Eviction Laws for Landlords in Utah: Evicting a tenant is never easy—but sometimes, it’s necessary to protect your property and investment. In Utah, the process of eviction is governed by strict legal procedures, and landlords must follow them step-by-step to avoid delays, legal trouble, or tenant claims. As of 2025, Utah eviction laws reflect clarity, but also firm tenant protections, making it crucial for landlords to stay compliant.

Whether you’re dealing with nonpayment, lease violations, or an expired rental agreement, this comprehensive 2025 guide for Utah landlords walks you through every legal step of the eviction process—with real-life examples, court resources, and actionable advice.

Understanding the Legal Grounds for Eviction in Utah (2025)

Before starting the eviction process, landlords must confirm that they have valid legal grounds under Utah Code § 78B-6-801 through § 78B-6-816. In 2025, the main legal reasons for eviction include:

• Nonpayment of Rent
• Lease Violation
• Holdover Tenants (those who stay beyond the lease term)
• Criminal Activity on the Premises
• Refusal to Vacate after a Notice to Terminate Month-to-Month Tenancy

It’s illegal to evict someone without legal cause or to use “self-help” methods like locking the tenant out, turning off utilities, or removing belongings. Doing so can result in serious penalties and even lawsuits.

Step 1: Issue a Proper Eviction Notice

Eviction always begins with serving the correct notice. The type of notice depends on the reason for eviction.

3-Day Notice to Pay or Quit

If rent is unpaid—even for one day past due—landlords must serve a 3-Day Notice to Pay or Vacate. This gives the tenant three calendar days to either pay in full or vacate.

3-Day Notice to Comply or Quit

For lease violations (like unauthorized pets or subletting), use a 3-Day Notice to Comply or Vacate. If the tenant fixes the violation, the eviction process stops.

5-Day Notice to Vacate (for Illegal Activity)

If the tenant is involved in criminal activity, such as drug use or violence, Utah law allows a 5-Day Notice to Vacate, without a chance to cure.

15-Day Notice to Terminate (Month-to-Month Tenancy)

If you want to end a month-to-month tenancy without cause, serve a 15-Day Notice. This is not an eviction for wrongdoing but ends the agreement legally.

Important in 2025: The Utah Legislature has clarified that notices must be delivered by personal service, substitute service, or certified mail with tracking. Always keep a copy and record of how the notice was served.

Step 2: File an Eviction Lawsuit (Unlawful Detainer)

If the tenant doesn’t comply after the notice period expires, you must file an Unlawful Detainer action in the district or justice court where the rental property is located.

What You’ll Need:

• A copy of the rental agreement
• A copy of the eviction notice served
• A Proof of Service (sworn affidavit)
• A complaint explaining the reason for eviction

The court filing fee in 2025 ranges from $90 to $375, depending on the court.

Tip: In Salt Lake County, evictions must be e-filed through the Utah Court’s online system. Other counties still accept in-person filings.

Step 3: Tenant’s Response and Court Hearing

After filing, the court will serve the tenant with a Summons and Complaint. The tenant has 3 business days to respond.

If the tenant files an answer, a court date is scheduled. If they don’t respond, the landlord may request a default judgment.

During the hearing:

• The judge will examine your notice, lease, and testimony.
• The tenant may present defenses (e.g., improper notice, retaliation, or unsafe housing).

2025 Update: Judges are more likely to scrutinize cases involving retaliation or lack of habitability. Landlords must ensure that the unit complies with Utah Fit Premises Act before filing eviction.

Step 4: Judgment and Writ of Restitution

If the court rules in your favor, it issues a Judgment for Possession. You must then request a Writ of Restitution, which gives the sheriff authority to remove the tenant if they don’t leave voluntarily.

• The Writ is typically served within 1–3 days.
• Tenants get 3 calendar days to vacate.
• If they still remain, the sheriff may physically evict them.

Real Example (2025): In Provo, a landlord successfully evicted a tenant who hadn’t paid rent for 6 weeks. Despite numerous verbal warnings, the landlord followed the legal process, filed a 3-Day Notice to Pay, and obtained a writ. The sheriff completed the lockout 10 days after court judgment—without incident.

