Reviews
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Google review excerpts from Utah clients.
They sent the affidavit promptly and even filed the Return of Service with the court for me.
If I ever need Summons served again I wouldn’t hesitate for ONE second…
…they were great at giving me updates and helping me stay informed along the way.
71 five-star reviews on Google.
Which notice fits your situation?
Unpaid rent calls for a 3-day notice to pay or vacate. A lease violation the tenant can fix, like an unauthorized pet or occupant, calls for a 3-day notice to comply or vacate. Nuisance, waste, criminal activity, an unlawful business, subletting against the lease, or a violation that can’t be fixed calls for a 3-day notice to vacate with no chance to cure. Ending a month-to-month tenancy takes a 15-day notice, and a tenant at will, someone living there with permission but no rental agreement, gets a 5-day notice. The full list is in Utah Code 78B-6-802.
Do weekends count?
Weekends count for every notice except the rent notice. A 3-day notice to pay or vacate runs in business days, so weekends and legal holidays are skipped. The others run in calendar days: 3 for the comply-or-vacate and no-cure notices, 5 for a tenant at will, and 15 for a month-to-month tenancy. Start counting the day after the notice is served, so a 3-day notice to comply served on a Friday runs out at the end of Monday.
Notice to vacate or notice to quit: is there a difference?
Not in what they demand. Utah’s statute calls the no-cure notices a “notice to quit,” and the Utah Courts forms call almost every notice a “notice to vacate.” Either way, the tenant has to leave by the deadline. What changes the outcome is whether the notice offers a cure: a pay-or-vacate or comply-or-vacate notice lets the tenant pay or fix the problem and stay, and the no-cure notices don’t.
Do I have to give a 30-day notice?
Utah law doesn’t require one. To end a month-to-month tenancy, serve the notice at least 15 calendar days before the end of the rental period. If your lease promises more notice, give what the lease says. Federal law can add time too: a tenant in a property covered by the CARES Act can be entitled to 30 days before being required to move out under an order of restitution (Utah Code 78B-6-802(5)).
How do I serve the notice?
Utah Code 78B-6-805 allows four ways: hand it to the tenant, send it by registered or certified mail, leave it with someone of suitable age and discretion at the home if the tenant is out, or, when no one suitable is there, post it in a conspicuous place on the property. Keep proof of the date and method, because every deadline runs from service. Our notice posting service is $64 and comes with a photo and GPS-stamped record.
What happens when the notice runs out?
If the tenant hasn’t paid, fixed the problem or moved out, you can file an eviction case, called an unlawful detainer. The court’s summons has to be served on the tenant, and we serve eviction summonses for $85. If the court rules for you, it issues an order of restitution, and only a sheriff or constable can carry it out at a lockout. How to evict a tenant in Utah walks through each step.
Where do I get the notice forms?
The Utah Courts publish a free form for each notice on their eviction page for landlords, in PDF and fillable versions. Pick the form that matches the reason, fill in the tenant, the address and what’s owed or what must change, then sign and date it. Each form has a return of service section for whoever serves it.
Need a notice posted or served?
Upload the notice and the property address. We post it the next business day with photo and GPS proof, and our eviction team can take the case through summons and lockout. Read more Utah guides for landlords and court cases.
FAQs
Eviction notice questions
When does the three days start?
The day after the notice is served. A 3-day notice to pay or vacate runs in business days, so weekends and legal holidays don’t count. Notices to comply or vacate, and notices for nuisance, waste, criminal acts or an unlawful business, run in calendar days, so weekends do count. Our guide to Utah eviction notice deadlines lists each one, and you should check your own notice before you rely on a date.
Does the notice have to be handed to the tenant?
No. Utah allows four ways: handing it to the tenant, registered or certified mail, leaving it with a person of suitable age and discretion at the home when the tenant is out, or, if no one suitable is there, posting it in a conspicuous place on the property (Utah Code 78B-6-805). We use whichever the situation allows and record on the return exactly which one it was.
Can you post several units in one building?
Yes. Each unit is its own posting at $64 — separate door, separate photograph, separate proof. Managing a lot of doors? Ask us about an account.
Can I pay a tenant to leave instead of evicting?
Yes. Utah has no law on “cash for keys.” It is a private agreement, so put it in writing with the move-out date and the condition the unit must be in. If the tenant doesn’t leave by that date, you still need the court process to remove them.
Ready to get your notice posted?
Need a first attempt today? Choose Rush or Guaranteed and submit before noon Mountain Time on a weekday. Scheduling is subject to acceptance. After noon, call 801-392-9400.
Weekdays 8:30 to 5.