Utah Three-Day Notice to Pay or Vacate

Utah pay-or-vacate notices for Salt Lake City rentals

A three-business-day notice gives a resident alternatives: pay the amount properly due or surrender the premises. It is the step before an unlawful-detainer case, not an eviction order. This form is limited to ordinary residential rentals inside Salt Lake City, Salt Lake County, and a new, undisputed rent-only default. A Salt Lake City mailing address or an 841xx ZIP does not by itself establish the city boundary.

Official sources reviewed October 27, 2026. The form's supported dates and delivery method are narrower than all situations covered by Utah law.

1. Establish the default and the amount demanded

Utah Code § 78B-6-802(1)(c) addresses a tenant who remains after a payment default and does not comply with a written notice requiring payment or surrender for three business days after service. The statute refers to rent and other amounts due; this particular form supports unpaid periodic rent only, with no other money owed. That limitation is a product boundary, not a statement that the statute never permits another lawful amount.

Check the written agreement, amendments and payment history before issuing notice. The rent must be due, any applicable grace period must have ended, and the case must not involve a longer agreed notice period or a repayment arrangement. Identify each rent due date and the unpaid amount. Do not demand future rent, disguise fees as rent or omit an actual credit to fit the form.

The court notice has separate spaces for rent, other amounts and the total. This workflow puts zero in the other-amounts field and attaches the itemized rent statement. An accepted partial payment for a listed period, disputed balance, earlier delivered notice, additional charge or special agreement needs an individual review. Keep the underlying ledger and receipts; the statement does not resolve a disputed account.

2. Count three full business days from service

For nonpayment under § 78B-6-802(1)(c), the period is three business days. The Utah Courts landlord guide treats the service day as day zero and excludes weekends and court holidays. If personal delivery occurs on Friday and there is no intervening holiday, Monday, Tuesday and Wednesday are the three business days; the period finishes at the end of Wednesday. Filing during that third day is premature.

Use the Utah court holiday calendar for the relevant year, including state holidays. Do not substitute a general federal holiday list. This tool uses its reviewed 2026 calendar and does not generate a deadline extending into an unreviewed year. Other notice types in § 78B-6-802 use different periods, including calendar days, and must not inherit this calculation.

The displayed last day is calculated from the planned personal-delivery date. It is reliable only if that is when every required copy is actually delivered and no other governing term requires more time. If delivery changes, update the date and prepare the notice again. The next displayed court-open day is information about the calendar, not a finding that the owner is entitled to file or recover possession.

3. Deliver the complete notice and record what happened

Utah Code § 78B-6-805(1)(a) allows personal delivery to the tenant. This workflow supports handing a complete printed copy, including the rent statement, to each named tenant. It does not support sending an email or text message as a substitute for statutory service.

The current statute also describes registered or certified mail or equivalent means, delivery to a suitable person when the tenant is absent, and conspicuous posting when a suitable person cannot be found. Each method has its own conditions. The downloadable court notice's return-of-service choices predate the 2026 service amendments, so do not assume an older checkbox states all current requirements. Another method requires a separate review; this tool does not enable it.

The return of service belongs to the person who actually delivers the notice. Leave it blank when preparing the notice and complete it afterward with the true method, recipient, date, time and signer. Keep a copy of everything delivered and the completed service record. Downloading, signing or opening the document does not establish that any tenant received it.

4. Distinguish the signature from delivery

Utah Code §§ 46-4-103, 46-4-105 and 46-4-201 address the scope, agreement and legal recognition of electronic transactions. Electronic signing here requires agreement by each party to conduct this transaction electronically and the signer's intent to adopt the signature. A landlord's checkbox cannot create an agreement that the other parties never made.

Before signing online, confirm that the agreement covers this notice, has not been refused for this transaction, and that no other controlling requirement conflicts. If that basis is absent or unclear, use the blank download and sign by hand after completing it. The electronic signature is placed on the notice and supporting statement; the actual return of service remains uncompleted.

Section 46-4-202 preserves specified presentation and transmission requirements under other law. Even where the signature may be electronic, this form still requires personal delivery of a printed copy under its supported service path. Recheck and confirm the signature after changing the notice. Keep the final version that was actually served.

5. Address Salt Lake City responsibilities and special cases

The Salt Lake City Landlord/Tenant Program states that residential rental properties require a business license, including single-family and two-family homes. Participation in the city's landlord program affects licensing arrangements; preparing this notice does not register a property, establish program participation or prove compliance with housing-code obligations.

Check a repair complaint, code-enforcement matter, retaliation allegation or accommodation issue before characterizing a case as an ordinary undisputed rent default. The city's housing resources explain how tenants can seek help with rental conditions, and its moving-out resources identify legal assistance and mediation. These local resources supplement the state notice rules; they do not create a different universal Salt Lake City pay-or-vacate period.

Subsidized housing, vouchers, federally backed financing, mobile-home land rentals, bankruptcy, military protections and other special situations need their own analysis. Although § 78B-6-802 contains provisions discussing the CARES Act, this tool does not use them to clear a federally covered case or to conclude that federal protections have ended. Covered and uncertain properties remain outside the supported form.

6. Review the case again before filing

At the end of the period, recheck payments, tender, possession, agreements, actual service and any applicable defense or order. Do not rely only on the prepared total or an automatically displayed date. A later payment or change in circumstances can require a different legal assessment. Preserve the notice that was delivered rather than silently substituting a revised one.

Utah Code §§ 78B-6-807 and 78B-6-812 address court proceedings and restitution; § 78B-6-814 addresses unlawful exclusion. A notice alone does not permit changing locks, shutting off utilities, removing possessions or blocking entry. Court papers and their service are separate from the pre-suit notice.

Follow the current court filing instructions for the complaint, summons, representation and hearing process. The court guide flags representation requirements for business entities other than a DBA. Have those requirements resolved before filing. Preserve the original court form's tenant legal-help information; it serves the recipient and is not promotional website text.

Completing the blank court notice and rent statement

The blank download contains both original court notice pages and an unpaid-rent statement. Fill the tenant and landlord identities, addresses, rent periods, amounts and payment details consistently. For this rent-only workflow, no other charges or accepted partial payments are included. Complete the signature and date after checking the figures and the applicable period.

Give each tenant the full document. Complete the return of service only after actual delivery and keep the court's legal-help language intact. The blank form does not check boundaries, count days or reconcile payments; apply the checks above before using it. A different location, another method of delivery or a case that fails these conditions requires separate review.

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