🟡 Standard protections

Eviction notice rules in Utah

Nonpayment notice

3 business days to pay or vacate (U.C.A. §78B-6-802(1)(c)) — excludes weekends and legal holidays, starting the business day after the tenant receives the notice.

Lease-violation notice

3 calendar days to comply or vacate (U.C.A. §78B-6-802(1)(h), (2)).

Unconditional quit (no second chance)

3-calendar-day unconditional quit for unauthorized assigning/subletting, waste, unlawful business, nuisance, or a criminal act on the premises (U.C.A. §78B-6-802(1)(d)-(g)). No cure.

No-cause / end-of-tenancy notice

At least 15 days' written notice before the next rent period to end a month-to-month tenancy (U.C.A. §78B-6-802.5).

How the notice must be served

Any of: personal delivery, registered/certified mail, leaving with a person of suitable age at the residence or workplace, or posting on the property — no required order; the landlord chooses (U.C.A. §78B-6-805).

Your right to fix it (cure)

Nonpayment (3 business days to pay); curable violations (3 calendar days to comply — the tenant, a subtenant in actual occupation, or another interested person may cure unless the violation cannot afterward be fixed). No cure for waste, unlawful business, nuisance, or criminal acts.

How days are counted

The 3-day nonpayment notice runs on business days (excludes weekends and legal holidays, starting the business day after receipt); the 3-day comply/quit and unconditional notices run on calendar days.

After the notice expires

Landlord must file a forcible entry and detainer action in district or justice court (U.C.A. §§78B-6-801-817). The tenant does NOT have to leave when the notice expires — only a court order can remove the tenant, enforced by a sheriff/constable. Unlawful detainer can bring treble damages against the tenant.

Court timeline

Timeline <em>reported — confirm with a licensed attorney</em>.

Retaliation & defenses

No statewide anti-retaliation statute found — unverified, needs attorney review; FHA discrimination defense applies.

The one thing to remember: in Utah, as in every state, a notice is not an eviction. Your landlord must file a case, serve you properly, and win before a judge. Only a court order can remove you.

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