Landlord guide, Utah (UT)
Utah eviction process: the landlord’s steps from notice to removal
The eviction process in Utah starts with the 3-day notice to pay or quit: 3 business days for unpaid rent (Utah Code § 78B-6-802(1)(c)). Then the landlord files in the district court, where the case is called unlawful detainer; the court hears it, and after judgment a court officer carries out the removal.
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- Notice for unpaid rent
- 3 business days
- Utah Code § 78B-6-802(1)(c)
- Court
- district court
- Utah Code §§ 78B-6-807(3), 78B-6-810, 78B-6-812(2)(b)
- Time to appeal
- Not confirmed
- Checked against the statutes
- 1 November 2026
Step by step
The eviction process Utah landlords follow, step by step
Notice and court names are given as they read on Utah’s own forms, and timing details are quoted from the statute.
- 1
Step 1
Serve the notice
Unpaid rent: the 3-day notice to pay or quit, 3 business days (Utah Code § 78B-6-802(1)(c)).
Paying everything owed inside the period ends the case, by statute.
Another breach of the lease: the 3-day notice to comply or quit, 3 calendar days (Utah Code § 78B-6-802(1)(d)-(h), (2)).
No reason, month to month: 15 days’ notice (Utah Code § 78B-6-802(1)(b)(i)).
What the statute adds, in English
The notice demands payment of rent and other amounts due or surrender of the premises, and may be served any time after rent is due. Utah counts this period in business days.
- 2
Step 2
File the eviction in court
File in the district court, where the case is called unlawful detainer (Utah Code §§ 78B-6-807(3), 78B-6-810, 78B-6-812(2)(b)).
- 3
Step 3
Go to the hearing
The tenant has 3 days to answer the complaint.
In the statute, in English
evidentiary hearing within 10 business days after the answer if either party asks; trial within 60 days after service of the complaint
- 4
Step 4
Judgment and appeal
No appeal deadline could be confirmed from the statute, so ask the clerk which one applies.
- 5
Step 5
Removal by a court officer
An officer of the court carries out the removal, on the court’s order.
In the statute, in English
3 calendar days after the order of restitution is served
Utah eviction process timeline
- Notice before filing
- 3 business days
- Time to answer
- 3 days
- Hearing
- Quoted in step 3
- Time to appeal
- Not confirmed
- Removal
- Quoted in step 5
Only some steps have a number in the statute, so no honest total exists: after filing, the court sets the pace.
Can you change the locks yourself?
No. Utah bans self-help eviction (Utah Code § 78B-6-814), so only the court process can remove a tenant.
An owner may not willfully exclude a tenant except by judicial process, though an owner may retake abandoned premises under the abandonment rules.
The court process is the safe course in every state.
Write the Utah eviction notice
Fill in the notice for Utah in the generator, then read the rest of the state’s landlord law before you serve it.
Where Dardaris comes in
Most evictions start as one late payment. Dardaris sees it on day one.
It notices the missed rent the day it is due, sends the tenant a reminder, and if nothing comes, drafts the Utah notice with its 3 business days. You read it and sign; nothing goes out without you.
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Dardaris
The statutes
Utah eviction laws, with the statute behind each step
| Step | What the law says | Statute |
|---|---|---|
| Notice for unpaid rent | 3-day notice to pay or quit3 business daysPaying in full within the period stops itThe notice demands payment of rent and other amounts due or surrender of the premises, and may be served any time after rent is due. Utah counts this period in business days. | Utah Code § 78B-6-802(1)(c) |
| Notice for a lease breach | 3-day notice to comply or quit3 calendar daysThe tenant can fix the breach within the periodThe tenant can save the lease by performing the broken condition within three calendar days. Waste, unlawful business, nuisance, a criminal act or an unlawful sublet get a 3-day notice to quit with no cure. | Utah Code § 78B-6-802(1)(d)-(h), (2) |
| Notice to end a month-to-month tenancy | 15 daysNotice served 15 calendar days or more before the end of the month or period. | Utah Code § 78B-6-802(1)(b)(i) |
| How a notice is served | personal deliveryregistered or certified mail or an equivalentleaving a copy with a person of suitable age and discretion at the residence or leased propertyposting in a conspicuous place on the leased property if no such person is found | Utah Code § 78B-6-805(1) |
| Court and action | district courtunlawful detainer | Utah Code §§ 78B-6-807(3), 78B-6-810, 78B-6-812(2)(b) |
| Time to answer | 3 days | Utah Code §§ 78B-6-807(3), 78B-6-810, 78B-6-812(2)(b) |
| Hearing | evidentiary hearing within 10 business days after the answer if either party asks; trial within 60 days after service of the complaint | Utah Code §§ 78B-6-807(3), 78B-6-810, 78B-6-812(2)(b) |
| Time to appeal | Not confirmed from the statute | Not confirmed from the statute |
| Removal | 3 calendar days after the order of restitution is served | Utah Code §§ 78B-6-807(3), 78B-6-810, 78B-6-812(2)(b) |
| Self-help (lockouts, utilities) | BannedAn owner may not willfully exclude a tenant except by judicial process, though an owner may retake abandoned premises under the abandonment rules. | Utah Code § 78B-6-814 |
Read against the official texts below on 1 November 2026. The month-to-month period was checked on 29 September 2026.
