How to Evict a Tenant in Utah (2026)
The legal steps for landlords in Utah — the notice, the court case, costs, timeline and the mistakes that get cases thrown out — with the statute or official page behind each step.
Short answer: In Utah a landlord must give the required written notice, file an eviction case in court if the tenant doesn't pay or leave, win a judgment, and have a sheriff or other officer carry out the removal. Changing the locks or removing belongings yourself is not allowed.
Step 1: Have a legal reason and give the right notice
| Unpaid rent | 3 business days' written notice to pay rent and other amounts due or surrender the premises. Source: Utah Code 78B-6-802(1)(c) |
|---|---|
| Lease violation | 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) |
| Ending a month-to-month tenancy (no fault) | Landlord: notice served 15 calendar days or more before the end of the month or rental period. Tenancy at will: not less than 5 calendar days' notice. Source: Utah Code 78B-6-802(1)(b) |
Local rent-control or just-cause rules can limit evictions: Local rent control prohibited: a county, city, or town may not enact an ordinance or resolution controlling rents or fees on private residential property without express approval of the Legislature. No statewide cap.
Step 2: Write and deliver the notice correctly
| What the notice must say | Written notice requiring, in the alternative, payment of the rent and other amounts due or surrender of the premises, which the tenant has 3 business days after service to comply with; it may be served any time after rent is due. Service: personal delivery; registered or certified mail (or equivalent) to the tenant's residence or the leased property; if the tenant is absent, leaving a copy with a person of suitable age and discretion there; or, if no such person is found, posting in a conspicuous place on the property. CARES Act 30-day notice rules apply only to covered properties and only delay the order of restitution. |
|---|---|
| How it must be delivered | An eviction notice may be served by: (a) personal delivery to the tenant; (b) 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; or (d) if no such person can be found, affixing a copy in a conspicuous place on the leased property. The statute does not provide for e-mail or text service. Subtenants may be served the same way. Source: Utah Code 78B-6-805 |
Notice forms:
- Utah notice to pay rent or quit — requirements and free draft
- Utah notice to end a month-to-month tenancy — requirements and free draft
- Statutory Complaint to Remove Trespassers Unlawfully Occupying Real Property (text in Utah Code 78B-6-817(2)(b)) (official)
- Statutory Tenant's Notice to Provide Deposit Disposition (text in Utah Code 57-17-3(3)) (official)
Step 3: File the eviction case and go to the hearing
Eviction cases in Utah 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)
Court timing: Answer due 3 business days after service; occupancy hearing within 10 business days of request after answer; trial within 60 days of service.
Source: Utah Code 78B-6-802; 78B-6-807; 78B-6-810; 78B-6-811; 78B-6-812
How long it takes to evict a tenant in Utah
For unpaid rent, the notice period is 3 business days; after that comes the court process (filing, service, the tenant's answer and a hearing), then the final order and removal by an officer. Uncontested cases move fastest; a contested case, an appeal or a crowded court adds weeks. See how long evictions take in every state.
How much it costs to evict a tenant in Utah
Court filing and service fees are set locally. Verified fees in the largest Utah counties:
| County | Filing and service fees |
|---|---|
| Salt Lake County (Salt Lake City) | Tied to the amount claimed: $105 (damages $2,000 or less), $215 ($2,001-$9,999), $375 ($10,000 and over or damages unspecified) |
| Utah County (Provo) | Tied to the amount claimed: $105 (damages $2,000 or less), $215 ($2,001-$9,999), $375 ($10,000 and over or damages unspecified) |
Add the cost of a lawyer if you hire one, lost rent during the case, and any writ or officer fee to remove the tenant.
