A Utah eviction notice form is a legal demand for a tenant to comply with the terms of the rental agreement or else move out of the premises. Utah landlords may deliver an eviction notice because of unpaid rent, lease violations, or illegal activity on the rental property.
Types of Utah Eviction Notice Forms
| Notice Form | Grounds | Curable? |
| 3 Day Notice To Quit | Unpaid Rent | Yes |
| 3 Day Notice To Comply or Vacate | Lease Violation | Yes |
| 3 Day Notice To Vacate | Substantial Property Damage
Illegal Activity |
No |
| 3 Day Notice of Termination | Physical Harm to the Premises
Unauthorized Assignment of Lease |
No |
| 15 Day Notice To Vacate | End of / No Lease | No |
Utah 3 Day Notice To Quit
A Utah 3 Day Notice To Quit evicts a tenant for nonpayment of rent. In Utah, a landlord can file this notice the day after rent is due, with no grace period for the tenant. The tenant must pay all past due rent or else move out within three (3) judicial days (i.e., not counting weekends or legal holidays).
Utah 3 Day Notice To Comply or Vacate
A Utah 3 Day Notice To Comply or Vacate demands correction of a lease violation that is “curable” i.e., the tenant gets a chance to fix the situation rather than be evicted. A curable lease violation might include failure to maintain health and safety on the rental property, interfering with the quiet enjoyment of neighbors, or refusal to allow lawful entry by the landlord. Tenants must take appropriate corrective action or move out within three (3) calendar days.
Utah 3 Day Notice To Vacate
A Utah 3 Day Notice To Vacate evicts tenants for substantial property damage, violent threats, criminal actions, or the possession or distribution of a controlled substance. Tenants are not allowed corrective action, and must move out within three (3) calendar days.
Utah 3 Day Notice of Termination
A Utah 3 Day Notice of Termination evicts tenants for causing physical harm to the premises, committing a health and safety violation, or assigning / subletting without the landlord’s consent. Tenants are not allowed corrective action, and must move out within three (3) calendar days.
Utah 15 Day Notice To Vacate
A Utah 15 Day Notice To Vacate terminates a periodic tenancy (e.g. month-to-month) or a fixed term lease. The non-terminating party must receive notice at least at least fifteen (15) calendar days before the date of termination.
How To Write an Eviction Notice in Utah
To help ensure the legal compliance of an eviction notice:
- Use the tenant’s full name and address
- Specify the lease violation as well as any balance due
- Specify the date of termination
- Print name and sign the notice, including the landlord’s address of record
- Note the date and method of notice delivery, along with printed name and signature
It is easy to lose an otherwise justified legal action because of improper notice. Check carefully to ensure enough time after notice is delivered, not when it’s sent.
How To Calculate Expiration Date in Utah
The “clock” for an eviction notice period starts “ticking” the day after the notice gets delivered (served). For example, to give at least 30 days of notice and begin court action as of June 30th, delivery of the eviction notice must be no later than May 31st.
In most jurisdictions, if the last day of a notice period is a Saturday, Sunday, or legal holiday, the notice period continues to run until the end of the next day that is not a Saturday, Sunday, or legal holiday. This is called the “next judicial day;” in other words, the next day a courthouse is open.
In Utah, when an eviction notice is served for nonpayment of rent, only judicial days are counted during the notice period.
How To Serve an Eviction Notice in Utah
Utah landlords may deliver an eviction notice using any of these methods:
- Hand delivery to the other party
- Hand delivery to a person of suitable age who can accept the notice on behalf of the other party, if the other party is unavailable
- Posting at a conspicuous place on the property, if there is no one of suitable age to accept the notice on behalf of the other party
- Delivery by registered or certified mail
Mailed notice begins the notice period as of the time of mailing.
Sources
- 1 Utah Code Ann. § 78B-6-802(c)
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Source LinkContinues in possession, in person or by subtenant, after default in the payment of any rent or other amounts due and after a notice in writing requiring in the alternative the payment of the rent and other amounts due or the surrender of the detained premises, has remained uncomplied with for a period of three business days after service, which notice may be served at any time after the rent becomes due. - 2 Utah Code Ann. § 78B-6-802
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assigns or sublets the leased premises contrary to the covenants of the lease, or commits or permits waste on the premises after service of a three calendar days’ notice to quit; (e) sets up or carries on any unlawful business on or in the premises after service of a three calendar days’ notice to quit; (f) suffers, permits, or maintains on or about the premises any nuisance, including nuisance as defined in Section 78B-6-1107 after service of a three calendar days’ notice to quit; (g) commits a criminal act on the premises and remains in possession after service of a three calendar days’ notice to quit;
Source Link(h) continues in possession, in person or by subtenant, after a neglect or failure to perform any condition or covenant of the lease or agreement under which the property is held, other than those previously mentioned, and after notice in writing requiring in the alternative the performance of the conditions or covenant or the surrender of the property, served upon the tenant and upon any subtenant in actual occupation of the premises remains uncomplied with for three calendar days after service - 3 Utah Code Ann. § 78B-6-805
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A notice required by this part may be served:
(a) by delivering a copy to the tenant personally or, if the tenant is a commercial tenant, by delivering a copy to the commercial tenant’s usual place of business by leaving a copy of the notice with a person of suitable age and discretion; (b) by sending a copy through registered mail, certified mail, or an equivalent means, addressed to the tenant at the tenant’s residence, leased property, or usual place of business; (c) if the tenant is absent from the residence, leased property, or usual place of business, by leaving a copy with a person of suitable age and discretion at the tenant’s residence, leased property, or usual place of business;
Source Link(d) if a person of suitable age or discretion cannot be found at the place of residence, leased property, or usual place of business, then by affixing a copy in a conspicuous place on the leased property - 4 Utah Court Rules of Civil Procedure - Rule 5
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When service is effective. Service by mail or electronic means is complete upon sending.
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