- https://le.utah.gov/xcode/Title78B/Chapter6/C78B-6-S802_2026050620260506.html
- https://le.utah.gov/xcode/Title78B/Chapter6/C78B-6-S805_2026050620260506.html
- https://le.utah.gov/xcode/Title78B/Chapter6/C78B-6-S807_2018050820180508.html
- https://le.utah.gov/xcode/Title78B/Chapter6/C78B-6-S810_2025050720250507.html
- https://le.utah.gov/xcode/Title78B/Chapter6/C78B-6-S811_2026050620260506.html
- https://le.utah.gov/xcode/Title78B/Chapter6/C78B-6-S812_2026050620260901.html
- https://le.utah.gov/xcode/Title78B/Chapter6/C78B-6-S814_1800010118000101.html
- https://le.utah.gov/xcode/Title78B/Chapter6/C78B-6-S815_2018050820180508.html
- https://le.utah.gov/xcode/Title57/Chapter20/C57-20-S1_1800010118000101.html
- https://le.utah.gov/xcode/Title57/Chapter17/57-17-S3.html
- https://le.utah.gov/xcode/Title57/Chapter17/C57-17-S2_1800010118000101.html
- https://le.utah.gov/xcode/Title57/Chapter22/57-22-S4.html
- https://le.utah.gov/xcode/Title78B/Chapter6/78B-6-S802.html
Questions landlords ask about eviction in Utah
How long does an eviction take in Utah?
The notice for unpaid rent runs 3 business days before you can file. After that the court sets the pace, so there is no honest total: the hearing, the judgment and the removal follow the court’s calendar and the timing rules quoted on this page.
What notice does a Utah landlord serve for unpaid rent?
The 3-day notice to pay or quit, which gives the tenant 3 business days (Utah Code § 78B-6-802(1)(c)). Paying everything owed inside the period ends the case, by statute.
Can a landlord change the locks in Utah?
No. Utah bans self-help eviction (Utah Code § 78B-6-814), so only the court process can remove a tenant. The exact limits are quoted on this page.
Where is an eviction filed in Utah?
In the district court, where the case is called unlawful detainer (Utah Code §§ 78B-6-807(3), 78B-6-810, 78B-6-812(2)(b)).
How does a landlord end a month-to-month tenancy in Utah?
With 15 days’ notice (Utah Code § 78B-6-802(1)(b)(i)). If the tenant stays on after that, the eviction process on this page applies.
Can the tenant appeal an eviction in Utah?
No appeal deadline could be confirmed from the statute, so ask the clerk which one applies.
The eviction process in other states
- South Carolina: 5 court days for unpaid rent
- South Dakota: no notice before filing
- Tennessee: 14 calendar days for unpaid rent
- Texas: 3 calendar days for unpaid rent
- Vermont: 14 calendar days for unpaid rent
- Virginia: 14 calendar days for unpaid rent
- Washington State: 14 calendar days for unpaid rent
- West Virginia: no notice before filing
General information, not legal adviceEviction law changes, and a court can read a statute differently from this summary. Check the current text and your local court’s rules, or ask a lawyer licensed in the state, before you serve a notice or file.
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