Utah's unlawful detainer is one of the most accelerated procedures in the country. The 3-day notice plus 3-business-day answer requirement moves cases fast.
Utah's eviction process is called Unlawful Detainer and is governed by Utah Code Title 78B, Chapter 6, Part 8. Cases are filed in district court at the county level. Utah is generally landlord-friendly with reasonably efficient procedures. Uncontested cases typically conclude within four to six weeks of filing.
Unlawful detainer cases are filed in the district court of the county where the property is located. Utah's larger counties (Salt Lake, Utah, Davis, Weber) handle the highest case volumes and have streamlined eviction dockets.
For non-payment of rent, Utah requires a 3-day written notice to pay or vacate (Utah Code 78B-6-802). The notice must state the amount owed and inform the tenant that they have three days to pay in full or vacate. Three days is among the shorter notice periods in the country.
For material lease violations, Utah requires a 3-day notice to cure or vacate. For violations involving illegal activity, threatening behavior, or substantial damage, Utah allows immediate termination with no cure opportunity.
For month-to-month tenancies without cause, Utah requires 15 days written notice (one of the shorter no-cause notice periods). Deliver notices by personal service, posting and mailing, or certified mail. Document delivery thoroughly.
After the notice period expires, file an unlawful detainer complaint in the district court of the property's county. Filing fees in Utah are typically $100 to $370 depending on the case value. Service is performed by the sheriff or constable.
The tenant has 3 business days from service to file an answer. If the tenant fails to answer, the court enters default judgment. Utah's accelerated answer period is among the shortest in the country.
Utah district court unlawful detainer hearings follow standard civil procedure on accelerated timelines. Bring your lease, the notice you served, proof of service, your rent ledger, and any documentation. The judge will hear both sides and typically issue a ruling at the hearing.
If you prevail, the order of restitution is issued. Tenants can appeal but appeals require posting bond. Utah law allows for treble damages against tenants who continue holding over after judgment.
Salt Lake County, anchored by Salt Lake City, is Utah's most populous county. Salt Lake County eviction filings go to the Third District Court in Salt Lake City. The Salt Lake metropolitan area is Utah's primary rental market with consistent eviction case activity.
Utah County, immediately south of Salt Lake County, includes Provo, Orem, and is home to Brigham Young University and Utah Valley University. The student rental market plus general residential rentals create substantial case activity. Utah County eviction filings go to the Fourth District Court. For detailed landlord-tenant law specific to each county — including local court contacts, filing logistics, and procedural details — see Salt Lake County landlord-tenant law and Utah County landlord-tenant law.
Utah's unlawful detainer procedure is fast and landlord-friendly. The 3-day notice for non-payment combined with the 3-business-day answer requirement creates one of the most accelerated procedures in the country. See the full Utah landlord-tenant law guide for notice templates, security deposit rules, and county-specific information across all 29 Utah counties.
Once the order of restitution is issued, the sheriff or constable executes the order. Execution typically occurs within 5 to 10 days. Be present with a locksmith and document the unit's condition.
Utah law provides procedures for handling tenant property left behind. Provide notice and reasonable opportunity for retrieval before disposal. Specific storage requirements apply.