AI Utah Eviction Notice

Enter tenant names, grounds for termination, amounts owed, property address, and parties, and receive a complete Utah-compliant eviction notice (unlawful detainer prerequisite) with the correct statutory notice type and period under Utah Code § 78B-6-802, itemized demand, deadline computation, service instructions, proof-of-service certificate, and pre-filing checklist. This notice is required before filing an unlawful detainer action in Utah court. Service and filing are separate steps., -

Utah Unlawful Detainer Notice Requirements

Under Utah Code § 78B-6-802, a landlord must serve written notice before commencing an unlawful detainer (eviction) action. The required notice period and type depend on the ground:

> Important: This notice is only the first step. It does not itself terminate possession or evict the tenant. After the notice period expires without cure or vacatur, the landlord must file a complaint for unlawful detainer in the appropriate Utah court (Justice Court or District Court) and obtain a judgment and order of restitution. Self-help eviction (lock changes, utility shutoffs, removing belongings) is prohibited and exposes the landlord to damages under Utah law., -

NOTICE TYPE A, 3-Business-Day Notice to Pay Rent or Quit *(Nonpayment of Rent or Other Amounts, Utah Code § 78B-6-802(1)(c))*, -

3-BUSINESS-DAY NOTICE TO PAY RENT OR QUIT
STATE OF UTAH

Date of Notice: [[Date of Notice]]

TO: [[Tenant Full Name(s)]]
AND ALL OTHER OCCUPANTS of the premises located at:
[[Rental Property Full Address]]
[[City]], Utah [[ZIP Code]]
(hereinafter "the Premises")

FROM (LANDLORD OR AUTHORIZED AGENT): [[Landlord or Authorized Agent Full Name]]
[[Landlord Mailing Address for Notices]]
[[City]], Utah [[ZIP Code]]
Phone: [[Landlord Phone Number]] | Email: [[Landlord Email]], -

NOTICE OF NONPAYMENT AND INTENT TO TERMINATE TENANCY

PLEASE TAKE NOTICE that you are in default under your rental agreement for failure to pay rent or other amounts due when payable. Pursuant to Utah Code § 78B-6-802(1)(c), you are hereby notified of the following unpaid amounts:

Itemized Amounts Due:

TOTAL AMOUNT DUE: $[[Total Amount Owed]]

> Utah Law Note: This notice demands rent and other amounts due under the lease. Late fees and attorney fees, if not expressly included as "rent" in the lease, generally may not form the sole basis for a pay-or-quit notice. Consult counsel regarding waiver issues if accepting partial payment., -

DEMAND TO PAY OR VACATE

You are hereby NOTIFIED AND DEMANDED to do one of the following within THREE (3) BUSINESS DAYS after service of this notice:

1. PAY IN FULL the total amount of $[[Total Amount Owed]] to [[Landlord or Authorized Agent Full Name]] at the following location or method: [[Payment Address, Drop Box, or Online Portal Details]].

2. VACATE AND SURRENDER POSSESSION of the Premises located at [[Rental Property Full Address]], [[City]], Utah [[ZIP Code]], removing all personal property, returning all keys and access devices, and leaving the Premises in broom-clean condition.

The three (3) business day period begins the first calendar day after the date of service (excluding the day of service) and includes only days that are not Saturdays, Sundays, or Utah state or federal legal holidays.

Deadline to pay or vacate: [[Deadline Date, Service Date + 3 Business Days]] at 11:59 p.m.

If you fail to pay the total amount owed or vacate the Premises by the deadline stated above, the landlord will terminate the tenancy and file an unlawful detainer action in the appropriate Utah court to recover possession of the Premises, unpaid rent, damages, court costs, and attorney fees as permitted by law., -

TENANT RIGHTS NOTICE

You have the right to pay the full amount demanded within the three-business-day period and thereby cure the default for nonpayment. Payment must be actually received (not merely postmarked) by the deadline. If the landlord files an eviction action after you have paid in full within the period, notify the court immediately and provide proof of payment., -

*Signature of Landlord / Authorized Agent*

___________________________________
[[Landlord or Authorized Agent Full Name]]
[[Title: Owner / Property Manager / Authorized Agent]]
[[Landlord Mailing Address]]
[[City]], Utah [[ZIP Code]]
Phone: [[Landlord Phone Number]]

