Utah Eviction Notices: 30-Day vs. 7-Day Requirements Explained

If you're renting in Utah and receive an eviction notice, understanding what kind of notice you've been given is crucial. Utah law distinguishes between 30-day and 7-day notices, each carrying different requirements and timelines for both tenants and landlords. Knowing how these notices work can help you navigate the eviction process with confidence and protect your rights as a renter.

Understanding Eviction Notices in Utah

In Utah, landlords must provide formal written notice before starting the eviction process. The notice type—and how many days it gives you—depends on why the landlord wishes to end the tenancy. The two most common types are the 30-day notice to vacate and the 7-day notice to comply or quit.

30-Day Notice to Vacate

A 30-day notice is typically used to end a month-to-month rental agreement, even if you haven't violated the lease. This gives tenants 30 days to move out after written notice is delivered.

• Used for "no cause" evictions (e.g., landlord wants to end a month-to-month tenancy)
• Must be delivered in writing, either in person, posted conspicuously, or by mail
• Cannot be used to retaliate or discriminate against tenants

After 30 days, if you haven't moved out, the landlord can file for eviction in court.

7-Day Notice to Comply or Quit

A 7-day notice, also called a "Notice to Comply or Quit," is issued if you've violated the lease (such as not paying rent, causing damage, or other breaches). You have 7 days to fix the problem or move out.

• Common lease violations include nonpayment of rent or damaging the property
• You can resolve most violations within 7 days to avoid eviction
• If unaddressed, the landlord can file for eviction after 7 days

The Utah State Courts provide official forms that must be used when serving eviction notices. For example, the Notice to Vacate (Form 1) is used for ending tenancies without cause, while the Notice to Pay or Vacate (Form 2) is for nonpayment of rent. Always make sure your landlord has used the correct, current version of the required form.

Official Forms and Where to Find Them

• Notice to Vacate (Form 1): Used for ending a rental agreement without cause (30-day notice).
  Download the official Notice to Vacate.
  Example: Your landlord wants to end your month-to-month lease and provides this notice. You have 30 days to move out.
• Notice to Pay or Vacate (Form 2): Used when rent isn’t paid on time (7-day notice).
  Download the official Notice to Pay or Vacate.
  Example: If you’re behind on rent, your landlord must give you this notice. You have 7 days to pay what you owe or move out to avoid eviction.

Who Handles Utah Tenant Disputes?

Utah eviction cases are handled by the Utah State Courts. This is where landlords file for eviction if you don’t comply with a notice. You can find info on tenant rights and processes via the official Utah Self-Help Center.

Relevant Legislation

Utah’s eviction notice rules are set by the Utah Code Title 78B, Chapter 6 (Forcible Entry and Detainer).¹

What Should Utah Renters Do When They Get a Notice?

If you’re served with a 30-day or 7-day eviction notice:

• Review the notice for accuracy and ensure it cites the correct reason and timeline
• For a 7-day notice, fix the violation or pay overdue rent within 7 days to avoid court action
• For a 30-day notice, start planning your move or discuss options with your landlord
• Keep copies of all correspondence and notices
• Contact Utah’s Self-Help Center or a legal aid organization if you’re unsure of your rights

FAQ: Utah Eviction Notices

1. What is the difference between a 30-day and 7-day eviction notice in Utah?
   A 30-day notice ends a month-to-month lease without cause, giving you 30 days to move. A 7-day notice is for lease violations, like unpaid rent, and requires you to fix the problem or leave within 7 days.
2. Do eviction notices in Utah have to be in writing?
   Yes. Utah law requires all eviction notices to be in writing and properly served to the tenant, either in person, posted at the rental, or sent by mail.
3. Can I stop an eviction after receiving a 7-day notice?
   Often, yes. Pay overdue rent or fix the violation within the 7-day timeframe to avoid further court action. Keep proof of payment or repairs.
4. Where do I respond or get help if I disagree with the notice?
   You may contact the Utah State Courts Self-Help Center or legal aid organizations for guidance. If you end up in court, you’ll respond there.
5. What should I do if the notice period has passed and I haven’t moved?
   The landlord may file for eviction, and you’ll receive court papers. Attend your hearing and consider legal assistance to present your case.

Conclusion: Key Takeaways

• Utah landlords use 30-day notices to end month-to-month tenancies, and 7-day notices for lease violations like nonpayment.
• Carefully read any eviction notice, respond within the deadline, and seek help if you’re unsure how to proceed.
• Utah offers official forms and support resources to guide you through the eviction process.

Need Help? Resources for Renters

• Utah State Courts: Tenant Rights Self-Help Center – Information, forms, and support from the court system.
• Read the Utah eviction code for your rights under state law.
• Utah Legal Services – Free or low-cost legal aid for qualifying renters facing eviction.
• Phone help: Utah State Courts Self-Help Center at (888) 683-0009

---

1. Utah Code Title 78B, Chapter 6, Section 802 – Unlawful Detainer and Eviction Procedures (current as of 2024)
2. Utah State Courts – Tenant Rights Self-Help Center
3. Utah State Courts – Official Court Forms

Categories

Renter Rights & Legal Protections Lease Agreements & Renewals Rent, Fees & Security Deposits Moving In: Inspections & Disclosures Moving Out & Ending a Lease Maintenance, Repairs & Habitability Health & Safety Standards Evictions & Lease Violations Roommates, Subletting & Shared Housing Discrimination & Fair Housing Laws Accessibility & Disability Accommodations Utilities, Services & Billing Affordable Housing & Rental Assistance Rent Control & Rent Stabilization Privacy Rights & Landlord Entry Security, Locks & Emergency Protections Dispute Resolution & Legal Aid Retaliation & Harassment Protections Mobile Home & Manufactured Housing Rights Special Housing Types & Situations