begins with a written notice. Depending on the situation, the landlord may use:

  • 3-Day Notice to Quit – Non-payment of rent
  • 3-Day Notice to Quit – Lease non-compliance
  • 3-Day Notice to Quit – Illegal activity
  • 15-Day Notice to Quit – Month-to-month tenancy

The landlord must wait until the notice period expires before filing in court.

Step 2: File a Summons and Complaint

If the tenant does not comply, the landlord may file a Summons and Complaint with the local District Court. Utah provides an online self-help system to generate these documents.

Filing fees depend on the total value of the case.[8]

  • Less than $2,000: $90
  • $2,000–$10,000: $200
  • More than $10,000: $375

Step 3: Serve the Tenant

The tenant must be served by a sheriff or other authorized individual. The landlord cannot serve the papers themselves and must file proof of service with the court.

Step 4: Wait for the Tenant’s Answer

After service, the tenant typically has three days to file an Answer using the court-approved form, which may also be completed through the state’s self-help website.

Step 5: Receive the Court’s Decision

If the landlord wins, the court issues an Order of Restitution, giving the tenant three days to move out. If the tenant remains, the sheriff may remove them from the property.

 

Court Forms & Resources

Utah eviction paperwork is handled through the District Court where the rental property is located. Forms may be obtained directly from the court or prepared using the state’s Self-Help Document Producing Site.

  • Complaint
     Filed by the landlord to start the eviction case. A proper notice to quit must be served before filing.
  • Summons
     Notifies the tenant of the eviction action and the deadline to respond.
  • Answer Form
     Allows the tenant to admit or deny the allegations after being served.
  • Order of Restitution
     Issued by the judge if the landlord prevails, ordering the tenant to vacate.

Sources

  1. § 78B-6-802(1)(c)
  2. § 78B-6-802(1)(h)
  3. § 78B-6-802(1)(g)
  4. § 78B-6-802(1)(b)(i)
  5. § 78B-6-801 – 78B-6-816
  6. Utah State Courts: Eviction Information for Tenants
  7. § 78B-6-814
  8. Utah State Courts: Filing/Record Fees