Utah Eviction Laws
Utah rules on eviction for renters and landlords, with the statute or official page behind each answer. Last verified: 2026-10-22.
Short answer: 3 business days' written notice to pay rent and other amounts due or surrender the premises. Utah Code 78B-6-802(1)(c)
The rules in Utah
| Notice for unpaid rent | 3 business days' written notice to pay rent and other amounts due or surrender the premises. Current version effective 5/6/2026 (amended 2026 General Session ch. 401). Source: Utah Code 78B-6-802(1)(c) |
|---|---|
| Notice for lease violations | 3 calendar days' written notice to perform the lease condition or surrender (cure allowed). 3 calendar days' notice to quit (no cure) for unauthorized assignment/subletting, waste, unlawful business, nuisance, or a criminal act on the premises. Source: Utah Code 78B-6-802(1)(d)-(h) |
| Lockouts & utility shutoffs | Unlawful for an owner to willfully exclude a tenant from the premises in any manner except by judicial process (abandoned premises excepted). Utah Courts guidance: without a court order a landlord cannot change the locks, turn off utilities, or take the tenant's belongings. No specific utility-shutoff statute or fixed damages amount was located; utility statement is from Utah Courts self-help (https://www.utcourts.gov/en/self-help/case-categories/housing/landlord/eviction-tenant.html). Source: Utah Code 78B-6-814 |
How an eviction case works in Utah
Eviction cases are heard in: Utah District Court (forcible entry and unlawful detainer).
- Serve notice (3 business days pay-or-quit; 3 calendar days for lease violations/nuisance/criminal acts; 15 calendar days to end month-to-month)
- File complaint; summons requires the tenant to appear and defend within 3 business days of service (78B-6-807)
- On request, evidentiary (occupancy) hearing within 10 business days after the answer; trial must begin within 60 days after service of the complaint unless the parties agree (78B-6-810)
- Judgment for restitution, rent, and treble damages for unlawful detainer; prevailing party gets costs and attorney fees (78B-6-811)
- Order of restitution served; tenant has 3 calendar days after service to vacate, then sheriff or constable may remove (78B-6-812)
Landlords: how to evict a tenant in Utah — steps, costs, timeline and forms.
Eviction court and fees by county
- Salt Lake County (Salt Lake City)
- Utah County (Provo)
- Davis County
- Weber County
- Washington County (St. George)
- Cache County (Logan)
Free calculators
- Notice Deadline Calculator — Enter the date a notice was delivered and see the date it runs out under your state's law.
Templates
Related questions
- Can a landlord evict you without going to court, change the locks or shut off utilities?
- How long does an eviction take?
- How much notice does a landlord have to give before an eviction?
Utah vs. neighboring states
| State | Notice for unpaid rent | Notice for lease violations | Lockouts & utility shutoffs |
|---|---|---|---|
| Utah | 3 business days' written notice to pay rent and other amounts due or surrender the premises. Utah Code 78B-6-802(1)(c) | 3 calendar days' written notice to perform the lease condition or surrender (cure allowed). 3 calendar days' notice to quit (no cure) for unauthorized assignment/subletting, waste, unlawful business, nuisance, or a criminal act on the premises. Utah Code 78B-6-802(1)(d)-(h) | Unlawful for an owner to willfully exclude a tenant from the premises in any manner except by judicial process (abandoned premises excepted). Utah Courts guidance: without a court order a landlord cannot change the locks, turn off utilities, or take the tenant's belongings. Utah Code 78B-6-814 |
| Arizona | 5-day written notice of nonpayment stating that the landlord will terminate the rental agreement if rent is not paid within that time. Before an eviction is filed, paying all past-due rent plus a reasonable late fee set in a written lease reinstates the agreement. After filing, reinstatement also requires paying attorney fees and court costs. After judgment, reinstatement is at the landlord's discretion. A.R.S. § 33-1368(B) | 10-day notice to cure a material noncompliance with the rental agreement. 5-day notice to cure a noncompliance with § 33-1341 that materially affects health and safety. A repeat of the same or similar violation allows a special detainer action 10 days after written notice. A material and irreparable breach on the premises (for example, illegal weapon discharge, assault, threatening, drug dealing, or serious property damage) allows a notice of immediate termination. A.R.S. § 33-1368(A) | If the landlord unlawfully removes or excludes the tenant, or willfully interrupts electric, gas, water, or other essential service, the tenant may recover possession or terminate the lease. In either case the tenant recovers the greater of up to two months' periodic rent or twice actual damages. A.R.S. §§ 33-1367, 33-1364(C)-(D) |
| Colorado | 10-day written demand to pay rent or deliver possession. Exempt residential agreements get 5 days; employer-provided housing gets 3 days. The tenant may pay the full amount in the notice, plus any rent that has since come due, at any time until the judge enters a judgment for possession. Payment can go to the landlord or the court, and the case is then dismissed. For a "covered dwelling" under the federal CARES Act (for example, housing with a federal subsidy or a federally backed mortgage), the landlord must also follow the notice rule in 15 U.S.C. § 9058(c) as enacted on March 27, 2020 (a 30-day notice to vacate), even if federal law later changes (C.R.S. § 38-12-1502, since May 29, 2025). C.R.S. §§ 13-40-104(1)(d), 13-40-106, 13-40-115(4); 38-12-1502 (added by HB 25-1240) | 10-day written notice to comply with the violated condition or covenant, or deliver possession (5 days for exempt residential agreements, 3 days for employer-provided housing). A repeat violation of the same covenant after a prior notice allows termination 10 days after written notice, with no cure. Substantial violations, such as certain violent or drug-related criminal acts, are handled under § 13-40-107.5. C.R.S. §§ 13-40-104(1)(e), (1)(e.5), 13-40-107.5 | Unlawful for a landlord to remove or exclude a tenant without court process, including by willfully cutting utilities or removing doors, windows, or locks. Exceptions are abandonment, mutual consent, and meth-lab cleanup rules. The tenant is awarded statutory damages equal to actual damages plus the higher of three times monthly rent or $5,000, plus attorney fees and costs, and the court may restore possession. C.R.S. § 38-12-510 |
