Squatters' Rights in Utah
Utah rules on squatters & abandoned property for renters and landlords, with the statute or official page behind each answer. Last verified: 2026-10-22.
Short answer: 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… Utah Code 78B-6-817
The rules in Utah
| Squatters / unauthorized occupants | 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. Exclusion covers former tenants only under a written rental agreement. Source: Utah Code 78B-6-817 |
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| Belongings left behind | Abandonment is presumed if the tenant gave no notice of absence and either fails to pay rent within 15 days after the due date with no evidence of occupancy other than belongings, or fails to pay and has removed belongings. If belongings are left, the owner may remove and store them and recover actual moving and storage costs; the owner must post a notice on the premises and send it by first-class mail to the tenant's last known address stating the property is considered abandoned. The tenant may retrieve it within 15 calendar days of the notice by paying inventory, moving and storage costs (written demand with proof of ownership). After 15 days in storage with no reasonable recovery effort and no pending hearing, the owner may sell it at public sale (proceeds applied to amounts owed; surplus handled as unclaimed property) or donate it if commercially reasonable. No duty to store hazardous materials, animals, garbage, or perishables; motor vehicles are excluded. Source: Utah Code 78B-6-815; 78B-6-816 |
Related questions
Utah vs. neighboring states
| State | Squatters / unauthorized occupants | Belongings left behind |
|---|---|---|
| Utah | 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. Utah Code 78B-6-817 | Abandonment is presumed if the tenant gave no notice of absence and either fails to pay rent within 15 days after the due date with no evidence of occupancy other than belongings, or fails to pay and has removed belongings. If belongings are left, the owner may remove and store them and recover actual moving and storage costs; the owner must post a notice on the premises and send it by first-class mail to the tenant's last known address stating the property is considered abandoned. The tenant may retrieve it within 15 calendar days of the notice by paying inventory, moving and storage costs (written demand with proof of ownership). After 15 days in storage with no reasonable recovery effort and no pending hearing, the owner may sell it at public sale (proceeds applied to amounts owed; surplus handled as unclaimed property) or donate it if commercially reasonable. No duty to store hazardous materials, animals, garbage, or perishables; motor vehicles are excluded. Utah Code 78B-6-815; 78B-6-816 |
| Arizona | The owner files a forcible detainer action in court. There is no affidavit-based police removal procedure. Under SB 1426 (2026), a person who entered by force commits forcible detainer by refusing to leave after a reasonable request from the owner or the owner's agent, if all of these apply: the property is or includes a residential dwelling; the occupant is unauthorized; the owner has told the occupant to leave; the property was not open to the public when the occupant entered; and the occupant is not a current or former tenant, a cohabitant by prior agreement, an immediate family member of the owner, or a party to pending litigation with the owner. In those cases the owner does not have to wait 5 days after a written demand. The Arizona Supreme Court must adopt rules for expeditious resolution, and the writ of restitution issues immediately after the court signs a judgment against the unauthorized person. Entering or remaining unlawfully in a residential structure is criminal trespass in the first degree, a class 6 felony. A.R.S. §§ 12-1171, 12-1173(A)(3)(b), (B), (C) (as amended by SB 1426, 2026); A.R.S. § 13-1504(A)(1), (B) | If the tenant abandons the unit, the landlord must send a notice of abandonment by certified mail, return receipt requested, to the tenant's last known address and any known alternate addresses, and post the notice on the door or another conspicuous place for 5 days. A unit counts as abandoned if (1) the tenant has been absent without notice for at least 7 days, rent has been unpaid for 10 days, and nothing suggests the tenant still lives there other than personal property left behind, or (2) the tenant has been absent for at least 5 days, rent has been unpaid for 5 days, and no personal property remains. For property left behind, the landlord must inventory it, notify the tenant where it is stored and what storage costs, and hold it for 14 calendar days with reasonable care. After that, the landlord may sell or donate it. Sale proceeds go first to unpaid rent and costs, and any excess goes to the tenant. Records and any undeliverable excess are kept for 12 months. Perishables, plants, and hazardous items may be disposed of right away, and property of minimal value may be destroyed. Before the property is sold, a tenant who gives written notice has 5 days to reclaim it by paying removal and storage costs. The tenant may retrieve clothing, tools of the trade, and identification and financial documents without paying costs first. If the tenant returned the keys, the landlord may dispose of anything left without liability unless the parties agreed otherwise in writing. The same property rules apply the day after a writ of restitution is executed. A.R.S. §§ 33-1370(A)-(J), 33-1368(E), 33-1314(E)-(G) |
