Fifteen (15) Day Notice to Terminate Tenancy Without Cause (Utah Month-to-Month)
FIFTEEN (15) DAY NOTICE TO TERMINATE TENANCY (WITHOUT CAUSE) — UTAH
TABLE OF CONTENTS
- Notice Header and Statutory Basis
- Tenancy Identification
- Termination Date
- Required Action by Tenant
- Security Deposit and Move-Out
- Consequences of Holdover
- Tenant Rights and Anti-Retaliation Notice
- Reservation of Rights
- Signature
- Proof / Certificate of Service
- Drafting and Service Notes
- Sources and References
1. NOTICE HEADER AND STATUTORY BASIS
FIFTEEN (15) DAY NOTICE TO TERMINATE TENANCY AND VACATE
Pursuant to Utah Code § 78B-6-802(1)(b)
| Field | Detail |
|---|---|
| To (Tenant(s)): | [TENANT FULL NAME(S)] |
| And All Others in Possession: | [ALL OCCUPANTS / "ALL OTHERS"] |
| Premises Address: | [STREET, UNIT, CITY, COUNTY, UTAH ZIP] |
| From (Owner / Agent): | [LANDLORD / PROPERTY MANAGER NAME] |
| Date of Notice: | [__/__/____] |
YOU ARE HEREBY NOTIFIED that, pursuant to Utah Code § 78B-6-802(1)(b), the month-to-month rental agreement and tenancy under which you occupy the above-described premises is TERMINATED at the end of the rental period stated below. This Notice is served at least fifteen calendar days before that period ends.
2. TENANCY IDENTIFICATION
| Tenancy Term | Detail |
|---|---|
| Tenancy commencement: | [__/__/____] |
| Tenancy type: | ☐ Month-to-month (oral) ☐ Month-to-month (written) |
| Original lease (if any): | [WRITTEN LEASE DATED __/__/____ — EXPIRED __/__/____] |
| Monthly rent: | $[__________] |
| Rent due date: | The [____] day of each month |
| Current rental period: | [__/__/____] through [__/__/____] |
3. TERMINATION DATE
The tenancy is terminated and you must quit and surrender peaceful possession of the premises on or before:
Termination / Surrender Date: [__/__/____] at 11:59 PM Mountain Time
| Calendar Computation | Date |
|---|---|
| Date of service of this Notice: | [__/__/____] |
| Day 15 after service: | [__/__/____] |
| End of current rental period: | [__/__/____] |
| Effective termination / surrender date (end of period after required notice): | [__/__/____] |
Periodic tenancy: serve at least 15 calendar days before the end of the rental period. For a tenancy at will, § 78B-6-802(1)(b)(ii) instead provides at least five calendar days; use a notice drafted for that tenancy. The day this Notice is served is not counted; counting begins the next calendar day.
4. REQUIRED ACTION BY TENANT
On or before the Termination Date stated above, you must:
- Remove yourself, all other occupants, all guests, and all personal property from the premises;
- Return all keys, fobs, garage remotes, mail keys, and access devices to the Owner at [ADDRESS];
- Leave the premises in the condition required by the rental agreement and avoid intentional or negligent damage (Utah Code § 57-22-5(2)(a));
- Provide a forwarding address in writing for return of the security deposit (Utah Code § 57-17-3); and
- Cancel utility service in your name effective the day after surrender.
5. SECURITY DEPOSIT AND MOVE-OUT
| Issue | Provision |
|---|---|
| Walk-through inspection | A move-out walk-through is offered for [__/__/____] at [____] AM/PM. Tenant is encouraged to attend and document conditions. |
| Security deposit return | The Owner will mail or deliver the balance of the deposit, balance of any prepaid rent, and a written itemization of deductions to your last-known address (or send it electronically by a means you provided) within 30 days after you vacate and return possession, as required by Utah Code § 57-17-3. |
| Remedy after required follow-up notice | If the Owner fails to comply with § 57-17-3, the Tenant may serve the statutory follow-up notice. If the Owner then fails to comply within five business days, § 57-17-5 permits recovery of the full deposit if its balance was not timely returned, the full prepaid rent if its balance was not timely returned, and a $100 civil penalty. Costs and attorney fees require a bad-faith finding. |
| Forwarding address | Tenant's forwarding address: [____________________________________] |
6. CONSEQUENCES OF HOLDOVER
If you fail to vacate by the Termination Date, you will be in unlawful detainer under Utah Code § 78B-6-802. The Owner intends to file an unlawful detainer action in the [____________] District Court of Utah, [____________] County. If judgment is entered for the Owner, you may be liable for:
- Restitution (immediate return) of the premises;
- All accrued rent and damages;
- Treble damages under Utah Code § 78B-6-811(3) on damages assessed under § 78B-6-811(2)(a)–(e);
- Reasonable attorney fees and court costs;
- Issuance of an Order / Writ of Restitution executed by the sheriff or constable;
- Adverse credit and tenant-screening reporting.
