Utah eviction notice and late fee rules

Notice for unpaid rent

3 days — A tenant is in unlawful detainer if, after default in rent or other amounts due, a written notice to pay or surrender the premises remains uncomplied with for three business days after service. The notice may be served any time after rent becomes due.

Ending a month-to-month tenancy

For a periodic tenancy (monthly or other period), the tenant is in unlawful detainer if they remain after the end of a period when notice to quit was served 15 calendar days or more before the end of that period.

Late-fee limit

An owner may not charge a late fee that exceeds the greater of 10% of the rent agreed to in the rental agreement or $75.

Grace period before a late fee

None found in the statutes we read

Notice for unpaid rent

A tenant is in unlawful detainer if, after default in rent or other amounts due, a written notice to pay or surrender the premises remains uncomplied with for three business days after service. The notice may be served any time after rent becomes due.

“continues 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;”
Utah Code § 78B-6-802(1)(c)

Recent changes to the law

Section 78B-6-802 shown as amended by Chapter 401, 2026 General Session, effective May 6, 2026.

“Amended by Chapter 401, 2026 General Session”
Utah Code § 78B-6-802 (history note)

Paying to stop an eviction

After service of the notice and the required notice period, the tenant (or a subtenant, mortgagee, or other interested person) may perform the condition or covenant and save the lease from forfeiture, except where the violated covenant cannot afterwards be performed.

“After service of the notice and the time period required for the notice, the tenant, any subtenant in actual occupation of the premises, any mortgagee of the term, or other person interested in the lease's continuance may perform the condition or covenant and save the lease from forfeiture, except that if the covenants and conditions of the lease violated by the lessee cannot afterwards be performed, or the violation cannot be brought into compliance, a notice provided for in Subsections (1)(d) through (g) may be given.”
Utah Code § 78B-6-802(2)

Notice for other lease violations

For a failure to perform a lease condition or covenant (other than those listed separately), the tenant is in unlawful detainer if a written notice to perform or surrender remains uncomplied with for three calendar days after service.

“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; or”
Utah Code § 78B-6-802(1)(h)

A tenant who maintains a nuisance on or about the premises is in unlawful detainer after service of a three calendar days' notice to quit.

“suffers, permits, or maintains on or about the premises any nuisance, including private nuisance as defined in Section 78B-6-1107 after service of a three calendar days' notice to quit;”
Utah Code § 78B-6-802(1)(f)

Ending a month-to-month or other periodic tenancy

For a periodic tenancy (monthly or other period), the tenant is in unlawful detainer if they remain after the end of a period when notice to quit was served 15 calendar days or more before the end of that period.

“continues in possession of the property in person or by subtenant after the end of any month or period, in cases where the owner, the owner's designated agent, or any successor in estate of the owner, 15 calendar days or more before the end of that month or period, has served notice requiring the tenant to quit the premises at the expiration of that month or period; or”
Utah Code § 78B-6-802(1)(b)(i)

A tenant at will is in unlawful detainer after remaining past a notice of not less than five calendar days.

“in cases of tenancies at will, remains in possession of the premises after the expiration of a notice of not less than five calendar days;”
Utah Code § 78B-6-802(1)(b)(ii)

Lockouts and utility shutoffs

An owner may not willfully exclude a tenant from the premises except by judicial process; an owner may remove contents and retake and re-rent premises the tenant has abandoned.

“It is unlawful for an owner to willfully exclude a tenant from the tenant's premises in any manner except by judicial process, provided, an owner or his agent shall not be prevented from removing the contents of the leased premises under Subsection 78B-6-816(2) and retaking the premises and attempting to rent them at a fair rental value when the tenant has abandoned the premises.”
Utah Code § 78B-6-814

What the notice must say and how it is delivered

A notice may be served by registered mail, certified mail, or an equivalent means addressed to the tenant's residence, leased property, or usual place of business.

“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;”
Utah Code § 78B-6-805(1)

If no person of suitable age or discretion can be found, a notice may be served by affixing a copy in a conspicuous place on the leased property.

“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; or”
Utah Code § 78B-6-805(1)(d)

Court deadlines and the eviction case

The summons must state the time to appear and defend, which is three business days from service unless the defendant objects and the court allows more time.

“The summons shall include the number of days within which the defendant is required to appear and defend the action, which shall be three business days from the date of service, unless the defendant objects to the number of days, and the court determines that the facts of the case should allow more time.”
Utah Code § 78B-6-807(3)(a)

In an unlawful detainer action, on request of either party, the court must hold an evidentiary hearing within 10 business days after the defendant files an answer or response.

“In an action for unlawful detainer, the court shall hold an evidentiary hearing, upon request of either party, within 10 business days after the day on which the defendant files an answer or response.”
Utah Code § 78B-6-810(2)(a)

Where the tenant remains in possession, the court must begin trial within 60 days after the complaint is served unless the parties agree otherwise.

“the court shall begin the trial within 60 days after the day on which the complaint is served, unless the parties agree otherwise;”
Utah Code § 78B-6-810(1)(b)

The court enters judgment against the defendant for the rent and for three times the damages assessed for unlawful detainer and the other listed items.

“The court shall enter the judgment against the defendant for the rent and for three times the amount of the damages assessed under Subsections (2)(a) through (2)(e).”
Utah Code § 78B-6-811(3)

Late fees and grace periods

An owner may not charge a late fee that exceeds the greater of 10% of the rent agreed to in the rental agreement or $75.

“An owner may not charge a renter: (a) a late fee that exceeds the greater of: (i) 10% of the rent agreed to in the rental agreement; or (ii) $75; or”
Utah Code § 57-22-4(5)(a)

An owner may not charge a fee, fine, assessment, interest, or other cost greater than the amount agreed in the rental agreement, or one not included in the agreement unless the agreement is month-to-month and the owner gives a 15-day notice of the charge.

“(b) a fee, fine, assessment, interest, or other cost: (i) in an amount greater than the amount agreed to in the rental agreement; or (ii) that is not included in the rental agreement, unless: (A) the rental agreement is on a month-to-month basis; and (B) the owner provides the renter a 15-day notice of the charge.”
Utah Code § 57-22-4(5)(b)

If you have received a notice

1. Write down the date you received it and how it was delivered.
2. Check what it asks for — payment, fixing a problem, or moving out — and the deadline it gives against the Utah rules above.
3. Keep paying what you can document; ask for receipts.
4. If you receive court papers, note the response deadline on them; a legal-aid office or the court’s self-help center can help.

Check another situation with the eviction notice checker or the late fee checker.

Common questions

How much notice does a landlord in Utah have to give for unpaid rent?

A tenant is in unlawful detainer if, after default in rent or other amounts due, a written notice to pay or surrender the premises remains uncomplied with for three business days after service. The notice may be served any time after rent becomes due. (Utah Code § 78B-6-802(1)(c)).

How much notice is needed to end a month-to-month tenancy in Utah?

For a periodic tenancy (monthly or other period), the tenant is in unlawful detainer if they remain after the end of a period when notice to quit was served 15 calendar days or more before the end of that period. (Utah Code § 78B-6-802(1)(b)(i)).

Is there a limit on rent late fees in Utah?

An owner may not charge a late fee that exceeds the greater of 10% of the rent agreed to in the rental agreement or $75. (Utah Code § 57-22-4(5)(a)).