Evicting a tenant is never the preferred route for any landlord, but sometimes it’s necessary to protect your property and financial stability. In Utah, the eviction process is governed by specific legal requirements that landlords must follow closely. Missteps can delay the process, cost you money, or even result in your case being dismissed. This guide will walk you through how to evict a tenant in Utah while staying compliant with state laws.
Understanding the Basics of Utah Eviction Law
Utah law recognizes several valid reasons a landlord might need to evict a tenant. Common grounds include nonpayment of rent, lease violations, illegal activities, or overstaying after lease termination. However, no matter the reason, landlords must provide proper notice and go through the legal channels. You cannot simply change the locks or remove a tenant’s belongings on your own—doing so is illegal.
The process typically begins with a formal notice to vacate. Utah uses several types of notices, including:
- 3-Day Notice to Pay or Vacate: Used for nonpayment of rent.
- 3-Day Notice to Comply or Vacate: Issued when a tenant violates the lease (like unauthorized pets or damage).
- 5-Day Notice to Vacate: Used when the lease has ended or no lease exists.
Each notice must be delivered according to Utah’s legal requirements—either in person, via certified mail, or by posting the notice on the property if the tenant is unavailable.
For more help understanding eviction documentation, read How to Write a Proper Eviction Letter to a Tenant.
Filing an Eviction Lawsuit (Unlawful Detainer)
If the tenant fails to comply with the notice, the next step is to file an “Unlawful Detainer” lawsuit in the appropriate Utah justice court. This legal filing officially begins the eviction process. Once the paperwork is filed, the court will issue a summons and complaint, which must be served to the tenant.
If the tenant contests the eviction, a court hearing will be scheduled. Landlords should bring clear documentation: the lease, the notice served, proof of service, photos of damages (if applicable), and any communication with the tenant.
Utah courts typically move quickly with eviction cases. If the court rules in your favor, it will issue a judgment for possession and, if appropriate, a monetary judgment for back rent or damages.
Obtaining a Writ of Restitution
Winning the eviction lawsuit doesn’t mean you can move the tenant out yourself. You must obtain a “Writ of Restitution,” which authorizes the sheriff or constable to remove the tenant. The tenant will receive 72 hours' notice before law enforcement executes the writ.
Avoid trying to reclaim the property without law enforcement—doing so could expose you to liability. If the tenant leaves belongings behind, Utah law requires landlords to store them for a limited period before disposal.
You can explore more on the importance of following each step correctly in our blog How to Evict a Tenant Legally and Efficiently.
Staying Compliant and Avoiding Mistakes
Landlords sometimes act in haste or frustration when dealing with non-paying or problematic tenants. However, failing to follow legal protocols can harm your case or lead to counterclaims. Here are a few key points to remember:
- Document every interaction and warning.
- Never harass, threaten, or retaliate against a tenant.
- Do not shut off utilities or try to force tenants out without a court order.
- Avoid discriminatory practices—evictions must be based on legal grounds, not personal bias.
Compliance is key. To explore broader debt collection compliance topics, visit Debt Collection and the Fair Debt Collection Practices Act: Avoiding Pitfalls.
Partnering with ACB for Tenant Debt Recovery
Even after a successful eviction, many landlords are left with unpaid rent and damages. That’s where Advanced Collection Bureau can help. ACB specializes in residential collections and works on a contingency-only model, meaning you only pay if we collect. We go beyond eviction—using advanced skip tracing, professional communication, and frequent credit reporting to recover tenant debt efficiently.
Whether you’ve just completed an eviction or are preparing for one, partnering with a reliable agency like ACB can significantly improve your chances of recovering lost revenue. To understand more about how our process works, check out How Apartment Debt Collection Works.
Final Thoughts
Knowing how to evict a tenant in Utah is an essential skill for landlords, but it must be done by the book. Rushing the process or ignoring state requirements can result in costly setbacks. By following each legal step and documenting every action, you improve your odds of a smooth transition and protect your investment.
If unpaid rent is part of your eviction situation, don’t wait to act. Let ACB help recover what you're owed, so you can get back to running your property without disruption.
Ready to recover unpaid rent after an eviction? Work with us today and let Advanced Collection Bureau help you reclaim your revenue.
