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

1. Notice Header and Statutory Basis
2. Tenancy Identification
3. Termination Date
4. Required Action by Tenant
5. Security Deposit and Move-Out
6. Consequences of Holdover
7. Tenant Rights and Anti-Retaliation Notice
8. Reservation of Rights
9. Signature
10. Proof / Certificate of Service
11. Drafting and Service Notes
12. 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)

YOU ARE HEREBY NOTIFIED that, pursuant to Utah Code § 78B-6-802(1)(b), the rental agreement and tenancy under which you occupy the above-described premises is TERMINATED effective at the end of the rental period stated below. This Notice is given without statement of cause as permitted under Utah Code § 78B-6-802(1)(b) for tenancies at will and from month-to-month.

2. TENANCY IDENTIFICATION

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

15 calendar days under Utah Code § 78B-6-802(1)(b). The notice must give at least 15 days and ordinarily takes effect at the end of a rental period. 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:

1. Remove yourself, all other occupants, all guests, and all personal property from the premises;
2. Return all keys, fobs, garage remotes, mail keys, and access devices to the Owner at [ADDRESS];
3. Leave the premises in clean condition and in the same condition as received, ordinary wear and tear excepted, consistent with Utah Code § 57-22-4 (renter duties);
4. Provide a forwarding address in writing for return of the security deposit (Utah Code § 57-17-3); and
5. Cancel utility service in your name effective the day after surrender.

5. SECURITY DEPOSIT AND MOVE-OUT

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. Once an unlawful detainer summons is served, you have only THREE (3) BUSINESS DAYS to file a written Answer with the District Court. Failure to answer within three business days will result in DEFAULT JUDGMENT and rapid eviction. Utah Code § 78B-6-810. Utah's three-business-day answer deadline is one of the shortest in the United States.

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 any other protected activity under Utah Code § 57-22-5;
• 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 § 34A-5-106 or 42 U.S.C. § 3601 et seq.

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

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.

☐ Substituted service: Left with [NAME], a person of suitable age and discretion at the premises, on [__/__/____], AND mailed a true copy by first-class U.S. mail the same day.

☐ Posting and mailing: After diligent effort no person of suitable age was found; posted in a conspicuous place on the premises on [__/__/____] AND mailed a true copy by first-class U.S. mail the same day.

11. DRAFTING AND SERVICE NOTES

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-6-810 — Court procedures (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 — Notice procedure; retaliation prohibited (le.utah.gov)
• Utah Code § 34A-5-106 — Antidiscrimination Act (housing) (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.