Housing & Tenant · Eviction Notice
Eviction Notice in Utah
How many days of written notice a landlord must give before filing an eviction in Utah, broken down by reason, and what you can do about it, cited to the statute.
Every notice period in Utah
The written notice for each reason a landlord can end a tenancy, and what each one means.
| Reason for the notice | Notice in Utah | What it means |
|---|---|---|
| Nonpayment of rent | Can fix and stay3 business days | A 3-business-day notice requiring in the alternative payment of the rent and other amounts due or surrender of the premises (Utah Code 78B-6-802). Business days exclude weekends, so paying inside that window keeps the tenancy. |
| Failure to perform a lease condition | Can fix and stay3 calendar days | For a failure to perform a lease condition or covenant, the notice runs three calendar days and must be served on the tenant and any subtenant in actual occupation (Utah Code 78B-6-802). |
| Maintaining a nuisance | 3 calendar days | Maintaining a nuisance supports a 3-calendar-day notice with no chance to cure (Utah Code 78B-6-802). |
| Unlawful business, unlawful subletting, or waste | 3 calendar days | Carrying on an unlawful business, subletting contrary to the lease, or committing or permitting waste each supports a 3-calendar-day notice with no chance to cure (Utah Code 78B-6-802). |
| After the notice | Court | A three-day notice, then an unlawful detainer action. Utah is known for a treble-damages exposure after judgment, which is worth checking separately. Only a court can order a tenant removed. |
| Statute | Utah Code Ann. §78B-6-802 | The controlling statute for these notice periods. Read the full text through the source link below. |
What you can do right now
Concrete, neutral steps if you have received an eviction notice in Utah. This is legal information, not legal advice.
- Check whether your notice counts business or calendar days
Utah puts two kinds of day in one statute. A rent notice runs three business days, so weekends do not count, while a lease-violation or nuisance notice runs three calendar days. Read which ground the notice states, because your deadline depends on it.
- Pay within three business days
For unpaid rent, pay the rent and any other amounts due within three business days to keep the tenancy. If you were served late in the week, the weekend does not count against you, so map the actual deadline carefully.
- Respond to the unlawful detainer case
If you do not comply, the landlord files an unlawful detainer action and you are served with a court date. Appear with your lease, receipts, and any messages. Utah adds a treble-damages exposure after judgment, so acting early matters.
- Get local legal help
A local Utah legal aid office can confirm whether your notice runs on business or calendar days and explain the treble-damages risk. Search for legal aid in your area and act quickly.
This is general legal information, not legal advice. Read your own lease and check for a local ordinance, since either can change the notice that applies to your home.
What Utah renters get wrong
Utah puts two different kinds of day in one section, and the difference is easy to miss. Unpaid rent runs on three business days, so weekends do not count against the tenant (Utah Code 78B-6-802). Every other three-day notice in the same statute, including a lease-condition violation, a nuisance, an unlawful business, unlawful subletting, and waste, runs on three calendar days. A renter served on a Thursday therefore has a genuinely different deadline depending on which line of the statute the landlord used. The rent notice is a pay-or-quit notice: paying the rent and other amounts due within the window keeps the tenancy. The nuisance and unlawful-use grounds give no chance to cure. Utah is also known for a treble-damages exposure after judgment, which raises the stakes of losing an unlawful detainer case and is worth understanding before a hearing. The periodic-tenancy no-cause notice sits in a separate provision. After the three-day notice, an unlawful detainer action follows, and only a court can order a tenant out.
Common questions
Are Utah three days business days or calendar days?
It depends on the ground. A rent notice runs three business days under Utah Code 78B-6-802, so weekends are excluded, while a lease-violation, nuisance, or unlawful-use notice in the same section runs three calendar days. Read the notice to see which applies.
Does the weekend count on a Utah rent notice?
No. The rent notice is measured in business days, so Saturdays and Sundays do not count. If you are served late in the week, the real deadline to pay lands further out than three calendar days would suggest.
Can I fix a lease violation in three days in Utah?
For a curable lease-condition violation, the notice gives three calendar days to perform the condition and keep the tenancy. Some grounds, such as a nuisance, unlawful business, unlawful subletting, or waste, give no chance to cure at all.
Why is there no cure period for a nuisance notice in Utah?
Utah treats a nuisance, an unlawful business, unlawful subletting, and waste as serious enough to end the tenancy without a cure opportunity. Those grounds carry a 3-calendar-day notice to leave rather than a chance to fix the problem, unlike unpaid rent or an ordinary lease condition.
Not legal advicePlainStatute provides plain-language summaries of public law for general information only. This is not legal advice. Statutes change; always confirm current requirements with the official source linked above before acting.