Utah Eviction Notice Rules: A Guide for St. George Landlords and Renters

Most evictions never reach a judge. When one does, the outcome usually turns on whether the notice was the right one, counted the right way, and served the right way. Here’s how the Utah eviction notice rules work for landlords and renters in St. George and the rest of Washington County, from the first notice to the day possession changes hands.

Where the rules come from

Utah’s eviction law is the “Forcible Entry and Detainer” part of the Utah Code, Title 78B, Chapter 6, Part 8. A tenant is in “unlawful detainer” only after being served a notice to quit and failing to comply with it (Utah Code 78B-6-801). The notice types are listed in Utah Code 78B-6-802, and the Utah Courts publish a free form for each one on their landlord eviction page.

The Utah notice types

Unpaid rent: 3 business days to pay or vacate

If rent or other amounts due under the lease go unpaid, the landlord can serve a written notice giving the tenant the choice to pay or move out. The tenant has three business days after service, and the notice can be served any time after rent becomes due (78B-6-802(1)(c)). The court’s pay-or-vacate form lists rent and other lease charges separately.

Lease violations: 3 calendar days to fix or vacate

For a broken lease term that can be corrected the notice gives the tenant three calendar days to comply or move. It has to be served on the tenant and on any subtenant living there (78B-6-802(1)(h)). Calendar days include weekends and holidays.

Serious problems: 3 calendar days to vacate

Some situations don’t come with a chance to fix them. A three-calendar-day notice to quit applies when a tenant:

• Assigns or sublets against the lease, or commits waste (damages or neglects the property).
• Runs an unlawful business on the premises.
• Keeps or allows a nuisance on or around the premises.
• Commits a criminal act on the premises.

Those grounds are in 78B-6-802(1)(d) through (g). The same section also lets a landlord use one of these notices when a lease violation can’t be undone or brought into compliance. The courts have a separate form for each ground.

Ending a month-to-month rental: 15 calendar days

For a month-to-month or other periodic tenancy, the landlord doesn’t need a reason. The notice must be served at least 15 calendar days before the end of the rental period, and it ends the tenancy at the end of that period (78B-6-802(1)(b)(i)). Timing matters. The courts’ tenant guide points out that if the notice comes later than that, the tenant can stay until the end of the next rental period.

A fixed-term lease is different. Under 78B-6-802(1)(a), it ends at the end of its term without notice, though many leases set their own notice requirements, and those still need to be followed.

No lease: 5 calendar days for a tenant at will

Someone living in the property with permission but without a rental agreement is a tenant at will and gets a notice of at least five calendar days (78B-6-802(1)(b)(ii)).

Federally backed properties

If the property has a federally backed mortgage, such as a Fannie Mae or Freddie Mac loan, federal rules may give the tenant more time. Utah’s statute says the CARES Act 30-day notice applies only to “covered” properties, and only to the time before a tenant can be removed under a court order. It doesn’t stretch the 3-business-day window to pay (78B-6-802(5)). Get legal advice in these cases, and in any case involving Section 8 or other housing assistance.

How to count the days

The day the notice is delivered is day zero, and counting starts the next day. The courts give an example: a 3-business-day rent notice served on a Friday runs Monday, Tuesday, and Wednesday, and the landlord can file on Thursday (Utah Courts). A landlord can’t file the case until the notice has expired.

How a notice must be served

Utah Code 78B-6-805 lists the methods:

• Hand it to the tenant personally.
• Send it by registered or certified mail (or an equivalent) to the tenant’s residence or the rented property.
• If the tenant isn’t there, leave it with a person of suitable age and discretion at the residence or rental.
• If nobody suitable is there, post it in a conspicuous place on the property.

The courts’ landlord instructions add that when a notice is left with another adult, a copy should also be mailed to the tenant, and that each tenant should get their own copy. Keep a copy and note the date and method of service.

The court timeline

Washington County’s district court is the Fifth District Court in St. George, at 206 West Tabernacle, Suite 100. Once the notice expires, things move quickly.