Date Signed: [[Date Signed]], -

NOTICE TYPE B, 3-Calendar-Day Notice to Cure Lease Violation or Quit *(Curable Material Noncompliance, Utah Code § 78B-6-802(1)(h))*, -

3-CALENDAR-DAY NOTICE TO CURE OR QUIT
STATE OF UTAH

Date of Notice: [[Date of Notice]]

TO: [[Tenant Full Name(s)]]
AND ALL OTHER OCCUPANTS of the premises located at:
[[Rental Property Full Address]]
[[City]], Utah [[ZIP Code]]
(hereinafter "the Premises")

FROM: [[Landlord or Authorized Agent Full Name]]
[[Landlord Mailing Address]]
[[City]], Utah [[ZIP Code]]
Phone: [[Landlord Phone Number]], -

NOTICE OF LEASE VIOLATION AND INTENT TO TERMINATE

PLEASE TAKE NOTICE that you are in material noncompliance with the rental agreement for the Premises described above. Pursuant to Utah Code § 78B-6-802(1)(h), you are hereby notified of the specific act(s) or omission(s) constituting the breach:

Description of Violation(s):

[[Detailed factual description of the lease violation, e.g., "You have kept an unauthorized pet (a large dog) at the Premises since on or about May 15, 2026, in direct violation of Section 9 of the Lease Agreement which prohibits pets without prior written landlord consent."]]

Date(s) Violation Observed or Occurred: [[Date(s) of Violation]]

Lease Provision(s) Violated: [[Specific lease section(s), e.g., "Section 9, Pets; or applicable statute if health/safety violation"]], -

DEMAND TO CURE OR QUIT

You are hereby NOTIFIED AND DEMANDED to do one of the following within THREE (3) CALENDAR DAYS after service of this notice:

1. CURE THE VIOLATION by taking the following specific remedial action(s) no later than [[Deadline Date, Service Date + 3 Calendar Days]]: [[Specific cure required, e.g., "permanently remove the unauthorized pet from the Premises and provide written confirmation and photographs to the landlord"]].

2. VACATE AND SURRENDER POSSESSION of the Premises no later than [[Deadline Date]].

If you adequately remedy the breach within the three-calendar-day period, the rental agreement shall not terminate on account of this noticed violation. If you fail to cure the violation or vacate by the deadline, the rental agreement will terminate and the landlord will commence unlawful detainer proceedings to recover possession and all applicable damages., -

NOTE ON NON-CURABLE VIOLATIONS

Certain violations (unlawful business on premises, nuisance, waste, criminal act, or assignment/subletting contrary to lease) are not curable. For those, a 3-calendar-day unconditional quit notice may be used without opportunity to cure (see Notice Type C)., -

*Signature of Landlord / Authorized Agent*

___________________________________
[[Landlord or Authorized Agent Full Name]]
[[Title]]
[[Landlord Mailing Address]]
[[City]], Utah [[ZIP Code]]
Phone: [[Landlord Phone Number]]

Date Signed: [[Date Signed]], -

NOTICE TYPE C, 3-Calendar-Day Unconditional Notice to Quit *(Non-Curable Violations, Utah Code § 78B-6-802(1)(d) through (g))*, -

3-CALENDAR-DAY UNCONDITIONAL NOTICE TO QUIT
STATE OF UTAH

Date of Notice: [[Date of Notice]]

TO: [[Tenant Full Name(s)]]
AND ALL OTHER OCCUPANTS of the premises located at:
[[Rental Property Full Address]]
[[City]], Utah [[ZIP Code]]
(hereinafter "the Premises")

FROM: [[Landlord or Authorized Agent Full Name]]
[[Landlord Mailing Address]]
[[City]], Utah [[ZIP Code]]
Phone: [[Landlord Phone Number]], -

NOTICE OF NON-CURABLE VIOLATION AND TERMINATION

PLEASE TAKE NOTICE that you have committed one or more of the following acts for which Utah law provides no right to cure:

[[Check applicable and describe with facts]]
- [ ] Assigned or sublet the Premises contrary to lease covenants
- [ ] Committed or permitted waste on the Premises
- [ ] Set up or carried on an unlawful business on the Premises
- [ ] Suffered, permitted, or maintained a nuisance on or about the Premises
- [ ] Committed a criminal act on the Premises

Specific Facts: [[Detailed description of the acts or omissions, including dates, witnesses, police reports if any]]

Pursuant to Utah Code § 78B-6-802(1)(d), (g) and § 78B-6-802(2), you have no right to cure this violation. The rental agreement is terminated., -

DEMAND TO VACATE

You are hereby NOTIFIED AND DEMANDED to vacate and surrender possession of the Premises within THREE (3) CALENDAR DAYS after service of this notice, no later than [[Deadline Date, Service Date + 3 Calendar Days]].