Evicting someone without a lease (family member, roommate, guest or squatter)
| Someone with no written lease who pays rent (month-to-month / at will) | Landlord: notice served 15 calendar days or more before the end of the month or rental period. Tenancy at will: not less than 5 calendar days' notice. Source: Utah Code 78B-6-802(1)(b) |
|---|---|
| Someone who was never a tenant (squatter / unauthorized occupant) | Since 2025 (ch. 295), an owner or authorized agent may present law enforcement a verified 'Complaint to Remove Trespassers Unlawfully Occupying Real Property' in the statutory form, under penalty of perjury, with proof of record ownership (or agency) and ID, attesting that the trespasser entered unlawfully, the property was not open to the public, the owner told them to leave, they are not a current or former tenant under a written rental agreement, an owner/co-owner or on title (absent title fraud), or an immediate family member, and there is no pending litigation. If the owner appears entitled to relief, law enforcement must without delay serve a notice to immediately vacate (hand delivery or posting) and put the owner in possession, may arrest for trespass or warrants, and may stand by while locks are changed and belongings moved to the property line. A wrongfully removed person may be restored to possession and recover actual costs and damages, triple the fair market rent, costs and attorney's fees, with an expedited trial. Source: Utah Code 78B-6-817 |
Mistakes that get eviction cases dismissed — or get landlords sued
| Changing locks / shutting off utilities | 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. Source: Utah Code 78B-6-814 |
|---|---|
| Retaliation | No statute — Utah has no general law barring landlord retaliation (for example, for complaining about repairs). One limited rule: an owner may not restrict a renter's ability to ask a public safety agency (such as police or fire) for help, and may not penalize or evict a renter for making reasonable requests for that help. |
| Accepting rent after the notice | No statute — the Forcible Entry and Detainer part (78B-6-801 to -817) and the Fit Premises Act (Title 57, Ch. 22) do not address whether accepting full or partial rent after a notice waives the eviction. Governed by the lease and case law. |
Federal rules that can change the process
- Servicemembers Civil Relief Act: eviction protection: A landlord may not evict a covered servicemember or their family during military service without a court order. When the servicemember's ability to pay is materially affected by service, the court must on request stay the case for 90 days or adjust the lease. Knowingly evicting without a court order is a federal misdemeanor. More
- VAWA housing protections: An applicant or tenant cannot be denied, evicted or cut off from assistance because they are or were a victim of domestic violence, dating violence, sexual assault or stalking. The abuse cannot be treated as a serious lease violation by the victim. The landlord may 'bifurcate' (split) the lease to evict the abuser and keep the victim housed. Covered programs must also have an emergency transfer plan. A transfer is available on request if the tenant reasonably fears imminent harm, or if a sexual assault happened on the premises within the prior 90 days. More
- CARES Act 30-day notice to vacate (covered dwellings): The landlord of a covered dwelling may not require the tenant to leave until 30 days after giving a notice to vacate. The 120-day filing moratorium in the same section expired in July 2020, but the 30-day notice subsection has no expiration date in its text. More
- HUD 30-day nonpayment notice (public housing and project-based Section 8): Before filing an eviction for nonpayment, the landlord must give written notice at least 30 days in advance. The notice must itemize the rent owed by month, explain how to pay it off and by what date, and explain how to recertify income or request a hardship exemption. The notice cannot be served before the day after rent is due. If the tenant pays the amount owed within the 30 days, the landlord may not file the eviction. More
Utah eviction FAQ for landlords
How much notice does a landlord have to give to evict for unpaid rent in Utah?
3 business days' written notice to pay rent and other amounts due or surrender the premises.
How much does it cost to evict a tenant in Utah?
Court fees are set locally — for example, Salt Lake County (Salt Lake City): Tied to the amount claimed: $105 (damages $2,000 or less), $215 ($2,001-$9,999), $375 ($10,000 and over or damages unspecified)
Can a landlord change the locks to evict a tenant 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.
How do you evict a tenant without a lease in Utah?
Landlord: notice served 15 calendar days or more before the end of the month or rental period. Tenancy at will: not less than 5 calendar days' notice.
← All Utah landlord-tenant rules · Notice deadline calculator
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.