| Colorado | Colorado has a fast court process for removing an "unauthorized person": someone occupying a vacant or uninhabited home who never had any agreement with or consent from the owner, is not the owner's relative, never paid the owner anything, and was never given permission to be there. The owner (or authorized agent) first demands that the occupants leave, then files a complaint and a sworn "Verified Motion for Order to Remove Unauthorized Persons" in county court. The motion must be served (in person or by posting) at least 24 hours before the hearing, and the court must hold the hearing by the next court day. If the court finds the occupants are unauthorized, it issues a temporary mandatory injunction and writ of restitution, and the sheriff must remove them within 24 hours of receiving the order and order them to stay off the property or face arrest for criminal trespass. Anyone who falsely swears on the motion can be sanctioned, held in contempt, or prosecuted for perjury or false swearing. If the motion is denied, the owner can still bring a regular eviction (forcible entry and detainer). C.R.S. §§ 13-40.1-101, 13-40.1-102; § 13-40-104(1)(a) | Colorado has no single statute on belongings a residential tenant leaves behind. After an eviction, the officer executing the writ of restitution removes the property. The landlord has no duty to store or inventory it, and is immune from liability if the landlord follows the officer's lawful directions. A landlord who chooses to store the property may charge reasonable storage costs and either let the tenant reclaim it after paying them or dispose of it under the landlord's lien. That lien covers unpaid rent on household goods left on the premises. It does not cover pets, small kitchen appliances, cooking utensils, beds, bedding, necessary clothing, personal or business records, or personal effects. Lien property is presumed abandoned if the owner has not contacted the landlord for at least 30 days. At least 15 days before selling or disposing of it, the landlord must send notice of the manner and date by registered or certified mail (return receipt, addressee only) to the owner's last-known address. If the notice comes back unclaimed, the landlord must publish it in a local newspaper. During an eviction, the officer must hand pets to the tenant or call animal control. Pets may not be left unattended. C.R.S. §§ 13-40-122(2)-(4), (2.5); 38-20-102(3); 38-20-116(1)-(2) |
| Idaho | Sheriff removal without a lawsuit. A property owner (or authorized agent) may give the county sheriff a verified 'Complaint to Remove Persons Unlawfully Occupying Residential Real Property' (statutory form, under penalty of perjury, with government ID or proof of agency) if: the occupants entered unlawfully and remain; the property was not open to the public; the owner told them to leave; they are not current or former tenants under an owner-authorized lease; they are not immediate family; and no related litigation is pending. After verifying ownership, the sheriff serves a notice to immediately vacate (hand delivery or posting on the front door), puts the owner in possession, and may arrest for trespass or other crimes. Sheriff charges the writ-of-restitution service fee, plus an hourly stand-by fee if requested while locks are changed and belongings moved to the property line. A person wrongfully removed may sue for restoration of possession, actual damages, triple the fair market rent, costs and attorney's fees. Idaho Code § 6-310A | After a judgment for possession, a residential tenant has 72 hours to remove belongings (7 days for commercial tenants or tracts of 5+ acres). After that period and 3 days after the court's finding, the sheriff restores possession by removing the tenant, and the landlord may remove and dispose of all remaining property (including vehicles removable under § 49-1806), subject to security interests, without compensation to the tenant. The 3-day nonpayment notice must warn the tenant of this removal period. Idaho Code §§ 6-316(2), 6-303(2) |
| Nevada | Summary court process for forcible entry/detainer by an unlawful or unauthorized occupant. The owner (or authorized representative or authorized occupant) serves a written notice to surrender that tells the occupant they are guilty of forcible entry or detainer, gives them 4 judicial days to leave, names the court, explains their right to contest by filing an affidavit with the court by close of business on the 4th judicial day, warns that the sheriff or constable may remove them within 24 hours of a court order, and explains storage and disposal of belongings (disposable 14 calendar days after removal or surrender; storage costs must be paid first). It must be served in person before a witness (no witness needed if a sheriff, constable or licensed process server serves it), or by leaving it with a suitable person