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Utah evictions move fast. The court case is called an unlawful detainer , and its deadlines are counted in days, not weeks [2]. A tenant who gets a notice to pay or vacate has 3 business days, and a tenant who is served with court papers has another 3 business days to answer [1].
At a glance
-
Written notice 3 business days (unpaid rent)
The landlord serves a notice to pay or vacate. Other notices give 3, 5 or 15 calendar days depending on the reason.
Utah Code § 78B-6-805
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Complaint and summons Serve within 120 days of filing
If the tenant hasn't paid or moved, the landlord files the unlawful detainer case and has someone else serve the papers.
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Tenant's answer 3 business days
The tenant files an answer, asks for a hearing or posts a counter bond. Missing the deadline can mean a default.
-
Occupancy hearing Within 10 days of the request
The judge decides who gets the home for now. If more facts are needed, a trial is set within 60 days.
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Order of restitution Usually 3 calendar days
If the landlord wins, the order is served by a sheriff, constable or other authorized officer. A sheriff or constable can remove a tenant who doesn't leave.
The notice comes first
Every Utah eviction starts with a written notice under Utah Code § 78B-6-805 [2]. Which notice the landlord uses depends on the reason [1][2]:
| Reason | Notice period |
|---|---|
| Unpaid rent | 3 business days to pay in full or move |
| Lease violation the tenant can fix | 3 calendar days to comply or move |
| Lease violation that can't be fixed, nuisance, criminal act, waste, unlawful business, unapproved subletting | 3 calendar days to move |
| Month-to-month rental ending | 15 calendar days before the end of the rental period |
| No lease (tenant at will) | 5 calendar days |
Counting the days
The day the notice is delivered is day zero; counting starts the next day [1]. Business days skip weekends and court holidays; calendar days count every day [2]. The courts’ own example: a 3-business-day notice served on a Friday runs through Wednesday, so the landlord can file on Thursday [2].
For a month-to-month rental, the 15-day notice has to be served at least 15 calendar days before the rental period ends. If it’s late, the tenant can stay until the end of the next period [1].
How notices are delivered
A notice can be handed to the tenant, sent by certified or registered mail, left with another responsible adult who lives there with a copy mailed, or posted on the door if no one is home [1][2]. Each tenant gets their own copy [2].
The court case
If the notice period runs out, the landlord files a complaint for unlawful detainer and a summons. The landlord can’t serve the papers personally; an adult not involved in the case, a sheriff or constable, or a process server has to do it, within 120 days of filing [2].
The tenant has 3 business days
A tenant served with the summons and complaint has 3 business days to respond. Missing the deadline can mean losing the case automatically [1]. Within that time, the tenant chooses one of these [1]:
- in an unpaid-rent case, pay everything owed,
- file an answer and request a hearing, or
- file a counter bond .
If the tenant does none of these, the court will order the tenant to leave [1]. If the tenant files an answer, even a late one, the landlord can’t get a default and has to ask for an occupancy hearing instead [2].
Occupancy hearing and trial
The court holds the occupancy hearing within 10 days after someone asks for it [1][2]. Each side shares its evidence with the other at least two days before the hearing [1]. A tenant who doesn’t show up can be evicted right away [1]. If the judge needs more information, a trial is set within 60 days [2].
Tenants in the military have extra protection. Before a default, the landlord has to check the federal Servicemembers Civil Relief Act database, and the court may delay an eviction of a service member by up to 90 days [2].
The order of restitution
If the landlord wins, the judge signs an order of restitution . The tenant usually has 3 calendar days to move after it’s served [1][2]. The landlord can’t serve it; a sheriff or deputy, police officer, constable, state investigator or licensed private investigator does [2]. If the tenant doesn’t leave, a sheriff or constable can remove them [2].
Asking for a hearing after the order doesn’t stop the eviction by itself. A tenant can file a motion to set aside the judgment, or a motion to delay enforcement, which requires paying money to the court as security [1].
Belongings left behind
Within 5 business days, the landlord must give the tenant reasonable access to pick up clothing, ID, financial, immigration and employment papers, public service documents and medical items, with no storage fee [1][2]. Other belongings can carry reasonable moving and storage charges, and they’re treated as abandoned if not claimed within 15 calendar days [1][2].
Money the tenant can owe
After the eviction, the landlord can ask for a money judgment [2]. Under Utah Code § 78B-6-811, damages such as the rent owed under the lease and the daily rental value after the notice expired can be awarded at up to three times the actual amount, called treble damages , plus attorney fees and court costs [1][2].
The courts give an example: a tenant paying $900 a month who stays 30 days after the notice expired could owe $2,700 [1]. A tenant has 7 days to object to a proposed money judgment [1]. The landlord also has to try to re-rent the home promptly to keep the damages down [2].
What a landlord can’t do
A Utah landlord must get a court order to evict [1][2]. Without one, the landlord can’t change the locks, turn off utilities, take the tenant’s belongings, harass the tenant or block them from the home (Utah Code § 78B-6-814) [1][2].
Clearing an eviction record
Utah courts have a form for asking the court to expunge an eviction case. It requires that any money judgment was paid and a satisfaction of judgment was filed, or that there was no money judgment [4]. Ask a self-help center or legal aid whether your case qualifies.
Where to get help
- Utah Legal Services (utahlegalservices.org): free help for eligible tenants, including people in government housing and voucher holders [1].
- Utah 2-1-1 (211utah.org): rent assistance and housing help [1].
- Mediation: Utah Community Action (801-214-3109) or Utah Dispute Resolution [1].
- Utah Courts Self-Help Center: free help with forms and deadlines [1].
Sources
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How much notice does a Utah landlord have to give for unpaid rent?
Three business days to pay or move out. Weekends and court holidays don't count, and the day the notice is delivered is day zero. Notices for breaking rules, nuisance or criminal acts give 3 calendar days.
How long does a tenant have to answer an eviction in Utah?
Three business days after receiving the summons and complaint. A tenant who misses that deadline can lose the case automatically.
How long do I have to move after an order of restitution in Utah?
Usually 3 calendar days after the order is served. If the tenant doesn't leave, a sheriff or constable can remove them.
Can a Utah landlord change the locks or shut off utilities?
No. A landlord must get a court order to evict. Without one, the landlord can't change the locks, turn off utilities, take the tenant's belongings or block the tenant from the home.