• Answer deadline: The summons gives the tenant three business days from service to respond, unless the court allows more time (78B-6-807(3)). If no answer is filed, the landlord can ask for a default and an order of restitution.
• Occupancy hearing: If the tenant answers, either side can request an evidentiary hearing. The court must hold it within 10 business days after the answer is filed, and it decides who keeps possession while the case is pending (78B-6-810(2)). A party who doesn’t appear after notice can lose by default (78B-6-810(4)).
• Trial: If the tenant is still in the property, trial must start within 60 days after the complaint is served, unless the parties agree otherwise (78B-6-810(1)).
• Criminal nuisance cases: When the claim involves criminal acts, the court holds a hearing within 10 days of filing if one is requested. If the court finds the act more likely than not occurred, possession can be returned to the landlord immediately (78B-6-810(3)).
• Order of restitution: This is the eviction order. In most cases it gives the tenant three calendar days after service to move out. Only a sheriff or constable can enforce it (78B-6-812).
• Appeal: Either party has 10 days to appeal the judgment (78B-6-813).

Landlords also have a faster option: posting a possession bond. In a rent-only case, the tenant can then end the case and keep the lease by paying everything owed, plus costs and attorney fees under the lease, within three calendar days of being notified of the bond. The tenant can also post a counter bond or request a hearing (78B-6-808).

What’s at stake financially

Utah’s eviction law has real teeth. The court enters judgment for the rent plus three times the damages assessed, which can include the daily rental value for every day the tenant stays after the notice expires. The prevailing party is awarded costs and reasonable attorney fees (78B-6-811). The lease is forfeited, but the tenant may still owe rent for the rest of the term, subject to the landlord’s duty to mitigate.

Recent changes worth knowing

• Nuisance law was reorganized in 2026. H.B. 591, Nuisance Amendments, moved Utah’s civil nuisance statutes into a new Title 78B, Chapter 6a and amended several eviction sections, effective May 6, 2026. Abatement-by-eviction actions are now handled under 78B-6a-303, which has its own notice rules.
• Pets at enforcement. Under the current version of 78B-6-812, effective September 1, 2026, a pet is handed to the tenant if they’re present. If not, the sheriff, constable, or landlord must notify animal control, which must take custody within one business day. The landlord must give animal control the tenant’s name and last known contact information.
• Constable licensing. Starting January 1, 2027, the definition of “constable” in the eviction statute also covers individuals licensed under Utah’s new Constables Licensing Act (78B-6-801(2)(b)).

The core notice periods (3 business days, 3 calendar days, 15 days, and 5 days) didn’t change.

What renters can do

• Read the notice type. It tells you your deadline and whether you can fix the problem.
• Pay or fix it in time. Utah 2-1-1 (211utah.org) lists rental assistance programs.
• Ask about mediation or a payment plan. The Utah Courts tenant guide lists statewide mediation through Utah Community Action and Utah Dispute Resolution.
• Answer within three business days if you’re served with a summons. Missing that deadline can mean losing automatically.
• Know that lockouts are illegal. A landlord can’t remove a tenant except through the courts (78B-6-814). Changing the locks or shutting off utilities to force someone out isn’t allowed. Utah Legal Services can help.
• Get your essentials back. After a removal, the landlord must give reasonable access within five business days to clothing, ID, financial and immigration documents, and medications and medical equipment, without charging storage costs (78B-6-812(4)(c)). Other belongings can be held for moving and storage costs. After notice, you have 15 calendar days to reclaim them before they can be sold or donated (78B-6-816).
• Keep the court informed. Once an order of restitution is issued, you must give the court and the landlord a current address within 30 days (78B-6-811(6)).
• Ask about expungement later. For evictions based on nonpayment or staying past the lease term, either party can petition to expunge the records once the judgment is paid and a satisfaction of judgment is filed. The court won’t expunge if any party files a written objection (78B-6-853).

Need help with a rental in St. George?

Most evictions start with a problem that clear screening, a solid lease, and consistent rent collection could have headed off. If you own a rental in Washington County and want help managing it, reach out to Axiom Properties.

This article is general information, not legal advice. Laws and court procedures change, and every situation is different. For your specific case, talk with a licensed Utah attorney or visit the Utah Courts self-help pages.