and mailing it, or by posting and mailing it (addressed to 'Current Occupant' if unknown). If the occupant does not leave, the owner files an affidavit of complaint; if no contest affidavit was filed and the evidence suffices, the court must order removal within 24 hours of the sheriff's receipt. If all known adult occupants are arrested for housebreaking or unlawful occupancy, the owner may retake possession and change the locks, posting and filing a notice that gives the occupant 21 days to seek reentry in court. Owners can recover treble damages for forcible entry. NRS 40.230, 40.240, 40.280(2), 40.412, 40.414 | The landlord must store property left after abandonment or eviction safely for 30 days and may charge reasonable, actual inventory, moving and storage costs before releasing it. After 30 days, the landlord may dispose of it (and recover costs from it) only after making reasonable efforts to locate the tenant, mailing the tenant written notice of the intent to dispose (to the present or last known address), and waiting 14 days after the notice. Vehicles follow the abandoned-vehicle law (NRS ch. 487). For 5 days after an eviction or lockout, the landlord must give the former tenant a reasonable chance to retrieve essential items such as medication, baby formula, basic clothing and personal care items. Disputes over costs or access go to the justice court under NRS 40.253. NRS 118A.460 |
| New Mexico | New Mexico has no squatter-specific removal procedure or crime. Bills to create one failed: HB 332 and SB 359 (2025) and HB 144 (2026) all died. Removal is through existing law (court action and criminal trespass), which was not verified here. 2025 HB 332, 2025 SB 359, 2026 HB 144 (all died) | Not verified yet |
| Wyoming | Since the 2025 session (SF0006, 2025 Session Laws ch. 41), an owner or authorized agent may file a sworn complaint (under penalty of perjury, with a copy of government ID or agency papers) with county law enforcement asking for immediate removal of a person who unlawfully entered and remains in a residential dwelling, if there is no known pending litigation between them and the person is not a current or former tenant, a co-owner or person on title (absent title fraud), an immediate family member, or a cohabitant. After verifying the complainant is the record owner, law enforcement must without delay give notice to immediately vacate (hand delivery or posting on the front door), put the owner in possession, and may arrest for trespass or warrants; officers may stand by while locks are changed and belongings are moved to the property line. A wrongfully removed person may recover possession, actual damages, triple the fair rental value for the period of wrongful removal, costs and attorney's fees. Presenting a fake lease or deed to stay on property is a misdemeanor (up to 6 months / $750); renting or selling property without authority is a felony (up to 2 years / $5,000). Wyo. Stat. 1-21-1401 to 1-21-1403; 6-5-309 | After lawfully regaining possession, the owner may immediately dispose of trash and property reasonably believed hazardous, perishable, or valueless; property left in the unit is presumed valueless and abandoned. Valuable property may be removed and stored; the owner must give written notice describing it and stating it will be disposed of 7 days after service unless the renter takes it or notifies the owner in writing of intent to take it. Notice is served by certified mail to an address the renter gave for this purpose, by personal service under W.R.C.P. 4, or by newspaper publication in the county. If the renter responds in writing, the owner holds it 7 more days; otherwise it is conclusively abandoned and may be kept or disposed of. The owner may charge reasonable or actual storage and removal costs before release and is not liable for loss in storage. Wyo. Stat. 1-21-1210 |
City rules that may add to state law
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Squatters' Rights in Utah FAQ
How do you remove a squatter in Utah?
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. (Utah Code 78B-6-817)
What can a landlord do with a tenant's abandoned property in Utah?
Abandonment is presumed if the tenant gave no notice of absence and either fails to pay rent within 15 days after the due date with no evidence of occupancy other than belongings, or fails to pay and has removed belongings. If belongings are left, the owner may remove and store them and recover actual moving and storage costs; the owner must post a notice on the premises and send it by first-class mail to the tenant's last known address stating the property is considered abandoned. The tenant may retrieve it within 15 calendar days of the notice by paying inventory, moving and storage costs (written demand with proof of ownership). After 15 days in storage with no reasonable recovery effort and no pending hearing, the owner may sell it at public sale (proceeds applied to amounts owed; surplus handled as unclaimed property) or donate it if commercially reasonable. No duty to store hazardous materials, animals, garbage, or perishables; motor vehicles are excluded. (Utah Code 78B-6-815; 78B-6-816)
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.