If you fail to vacate by the deadline, the landlord will immediately file an unlawful detainer action to recover possession, damages, and costs., -

*Signature of Landlord / Authorized Agent*

___________________________________
[[Landlord or Authorized Agent Full Name]]
[[Title]]
[[Landlord Mailing Address]]
[[City]], Utah [[ZIP Code]]
Phone: [[Landlord Phone Number]]

Date Signed: [[Date Signed]], -

NOTICE TYPE D, 15-Calendar-Day Notice to Terminate Month-to-Month Tenancy *(No-Cause Termination, Utah Code § 78B-6-802(1)(b)(i))*, -

15-DAY NOTICE TO QUIT, MONTH-TO-MONTH TENANCY
STATE OF UTAH

Date of Notice: [[Date of Notice]]

TO: [[Tenant Full Name(s)]]
AND ALL OTHER OCCUPANTS of the premises located at:
[[Rental Property Full Address]]
[[City]], Utah [[ZIP Code]]
(hereinafter "the Premises")

FROM: [[Landlord or Authorized Agent Full Name]]
[[Landlord Mailing Address]]
[[City]], Utah [[ZIP Code]]
Phone: [[Landlord Phone Number]], -

NOTICE OF TERMINATION OF MONTH-TO-MONTH TENANCY

PLEASE TAKE NOTICE that your month-to-month (periodic) tenancy for the Premises described above is hereby terminated pursuant to Utah Code § 78B-6-802(1)(b)(i). The notice period is fifteen (15) calendar days or more before the end of the current rental period.

Current Rental Period Ends: [[End of Current Rental Period]]

Tenancy Termination Date: [[Termination Date, last day of a rental period at least 15 days after service]]

You are required to vacate and surrender possession of the Premises, remove all personal belongings, return all keys, and leave the unit in clean condition on or before the Termination Date.

This is a no-cause termination. It does not allege any fault or breach by the tenant., -

SECURITY DEPOSIT AND FINAL ACCOUNTING

Your security deposit of $[[Security Deposit Amount]] is held by [[Landlord Name or Agent]]. Under Utah law, the landlord must return the deposit or provide an itemized statement of deductions within 30 days after you vacate and return possession (Utah Code § 57-17-3). Provide your forwarding address in writing promptly., -

*Signature of Landlord / Authorized Agent*

___________________________________
[[Landlord or Authorized Agent Full Name]]
[[Title]]
[[Landlord Mailing Address]]
[[City]], Utah [[ZIP Code]]
Phone: [[Landlord Phone Number]]

Date Signed: [[Date Signed]], -

Date Computation and Deadline Rules (Utah)

Utah notice periods are strictly applied. Compute deadlines as follows:

1. For 3-business-day pay-or-quit (nonpayment): The period begins the first day after service and counts only business days (Monday, Friday, excluding Utah and federal holidays).

2. For 3-calendar-day notices (cure or unconditional): Count every calendar day including weekends and holidays. The day of service is not counted.

3. For 15-day MTM termination: The 15 calendar days must expire on or before the last day of the rental period. Serve sufficiently in advance so termination falls on the last day of a month (or rental period).

Example: Rent due June 1. Serve 3-business-day pay-or-quit on June 3 (Wednesday). Business days: June 4, 5, 6. Deadline: end of day June 8 (Monday, assuming no holiday)., -

Permitted Service Methods, Utah Code § 78B-6-805

A notice required under this part may be served by any of the following methods:

1. Delivering a copy to the tenant personally.

2. Mailing a copy to the tenant at the tenant's usual place of residence or usual place of business by registered or certified mail, return receipt requested.

3. If the tenant is absent from the residence or usual place of business, leaving a copy with a person of suitable age and discretion at the residence or business and mailing a copy to the tenant at the residence or business.

4. If there is no person of suitable age and discretion at the residence or business, affixing a copy in a conspicuous place on the leased property (e.g., front door) and mailing a copy to the tenant at the residence.