| Idaho | 3 days' written notice demanding payment of the amount due or possession. The notice must state the amount due and the tenant's post-judgment removal period (72 hours for residential tenants). Notice may be served within one year after rent is due. Idaho Code § 6-303(2) | 3 days' written notice requiring performance or possession; tenant may cure within the 3 days. No cure notice is needed if the breached covenant cannot later be performed. Assigning/subletting or committing waste contrary to the lease terminates it (3-day notice to quit). Controlled-substance activity: 3-day notice with no right to cure. Idaho Code § 6-303(3)-(5) | Self-help eviction is unlawful: a landlord may not shut off utilities, change locks, confiscate the tenant's property, or do anything other than file a lawful eviction. A party who recovers damages for forcible or unlawful entry or detainer may be awarded up to three times actual damages. Idaho AG Manual 'Unlawful Evictions'; Idaho Code § 6-317 |
| Nevada | Written notice to pay rent or surrender by the close of business on the 7th judicial day after service (summary eviction). For rent reserved weekly or less where the tenancy has lasted 45 days or less: by noon on the 4th full day after service. NRS 40.253(1) | 5 days' notice to perform the lease condition (cure) or surrender; if not cured within 5 days the tenant is guilty of unlawful detainer. If the violation cannot be cured, no cure notice is required. NRS 40.2516(1); NRS 40.251(1)(b)(2); NRS 40.254 | Prohibited. If a landlord unlawfully removes or excludes the tenant, or willfully interrupts (or causes/permits interruption of) any essential item or service, the tenant may recover immediate possession, actual damages, and/or an amount up to $2,500 fixed by the court. NRS 118A.390 |
| New Mexico | 3-day written notice of nonpayment and intent to terminate. Tender of the full amount due, in the manner stated in the notice, before the 3 days expire bars an action for nonpayment. NMSA 1978, § 47-8-33(D) | First material noncompliance: 7-day written notice to cure (tenancy ends in not less than 7 days if not remedied). Second material noncompliance within 6 months: 7-day notice to terminate with no right to cure. Substantial violation (serious criminal-type conduct): 3-day notice to terminate with no cure. NMSA 1978, § 47-8-33(A)-(C), (I) | Without a court order, an owner may not exclude or remove a resident by fraud, changing/plugging locks, blocking entrances, interfering with utilities or services, removing belongings, disabling appliances, or making the unit inaccessible/uninhabitable. Resident may abate 100% of rent for each affected day, recover a civil penalty of 2x monthly rent, recover possession or terminate, and get damages. NMSA 1978, §§ 47-8-36, 47-8-48(C) |
| Wyoming | 3-day notice to quit. FED is allowed after rent is 3 days past due, and the written notice to leave must be served at least 3 days before the action is filed. W.S. 1-21-1002(a)(i), 1-21-1003 | 3-day notice to quit, with no statutory right to cure. FED is available against renters who violate the duties in W.S. 1-21-1204 or the prohibitions in 1-21-1205 (damage, interfering with others' peaceful enjoyment, unreasonably denying access). W.S. 1-21-1002(a)(vi), 1-21-1003, 1-21-1204, 1-21-1205 | No statute — Wyoming has no law that expressly bans landlord lockouts or utility shutoffs. The statutes provide a court process instead: a landlord who wants a tenant out files a forcible entry and detainer (FED) case, and after judgment an officer executes the writ of restitution; only then may the sheriff remove the renter's belongings and prevent reentry. W.S. 1-21-1001 to 1-21-1017, 1-21-1211(a) (Title 1, Ch. 21, Arts. 10 and 12 checked) |
City rules that may add to state law
More Utah rental law
- Utah Security Deposit Law
- Utah Notice to Vacate Rules
- Landlord Entry Rules in Utah
- Utah Repairs & Tenant Remedies
- Utah Rent Increase & Late Fee Laws
- Breaking a Lease in Utah
- Squatters' Rights in Utah
- Utah Section 8, Records & Right to Counsel
- Utah Mold, Pests, Heat & AC Rules
- Utah Privacy, Guests & Animal Rules
- Utah Landlord Selling the House
- Utah Lockouts, Utility Shutoffs & Retaliation
- Utah Subletting, Lease Endings & Tenant Death
- All Utah landlord-tenant rules
- Free legal help in Utah
Compare eviction in all 50 states and DC →
Utah Eviction Laws FAQ
How much notice does a landlord have to give before evicting for unpaid rent in Utah?
3 business days' written notice to pay rent and other amounts due or surrender the premises. (Utah Code 78B-6-802(1)(c))
How much notice is required to evict for a lease violation in Utah?
3 calendar days' written notice to perform the lease condition or surrender (cure allowed). 3 calendar days' notice to quit (no cure) for unauthorized assignment/subletting, waste, unlawful business, nuisance, or a criminal act on the premises. (Utah Code 78B-6-802(1)(d)-(h))
Can a landlord change the locks or shut off utilities in Utah?
Unlawful for an owner to willfully exclude a tenant from the premises in any manner except by judicial process (abandoned premises excepted). Utah Courts guidance: without a court order a landlord cannot change the locks, turn off utilities, or take the tenant's belongings. (Utah Code 78B-6-814)
General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.