Step 5: Recovering Unpaid Rent or Damages

Eviction judgments in Utah often include monetary damages, like:

• Back rent
• Late fees
• Attorney fees (if allowed by lease)
• Property damage beyond normal wear and tear

You can collect through:

• Wage garnishment
• Bank levy
• Collection agency

Pro Tip for 2025: File a separate small claims case if damages exceed the jurisdictional limit of justice courts, or if eviction was granted but monetary judgment wasn’t.

Legal Risks: What Not to Do

Many landlords in Utah still make avoidable mistakes. Here’s what to absolutely avoid in 2025:

• Self-help evictions (changing locks, threats, removing belongings)
• Failing to serve proper notice
• Filing eviction before the notice period ends
• Retaliating after a tenant reports code violations
• Discriminatory actions violating Fair Housing Act

One landlord in Ogden lost a case when he tried to evict a single mother for late rent, but she had already reported plumbing issues to the city. The court ruled retaliatory eviction, fined the landlord, and dismissed the case.

Additional Tips for Landlords in Utah (2025)

• Always document communication with tenants—texts, emails, notices.
• Use lease clauses that clearly define due dates, penalties, and late fees.
• Consider mediation before filing—some courts now offer free landlord-tenant mediation sessions.
• Screen tenants thoroughly and use written applications and background checks.

2025 Trend: Utah courts are pushing for more mediation to reduce court congestion. In Salt Lake City, eviction cases with no criminal allegations are often diverted to early mediation.

Final Thoughts: Be Firm, Fair, and Legal

Evicting a tenant is serious. It affects families, property, and your financial health. As a landlord in Utah in 2025, you must strike a balance between protecting your investment and respecting tenant rights.

By following Utah’s current eviction laws, filing notices properly, avoiding retaliation, and keeping your property habitable, you can evict lawfully and efficiently—without drama or delay.

Remember, the court favors those who follow procedure. Be that landlord.

20 FAQs on Utah Eviction Laws (2025) – Landlord’s Guide to Legal Evictions

If you’re a landlord in Utah in 2025, understanding eviction laws isn’t just important — it’s essential. Utah’s laws have clear rules protecting landlords and tenants, but the legal process must be followed carefully. Missteps can cost you time, money, and even the ability to reclaim your property.

To help you navigate this landscape, we’ve answered the top 20 frequently asked questions (FAQs) about Utah eviction laws in 2025 — with real-world examples, legal references, and practical solutions for common problems.

1. What is a legal reason to evict a tenant in Utah in 2025?

In Utah, landlords can legally evict tenants for:

• Non-payment of rent
• Violation of lease terms
• Illegal activity on the property
• Lease expiration (Holdover tenants)
• Nuisance or property damage

Landlords cannot evict someone as retaliation or discrimination under state and federal laws.

2. What is the first step to begin the eviction process in Utah?

The process begins with serving the tenant a written notice (also called a “notice to vacate” or “notice to quit”). This notice must comply with Utah Code § 78B-6-802 and include:

• Reason for eviction
• Deadline to comply or vacate
• Clear demand for possession

3. How much notice must I give a tenant before filing for eviction in Utah?

Depends on the reason:

• 3-Day Notice to Pay or Vacate – For non-payment of rent
• 3-Day Notice to Comply or Vacate – For lease violations
• 5-Day Notice to Vacate – For illegal activity
• 15-Day Notice – To terminate a month-to-month lease

4. How do I properly serve the eviction notice in Utah?

Under Utah law, notice can be served by:

• Hand-delivery to the tenant
• Leaving it with a person of suitable age on the premises
• Posting it clearly on the door AND sending it by mail

Always keep documentation of how and when the notice was served.

5. What happens if the tenant doesn’t comply with the notice?

If the deadline passes and the tenant hasn’t complied or vacated, the landlord can file an unlawful detainer action in district or justice court. This is the formal eviction lawsuit.

6. Where do I file for eviction in Utah?

Eviction cases are filed in district court or justice court in the county where the rental property is located. Landlords must submit:

• Complaint form
• Copy of notice served
• Lease agreement (if available)
• Filing fees (typically $90–$150)

7. Can I evict a tenant without going to court?

No. Utah law prohibits self-help evictions. This means:

• You cannot change the locks
• You cannot shut off utilities
• You must go through the court process

Violating this can result in the tenant suing you for damages and attorney’s fees.

