Utah Eviction Laws
Utah notice periods for ending a tenancy and starting an eviction, each as LeaseCraft read it in the statute at the official source, with its citation and read date (most recently ).
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Utah notice periods
Periods are as the statute states them: some are minimums, some apply unless the lease sets another. "Lease controls" means there is no statutory period; "No pre-suit notice" means none is required before filing.
| Situation | Notice period | Source |
|---|---|---|
| Unpaid rent | 3 business days |
Utah Code 78B-6-802(1)(c) (Effective 5/6/2026, Amended by Chapter 401, 2026 General Session); 78B-6-805
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| Lease violation | 3 calendar days |
Utah Code 78B-6-802(1)(h)
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| Ending the tenancy without a chance to cure | 3 calendar days |
Utah Code 78B-6-802(1)(d)-(g)
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| Ending a month-to-month tenancy | 15 calendar days |
Utah Code 78B-6-802(1)(b)
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| Tenant staying after the lease ends | No pre-suit notice |
Utah Code 78B-6-802(1)(a), (1)(b)(ii)
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| Ending a week-to-week tenancy | 15 calendar days |
Utah Code 78B-6-802(1)(b)(i)
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What the Utah statute says
Unpaid rent 3 business days
- Written notice 'requiring in the alternative the payment of the rent and other amounts due or the surrender of the detained premises' that remains uncomplied with for three BUSINESS days after service (Utah Code 78B-6-802(1)(c)).
- Served per 78B-6-805 (personal delivery; registered/certified mail; substitute service on a person of suitable age and discretion; or posting in a conspicuous place if no such person found).
- 78B-6-802(2): after service and the notice period, the tenant may still perform the condition/covenant and save the lease from forfeiture in the cases the subsection allows.
Lease violation 3 calendar days
- Neglect or failure to perform any condition or covenant of the lease (other than rent): written notice requiring in the alternative performance or surrender, served on the tenant and any subtenant in actual occupation, that remains uncomplied with for three CALENDAR days after service (78B-6-802(1)(h)).
Ending the tenancy without a chance to cure 3 calendar days
- Three CALENDAR days' notice to quit, no cure: assigning/subletting contrary to the lease or committing/permitting waste (78B-6-802(1)(d)); unlawful business on the premises (1)(e); nuisance (1)(f); criminal act on the premises (1)(g).
Ending a month-to-month tenancy 15 calendar days
- Periodic (month-to-month or other period) tenancy: landlord must serve notice requiring the tenant to quit 15 calendar days or more before the end of the month or period (78B-6-802(1)(b)(i)).
- Tenancy at will: notice of not less than five calendar days (78B-6-802(1)(b)(ii)).
Tenant staying after the lease ends No pre-suit notice
- Fixed term: a tenant who continues in possession after expiration of the specified term is in unlawful detainer without notice (78B-6-802(1)(a)); tenancy at will requires not less than five calendar days' notice (1)(b)(ii).
Ending a week-to-week tenancy 15 calendar days
- 78B-6-802(1)(b)(i) applies to any 'month or period' tenancy — the same 15-calendar-day pre-period-end notice; no shorter week-to-week period stated.
Just cause, delivery, form and local rules in Utah
How the notice may be delivered
Utah Code 78B-6-805(1): (a) delivering a copy to the tenant personally; (b) sending a copy by registered mail, certified mail or an equivalent means addressed to the tenant at the residence, leased property or usual place of business; (c) if the tenant is absent, leaving a copy with a person of suitable age and discretion there; (d) if no such person can be found, affixing a copy in a conspicuous place on the leased property; (2) subtenants may be served the same way.
Utah Code 78B-6-805 · read
Required form or contents
none found — no statutory form; the nonpayment notice must demand 'in the alternative the payment of the rent and other amounts due or the surrender of the detained premises' (78B-6-802(1)(c)) and the covenant notice must demand performance or surrender (1)(h).
Utah Code 78B-6-802(1)(c),(h) · read
Statewide just-cause rule
No statewide just-cause requirement
- No just-cause requirement; a periodic tenancy ends on 15 calendar days' notice before the end of the period (78B-6-802(1)(b)(i)) and a fixed term ends without notice (78B-6-802(1)(a)).
For Utah landlords
- Find the period for your situation in the table above and count it from the day the notice is delivered.
- Deliver the notice the way Utah law allows and keep a record of how and when.
- A notice is not a court order and does not by itself remove a tenant.
For Utah tenants
- Compare the notice you received with the period for its situation in the table above and the date it reached you.
- A notice is not a court order. If a case is filed, the court papers say how and by when to respond.
- Local legal aid and tenant organizations can explain your options.
How an eviction generally proceeds
A general outline, not Utah law: the steps, their names and their deadlines differ by state and court. The Utah rules LeaseCraft has verified are the ones above.
- Written notice. The landlord gives the notice the situation calls for and waits out its period.
- Court filing. If the tenant has not paid, cured or left, the landlord files an eviction case in court.
- Hearing. Both sides can be heard; the tenant may raise defenses such as an improper notice.
- Judgment. The court decides who has the right to the property.
- Removal. If the court rules for the landlord, removal follows its order. A notice is not a court order and does not by itself remove a tenant.
Utah eviction questions
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3 business days, under Utah Code 78B-6-802(1)(c) (Effective 5/6/2026, Amended by Chapter 401, 2026 General Session); 78B-6-805. Written notice 'requiring in the alternative the payment of the rent and other amounts due or the surrender of the detained premises' that remains uncomplied with for three BUSINESS days after service (Utah Code 78B-6-802(1)(c)). LeaseCraft read this at the official source on 2026-09-27.
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3 calendar days, under Utah Code 78B-6-802(1)(h). Neglect or failure to perform any condition or covenant of the lease (other than rent): written notice requiring in the alternative performance or surrender, served on the tenant and any subtenant in actual occupation, that remains uncomplied with for three CALENDAR days after service (78B-6-802(1)(h)). LeaseCraft read this at the official source on 2026-09-27.
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15 calendar days, under Utah Code 78B-6-802(1)(b). Periodic (month-to-month or other period) tenancy: landlord must serve notice requiring the tenant to quit 15 calendar days or more before the end of the month or period (78B-6-802(1)(b)(i)). LeaseCraft read this at the official source on 2026-09-27.
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Utah Code 78B-6-805(1): (a) delivering a copy to the tenant personally; (b) sending a copy by registered mail, certified mail or an equivalent means addressed to the tenant at the residence, leased property or usual place of business; (c) if the tenant is absent, leaving a copy with a person of suitable age and discretion there; (d) if no such person can be found, affixing a copy in a conspicuous place on the leased property; (2) subtenants may be served the same way. Source: Utah Code 78B-6-805. LeaseCraft read this at the official source on 2026-09-27.
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No statewide just-cause requirement, under Utah Code 78B-6-802(1)(a),(b). No just-cause requirement; a periodic tenancy ends on 15 calendar days' notice before the end of the period (78B-6-802(1)(b)(i)) and a fixed term ends without notice (78B-6-802(1)(a)). LeaseCraft read this at the official source on 2026-09-27.
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15 calendar days, under Utah Code 78B-6-802(1)(b)(i). 78B-6-802(1)(b)(i) applies to any 'month or period' tenancy — the same 15-calendar-day pre-period-end notice; no shorter week-to-week period stated. LeaseCraft read this at the official source on 2026-09-27.
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Cities and counties can add rules. LeaseCraft is not a law firm and this is not legal advice.