5. Any other method permitted by court order in specific cases.

Service by mail is generally complete upon mailing (or three days after for some computations). Retain proof of service (signed receipt, affidavit, or certified mail card).

Best practice: Use personal delivery when possible, or post-and-mail combined with certified mail with return receipt for strong evidence., -

Certificate / Proof of Service

Complete the applicable certificate immediately after service. Retain the original for court filing., -

Certificate A, Personal Delivery

I, [[Server Full Name]], declare under penalty of perjury under the laws of the State of Utah that on [[Date of Service]] at approximately [[Time]], I served the attached [[Notice Type, e.g. 3-Business-Day Notice to Pay Rent or Quit]] upon [[Tenant Full Name(s)]] at the Premises by:

☐ Handing a true copy directly to the tenant.

☐ Leaving a true copy with [[Name and description of recipient]], a person of suitable age and discretion at the Premises, and mailing a copy to the tenant at the Premises address.

The notice period begins [[Date Period Begins]] and expires on [[Deadline Date]].

___________________________________
Signature of Server

[[Server Full Name / Title]]
Date: [[Date of Certificate]], -

Certificate B, Certified / Registered Mail

I, [[Server Full Name]], declare under penalty of perjury that on [[Date Mailed]], I mailed a true copy of the attached notice to [[Tenant Full Name(s)]] at [[Full Mailing Address Used]] by:

☐ Certified Mail, Return Receipt Requested (Tracking # [[Tracking Number]]).

☐ Registered Mail.

Mailing constitutes service. The notice period expires on [[Deadline Date]].

___________________________________
Signature of Server

Date: [[Date]], -

Certificate C, Posting and Mailing (Substituted Service)

I, [[Server Full Name]], declare under penalty of perjury that on [[Date Posted]], after attempting personal service and finding no person of suitable age and discretion present, I affixed a true copy of the attached notice in a conspicuous place on the main entrance of the Premises at [[Address]], and on [[Date Mailed]] mailed a second copy to the tenant at the Premises address by first-class (or certified) mail, postage prepaid.

☐ Certified mail also used, Tracking # [[Tracking]].

Service is complete as provided by statute. Notice period expires [[Deadline Date]].

___________________________________
Signature of Server

Date: [[Date]], -

Pre-Filing Checklist, Before Commencing Unlawful Detainer Action

1. Correct notice type selected matching the ground for termination.

2. Full statutory notice period has elapsed without cure or vacation by tenant.

3. Notice served using a permitted method under § 78B-6-805.

4. Proof of service certificate completed, signed, and dated.

5. Certified mail receipt, return card, or affidavit retained.

6. Itemized rent demand contains only amounts properly includable.

7. For cure notices, the violation and lease section are specifically described.

8. Written rental agreement (if any) and prior notices retained.

9. SCRA military status check completed for all adult tenants.

10. No self-help measures taken (no lockouts, shutoffs, or property seizure).

11. Venue and filing fee confirmed for the correct court.

12. All required disclosures and habitability issues reviewed for counterclaim risk., -

Utah Statutory Reference Summary

Important Warnings

Retaliatory eviction is prohibited. A landlord may not terminate or threaten eviction in retaliation for a tenant's exercise of legal rights (complaining about habitability, organizing, etc.).

Fair housing laws prohibit eviction based on protected characteristics.

Active-duty servicemembers have additional rights under the federal Servicemembers Civil Relief Act., -

Disclaimer and Sources

Template example, not professional legal advice. This document is a sample template illustrating Utah eviction notice requirements under Utah Code § 78B-6-802 and related sections as of June 2026. It is not a substitute for advice from a licensed Utah attorney. Statutes and procedures may change; local court rules and any municipal ordinances may apply. Verify all periods, service methods, and forms with current primary sources and qualified counsel before use. Issuing this notice and filing an unlawful detainer action are legal processes with serious consequences for all parties.

Primary Sources (as of June 2026):
- Utah Code § 78B-6-802 (Unlawful detainer by tenant)
- Utah Code § 78B-6-805 (Notice, How served)
- Utah Code § 78B-6-811, § 78B-6-812 (Judgment, restitution)
- Utah Code Title 57, Chapter 17 (Residential Renters' Deposits)
- Utah Code Title 57, Chapter 22 (Utah Fit Premises Act)
- Utah State Courts unlawful detainer forms and instructions
- Utah Division of Real Estate guidance

*End of Utah Eviction Notice template.*