Free Utah Eviction Notice Forms

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Utah Eviction Notice Types

To evict a tenant successfully in Utah you must present them with the appropriate  eviction notice for the circumstances. This allows you to conform with the laws in Utah by providing a legally valid reason for the eviction and the correct amount of notice necessary under UT statutes.

Choosing the right kind of eviction notice is key to removing a tenant quickly. If you don’t follow the legally mandated rules, you may have the eviction overturned or delayed by the local courts.

3-Day Notice to Quit (Non-Payment)

If the tenant fails to pay rent, you can serve them with a 3-Day eviction notice. This requires the tenant to either pay the rent owed or to quit the property within 72 hours.

Assuming the tenant pays the rent within this time given, the notice will be null and void. However, if payment isn’t made, and they still refuse to leave, the landlord can sue the tenant in court. 

3-Day Notice to Quit (Non-Compliance)

If a tenant fails to comply with the terms of the lease, aside from not paying rent, landlords may issue them with a 3-Day Notice to Quit. This gives them 72 hours to correct the issue or leave the property.

Assuming the tenant corrects the violation, the notice will be rendered invalid. A new eviction warning will need to be issued if other breaches of the contract occur. 

However, it’s also possible to issue an unconditional X-Day Notice that doesn’t give the tenant a chance to correct the violation. This only normally happens when more severe transgressions take place.

15-Day Eviction Notice

When a landlord wants to end a tenancy that is paid for on a monthly basis they must provide 15 days’ notice of their intention to terminate the agreement. 

This is an unconditional order with no rights to cure. However, if you are ending a fixed lease, this kind of letter to vacate can only be presented 15 days before the end of the contract or it will be deemed invalid. 

Additionally, if the lease stipulates a longer period of notice to end the contract, this must be followed instead.

Utah Eviction Laws

The Utah eviction notice itself must be delivered to the tenant as an official letter or form detailing the key information about the property and tenant. It must also clearly explain the reason the landlord wishes to terminate the lease and how long the resident has to comply with the notice.

An eviction notice in Utah is only legally valid if it provides the correct amount of notice based on the purpose for the lease termination. The reason you evict the resident must also comply with UT law.

In Utah, you may evict someone for the following reasons:

Reason Notice duration
Nonpayment of rent 3 days' notice
Lease violations 3 days' notice
Lease termination 15 days' notice
Nuisance 3 days' notice
Evicting squatters 5 days' notice

Utah Eviction Process

Evicting a tenant in Utah follows a strict legal process. When issuing an eviction notice, you must make sure that you correctly:

  • Detail the reason the lease is being terminated.
  • Provide sufficient time for the tenant to respond.
  • Serve the notice in a legally appropriate manner.

In most cases, that is enough to make a tenant vacate on their own. However, as an eviction is a lawsuit procedure, it may be necessary to take additional steps if the resident refuses to leave. 

To complete an eviction process in Utah, you will need to:

  1. Serve an eviction notice with the correct notice period and a legal reason to evict.
  2. File for an eviction in a local court if the tenant doesn’t obey the notice.
  3. Attend the court hearing in person to make your case to the judge.
  4. Request a Writ of Restitution from the clerk of the court if the judge rules in your favor.
  5. Deliver the Writ to local law enforcement, so they may carry out a forced eviction.

Utah Eviction Notice Sample

When you prepare your own Utah eviction notice, it can be hard to have a clear idea of what the final document will look like. If you need a little extra guidance on how your legal document will appear, simply review our eviction notice sample below.

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Utah Eviction Notice Form

FAQs About Utah Eviction Notices

Before starting your eviction notice for real, it is sensible to understand the ins and outs of these important legal documents. Read more about Utah’s eviction notices in our FAQs below and learn how to use these forms effectively.

How to Evict a Tenant in Utah with No Lease?

Utah landlords still need to serve a proper eviction noticeeven if the person residing on the property doesn’t have an official lease. In the case of month-to-month renters, this requires the landlord to provide a 15-Day Notice to Quit, at least 15 days before the contract expires. 

It is important to bear in mind that landlords are still required to serve an eviction notice even when evicting squatters or illegal occupants. In this case, they will need to deliver a 5-Day Notice to Quit, giving the resident 120 hours to leave the premises before filing a complaint in court.

How Long Does it Take to Evict a Tenant in Utah?

In many cases, a Utah eviction can be completed in a few weeks. Once the UT eviction notice is served, the tenant will have between 3 - 15 days to vacate. If they comply, then the process will be over as soon as the notice period ends.

However, serving the eviction notice incorrectly can lead to delays in the process. Also, if the tenant refuses to vacate, eviction procedures can take somewhat longer. Going through the court process can take around a month depending on how busy the district or housing court system is at the time. 

How to File an Eviction Case in Utah

If a tenant doesn’t comply after being served with a legally valid Utah eviction notice it will be necessary to file an eviction case against them. To do this the landlord will need to visit their local district courthouse and file an Unlawful Detainer case with the clerk of the court and provide the following evidence:

  • A copy of the lease agreement
  • The eviction notice that has been served (including proof of service)
  • Proof of the violation such as photographs, police reports, or receipts
  • Any witnessing parties to the violations
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Utah Eviction Notice Form

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Preview of your Utah Eviction Notice

_________, Utah _________
_________, Utah _________

(i) In accordance with your lease and/or rental agreement dated _________, you are obligated to pay certain rent for the use and occupancy of the Premises described above, of which you now hold possession.

(ii) Your rent for the period from _________ to _________ is now due, unpaid and delinquent. Consequently, you owe rent in the total sum of $_________.

PAY the above-mentioned amount, in full, to _________ of at _________, _________, _________ _________, within THREE (3) days after service of this notice; OR

QUIT the above-mentioned premises and turn over possession of the same to _________ of at _________, _________, _________ _________, within THREE (3) days after service of this notice.
Failure to pay the rent in full OR quit the premises within the time period specified above will result in forfeiture of the lease and/or rental agreement. In addition, the Landlord will be entitled to initiate eviction proceedings against you to recover rent, damages and possession of said premises in accordance with Utah law.

This is intended as a THREE (3) day legal notice for failure to pay rent, in accordance with Utah Code § 78B-6-802(c).
Reserved Rights

The Landlord retains and shall have all the rights to enforce the rights and remedies provided under the lease and / or rental agreement and under any applicable laws of the state of Utah at any time in connection with any and all defaults or events of default now existing or hereafter arising. Nothing in this notice may be construed as a waiver of such rights and remedies.
By: ______________________________

_________, _________, _________ _________

I, the undersigned, declare under penalty of perjury that I served the above notice, of which this is a true copy, on the following tenant(s) in possession in the manner(s) indicated below:

- On _____________, I handed the notice to the tenant(s) personally.

- On _____________, I handed the notice to a person of suitable age and discretion at the residence/business of the tenant(s).

- On _____________________, I mailed a true copy of the document by:

     (   ) Regular mail

     (   ) Registered mail

     (   ) Certified mail

Postage fully prepaid, addressed to the tenant(s) at his/her place of residence.

- On _____________, I posted the notice in a conspicuous place at the residence of the tenant(s)

Executed on ____________________
Served by ______________________
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