8. What if the tenant doesn’t show up to the court hearing?

If the tenant doesn’t appear in court, the judge may issue a default judgment in favor of the landlord. That allows the court to issue a Writ of Restitution, permitting the sheriff to remove the tenant.

9. How long does the Utah eviction process take in 2025?

Generally:

• Notice period: 3 to 15 days
• Filing to court date: 1 to 2 weeks
• Judgment and writ: Issued same day or within 3–5 days
• Sheriff eviction: Usually within 1–2 weeks

Total time: 3–5 weeks (varies by county and tenant response).

10. Can I evict someone for late rent in 2025 even if they pay a few days late?

Yes, if the lease includes a clause that time is of the essence, you may issue a 3-Day Pay or Quit Notice. However, if the tenant pays the full amount within 3 days, eviction may not proceed.

11. What if a tenant is damaging the property or creating a nuisance?

You can serve a 3-Day Notice to Comply or Vacate, citing the violation. Examples include:

• Unauthorized pets
• Hoarding
• Excessive noise
• Destruction of fixtures or walls

If they fail to fix the issue, you may file for eviction in court.

12. Can I evict a tenant involved in criminal activity?

Yes. Utah allows accelerated evictions if the tenant engages in:

• Drug-related offenses
• Gang activity
• Weapons charges
• Prostitution

Serve a 5-Day Notice to Vacate, then file immediately if they don’t comply.

13. What happens after I win an eviction judgment?

The court issues a Writ of Restitution, authorizing the sheriff to remove the tenant and their belongings if they haven’t vacated within 3 business days.

You cannot physically remove the tenant yourself.

14. Can I recover unpaid rent or damages from the tenant?

Yes. You can ask the court for a money judgment for:

• Past-due rent
• Late fees
• Property damage (beyond wear and tear)
• Legal fees (if in lease)

If awarded, you can pursue collections, wage garnishment, or property liens.

15. What are common mistakes landlords make in Utah evictions?

• Serving incorrect notices
• Filing before notice expires
• Using illegal lockouts
• Failing to appear in court
• Not documenting lease violations

Each of these can delay or derail your eviction — or worse, result in court penalties.

16. Can I evict a tenant with children or a disability?

Yes, but only for legal reasons like non-payment or lease violations. You cannot discriminate or target tenants due to:

• Disability
• Family status
• Religion
• Race

These are protected under Fair Housing laws. Consult an attorney if unsure.

17. What if the tenant leaves belongings behind?

Under Utah Code § 78B-6-816, landlords must store left-behind property for 15 days. Notify the tenant by mail. If unclaimed after 15 days, the landlord may dispose of or sell the items.

Don’t throw belongings away immediately — that could be illegal.

18. Can a tenant stop the eviction by paying the rent late?

Yes, but only before the court issues a judgment, and only in non-payment cases. After the writ is issued, the landlord is not required to accept payment, unless ordered by the court.

19. What if the tenant files for bankruptcy?

Bankruptcy triggers an automatic stay, which halts eviction proceedings temporarily. You must request permission from the bankruptcy court to proceed.

Work with an attorney if this occurs — eviction becomes part of federal law.

20. Are there any eviction protections for tenants in 2025?

Yes, especially for tenants in:

• Low-income housing
• HUD or Section 8 programs
• Veterans or domestic violence survivors

Landlords must follow extra notice rules and cannot evict without following both state and federal housing guidelines.

Real Example: Utah Landlord’s Successful Eviction Case in 2025

Situation: Sarah, a landlord in West Jordan, rented her condo to a tenant who stopped paying rent after three months. She served a 3-Day Pay or Quit Notice and documented it with photos.

After no response, she filed in Salt Lake County Justice Court. The tenant didn’t appear. She received a default judgment, and the Writ of Restitution was executed by the sheriff within 6 business days.

Sarah also filed for back rent of $3,200, and the court granted her a monetary judgment, allowing wage garnishment.

Conclusion: Evicting a Tenant in Utah (2025) Requires Precision, Patience, and Legal Compliance

The eviction process in Utah is structured, but that doesn’t make it easy. Landlords must follow strict notice rules, use the right forms, and avoid shortcuts like self-help evictions.

If you’re unsure at any step, working with a local eviction attorney can save you time, stress, and legal setbacks. By staying compliant with Utah law and acting in good faith, you protect both your property and your business reputation.