Utah (UT) eviction guide
Quick answer
To evict a tenant in Utah, serve the correct written notice (as short as 3 days for nonpayment or a lease violation), then file an Unlawful Detainer complaint in the local Justice Court or District Court if the notice period expires and the tenant does not leave. After a hearing, a judge can issue an Order of Restitution giving the tenant 3 days to vacate before a constable or sheriff carries out the lockout. The full process typically takes 3 to 8 weeks from notice to lockout, depending on the court's docket and whether the tenant contests.
| Legal grounds | Nonpayment, lease violation, illegal activity, property damage, holdover after lease ends |
|---|---|
| Minimum notice | 3 days (nonpayment or lease violation) |
| Where to file | Justice Court (or District Court) in the county where the property is located |
| Filing fee | About $75 to $185 (varies by claim amount and county) |
| Typical timeframe | 3 to 8 weeks |
Used when rent is unpaid; tenant has 3 days to pay in full or move out.
Used for fixable lease violations such as unauthorized pets or subletting; tenant must cure the violation or leave.
Used for uncurable conduct: illegal activity, assault, drug offenses, or serious property damage; no option to cure.
Required to end a month-to-month tenancy with no lease violation; tenant gets 15 days to vacate.
| Step | Timeframe | What happens |
|---|---|---|
| 1. Serve Written Notice | Day 1 | Deliver the correct notice in writing by personal service, substituted service, or certified mail. |
| 2. Wait for Notice Period to Expire | 3 to 15 days | The tenant has the notice period to pay, cure the violation, or vacate; if they comply, the process stops. |
| 3. File Unlawful Detainer Complaint | 1 to 3 days after notice expires | File the complaint at the Justice Court (or District Court) in the county where the rental is located and pay the filing fee. |
| 4. Serve the Tenant with the Summons | Varies; tenant then has 3 days to answer | The tenant must be formally served and has 3 business days to file a written answer with the court. |
| 5. Attend the Court Hearing | About 10 to 30 days after filing | A judge hears both sides; if the landlord wins, the court issues an Order for Restitution. |
| 6. Constable or Sheriff Executes Lockout | 3 days after the Order for Restitution | If the tenant has not vacated within 3 days of the order, a constable or sheriff removes them and changes the locks. |
Filing an Unlawful Detainer complaint costs about $75 to $185 depending on the claim amount and county; some courts charge up to $360 for higher-value cases. Add roughly $50 to $110 for the constable or sheriff to execute the writ, plus any process server fees, bringing a typical total to $200 to $400 before attorney fees.
After the judge rules in the landlord's favor, the court issues an Order for Restitution (sometimes called a Writ of Restitution), giving the tenant 3 days to vacate on their own. If the tenant remains, the landlord requests a constable or sheriff to execute the lockout; only law enforcement may physically remove the tenant and their belongings. Self-help eviction (changing locks or removing property without a court order) is illegal in Utah and can expose the landlord to damages.
General information, not legal advice. Governing statute: Utah Code Title 78B, Chapter 6, Part 8 (Unlawful Detainer). Self-help eviction is illegal everywhere; always follow the court process.
Utah eviction FAQ
Most uncontested evictions in Utah take **3 to 8 weeks** from the day you serve the notice to the day the constable executes the lockout. If the tenant contests the case, files an answer, or requests a continuance, the process can stretch to **2 to 4 months**.
Expect to spend **$200 to $400** in court and enforcement fees for a straightforward case: roughly $75 to $185 to file the complaint, $50 to $110 for the constable or sheriff, and miscellaneous service fees. Hiring an eviction attorney adds **$500 to $1,500 or more**.
No. Even if the tenant clearly owes rent or has violated the lease, a landlord must get a court order before removing the tenant or their belongings. Changing the locks, cutting utilities, or removing doors without a court order is illegal self-help eviction and can result in the landlord owing the tenant damages.
Utah law allows eviction for **nonpayment of rent**, a fixable lease violation (unauthorized pets, subletting), illegal activity or criminal conduct on the property, serious property damage, and holding over after the lease ends without renewal. Each ground requires a specific notice type before you can file.
A **3-day notice** is served directly to the tenant (or posted and mailed if they are unavailable) and starts a 3-day clock. For nonpayment, the tenant can stop the eviction by paying in full within those 3 days; for illegal activity, there is no cure option and the tenant must simply vacate. If the tenant ignores the notice, the landlord can file in court on day 4.
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