IMPORTANT — UTAH'S FAST DOCKET. An unlawful detainer summons generally gives you THREE (3) BUSINESS DAYS from service to appear and defend. The court may allow more time if you object and the facts warrant it. Missing the response period may lead to default and eviction. Utah Code § 78B-6-807(3).
7. TENANT RIGHTS AND ANTI-RETALIATION NOTICE
CERTIFICATION OF NON-RETALIATION AND NON-DISCRIMINATION. The Owner certifies that this Notice is not motivated by:
- Tenant's habitability complaint, code-violation report, request for repair, or other activity protected by applicable law;
- Tenant's race, color, religion, sex, national origin, disability, familial status, source of income, sexual orientation, or gender identity, or any other status protected under Utah Code § 57-21-5 or 42 U.S.C. § 3601 et seq.
| Right / Resource | Reference |
|---|---|
| Summons response period: generally 3 business days from service, subject to the court's determination | Utah Code § 78B-6-807(3) |
| Self-help eviction is illegal | Utah Code § 78B-6-814 |
| Right to fit and habitable premises | Utah Code §§ 57-22-3(1), 57-22-4(1) |
| Protection from discrimination | Utah Code § 57-21-5; 42 U.S.C. § 3604 |
| Security-deposit return within 30 days | Utah Code § 57-17-3 |
| CARES Act 30-day notice (covered properties) | 15 U.S.C. § 9058(c) |
| HCV / Section 8 good-cause requirement | 24 C.F.R. § 982.310 |
| Utah Courts Self-Help / OCAP | utcourts.gov/selfhelp · utcourts.gov/ocap |
| Utah Legal Services | utahlegalservices.org · 1-800-662-4245 |
| 211 (rental assistance referrals) | dial 211 |
SECTION 8 / SUBSIDIZED HOUSING. This Notice is NOT VALID for federally subsidized tenancies (HCV, Project-Based Section 8, Public Housing, Section 202/811, RD) without a federal good-cause statement and copy to the PHA. Verify subsidy status and use the federal good-cause termination process if applicable.
LOCAL PROTECTIONS. Salt Lake City, Provo, and other Utah municipalities may have additional landlord licensing, "Good Landlord," or relocation-assistance requirements. Verify local code before service.
8. RESERVATION OF RIGHTS
The Owner reserves all rights, including the right to (i) accept rent for periods through the Termination Date without waiver of termination, (ii) recover damages for waste or holdover under Utah Code § 78B-6-811, (iii) seek attorney fees, and (iv) withdraw or amend this Notice in writing.
Acceptance of rent for any period after the Termination Date does not constitute creation of a new tenancy unless expressly agreed in writing.
9. SIGNATURE
| Field | Entry |
|---|---|
| Owner / Agent name (printed): | [____________________________________] |
| Title / Capacity: | ☐ Owner ☐ Property Manager ☐ Authorized Agent |
| Address: | [____________________________________] |
| Telephone: | [____________________________________] |
| Email: | [____________________________________] |
| Signature: | _________________________________ |
| Date signed: | [__/__/____] |
10. PROOF / CERTIFICATE OF SERVICE
I certify under penalty of perjury under the laws of the State of Utah that I served the foregoing Fifteen (15) Day Notice to Terminate Tenancy on the Tenant(s) named above by the following method, in compliance with Utah Code § 78B-6-805:
☐ Personal delivery to Tenant on [__/__/____] at [____] AM/PM.
☐ Substitute delivery: Tenant was absent; left with [NAME], a person of suitable age and discretion at the ☐ residence ☐ leased property ☐ usual place of business, on [__/__/____].
☐ Posting: No person of suitable age or discretion could be found at the residence, leased property, or usual place of business; affixed conspicuously on the leased property on [__/__/____].
| Server | Detail |
|---|---|
| Name (printed): | [____________________________________] |
| Capacity: | ☐ Owner ☐ Agent ☐ Process Server |
| Signature: | _________________________________ |
| Date executed: | [__/__/____] |
11. DRAFTING AND SERVICE NOTES
| Issue | Practice Pointer |
|---|---|
| Fixed-term lease. | A fixed-term lease cannot be no-cause terminated mid-term. Wait for expiration / month-to-month conversion or use a for-cause notice. |
| End-of-period rule. | The notice must give at least 15 days; in many cases it takes effect at the end of a rental period, not exactly 15 days from service. Build in a buffer to align with the rent cycle. |
| Public safety assistance. | Section 57-22-5.1(10) bars penalizing or evicting a renter for reasonable requests for public safety agency assistance. Section 57-22-5 lists renter duties and creates no retaliation presumption. Document the actual reason for termination. |
| Discrimination. | A no-cause termination is still subject to FHA scrutiny. Statistical patterns or proximity to protected-class disclosures (e.g., pregnancy, disability) generate disparate-treatment claims. |
| CARES Act covered. | For a covered dwelling, assess the 30-day vacatur timing under 15 U.S.C. § 9058(c) and Utah Code § 78B-6-802(5)(b). Confirm covered status and the earliest lawful possession-order date before serving the notice. |
| Section 8. | Insufficient. Use HUD/PHA good-cause termination procedure. |
| Manufactured / mobile home parks. | Different statute (Title 57, Chapter 16); typically requires 60-day notice and statutory cause. |
| Utility transfer. | Owner cannot terminate utilities to force vacancy — that is a § 78B-6-814 self-help violation triggering tenant damages. |
| Service trail. | Photograph any posting; retain certified mail receipts; non-party server preferred. |
| Acceptance of rent. | Acceptance for the period through the Termination Date is permitted; acceptance for periods after may waive the termination. |
12. SOURCES AND REFERENCES
- Utah Code § 78B-6-801 — Definitions (le.utah.gov)
- Utah Code § 78B-6-802 — Unlawful detainer; 15-day no-cause termination (le.utah.gov)
- Utah Code § 78B-6-805 — Service of notice (le.utah.gov)
- Utah Code § 78B-6-807 — Complaint and summons response period (le.utah.gov)
- Utah Code § 78B-6-811 — Judgment, treble damages, attorney fees (le.utah.gov)
- Utah Code § 78B-6-814 — Self-help eviction prohibited (le.utah.gov)
- Utah Code Title 57, Chapter 17 — Residential Renters' Deposits (le.utah.gov)
- Utah Code Title 57, Chapter 22 — Utah Fit Premises Act (le.utah.gov)
- Utah Code § 57-22-5 — Renter duties (le.utah.gov)
- Utah Code § 57-21-5 — Fair Housing Act (le.utah.gov)
- 42 U.S.C. § 3601 et seq. — Federal Fair Housing Act
- 15 U.S.C. § 9058 — CARES Act 30-day notice
- 24 C.F.R. § 982.310 — HCV good-cause termination
- Utah Courts Self-Help — Eviction (utcourts.gov)
DISCLAIMER: This template is provided for informational purposes only and does not constitute legal advice. No-cause terminations carry retaliation, discrimination, and CARES Act risks. Have this Notice reviewed by a licensed Utah attorney before service.
About this template
- Last updated
- November 5, 2026
- Jurisdiction
- Utah
- Category
- Landlord & Tenant
Legal authority
- Utah Code § 78B-6-802(1)(b) (No-cause termination of tenancy at will — 5 calendar days / periodic tenancy — 15 calendar days before period end)
- Utah Code § 78B-6-801 (Definitions)
- Utah Code § 78B-6-805 (Service of notice)
- Utah Code § 78B-6-807(3) (Summons response period)
- Utah Code § 78B-6-811 (Judgment — treble damages — attorney fees)
- Utah Code § 78B-6-814 (Self-help eviction prohibited)
- Utah Code § 57-22-3 (Utah Fit Premises Act — general owner and renter duties)
- Utah Code § 57-22-4 (Owner's duties)
- Utah Code § 57-22-5 (Renter's duties)
- Utah Code § 57-17-3 (Security deposit — 30-day return)
- Utah Code § 57-21-5 (Utah Fair Housing Act — housing)
- 42 U.S.C. § 3601 et seq. (Federal Fair Housing Act)
- 15 U.S.C. § 9058 (CARES Act — 30-day notice for covered properties)
- 24 C.F.R. § 982.310 (HCV good-cause termination)
- Utah R. Civ. P. 4, 6
Landlord-tenant paperwork governs who can stay in a property, on what terms, and what happens when something goes wrong. Leases, notices to quit, security deposit demands, and habitability complaints all have state and often city-specific requirements for timing, content, and service. Getting the paperwork right is what makes an eviction actually succeed or a security deposit actually come back, because judges regularly dismiss cases over small procedural mistakes.
Not legal advice
This template is provided for informational purposes. We recommend having an attorney review any legal document before signing, especially for high-value or complex matters.
Checked against the law it cites
The statutes this template relies on are listed under Legal authority.
Utah Code § 57-22-3(1) (checked October 27, 2026): "Each owner and the owner's agent renting or leasing a residential rental unit shall maintain that unit in a condition fit for human habitation"
Utah Code § 57-22-4(1) (checked October 27, 2026): "To protect the physical health and safety of the ordinary renter, an owner: (a) may not rent the premises unless they are safe, sanitary, and fit for human occupancy"
Utah Code § 78B-6-811(5)(a) (checked October 27, 2026): "In an action under this chapter, the court: (a) shall award costs and reasonable attorney fees to the prevailing party"
Utah Code § 57-22-5.1(10) (checked October 26, 2026): "An owner may not: (a) impose a restriction on a renter's ability to request assistance from a public safety agency; or (b) penalize or evict a renter because the renter makes reasonable requests for assistance from a public safety agency."
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