In 2025, Utah lawmakers passed new eviction law changes that impact how landlords handle tenant disputes, eviction notices, and legal proceedings. Understanding these changes is essential for landlords, property managers, and real estate investors to remain compliant and avoid costly mistakes.
This guide outlines the key updates to Utah’s eviction laws and what landlords should do to stay ahead of the changes.
1. Stricter Notice Requirements for Eviction Filings
Overview
Utah law now requires landlords to comply with stricter notice requirements before filing for eviction. If notices are not properly served or documented, courts may dismiss the eviction case.
Key Changes
- Landlords must serve eviction notices in writing and ensure proper delivery methods.
- Digital notices alone (such as emails or text messages) are not sufficient—a physical notice must also be posted or mailed.
- Photo evidence of posted notices is strongly encouraged for legal protection.
What Landlords Should Do
- Use the correct eviction notice for each situation:
- 3-Day Notice to Pay or Quit for unpaid rent.
- 3-Day Notice to Comply or Quit for lease violations.
- 15-Day Notice to Vacate for ending a month-to-month lease.
- Take a photo of the notice when posting it on the tenant’s door.
- Keep detailed records of all notices served in case of tenant disputes.
Failure to properly serve an eviction notice could lead to delays or case dismissal in eviction court.
2. Extended Timeframes for Certain Evictions
Overview
The 2025 law changes include longer notice periods for specific eviction cases, giving tenants more time to resolve issues before legal proceedings begin.
Key Changes
- Evictions based on lease violations (nonpayment of rent, property damage, unauthorized occupants, etc.) remain under the 3-day notice rule.
- No-fault evictions (such as lease terminations for remodeling, selling, or personal use) now require a 30-day notice instead of a 15-day notice.
- Mobile home tenants receive at least 60 days’ notice before eviction, protecting those in long-term rental situations.
What Landlords Should Do
- Plan ahead for lease terminations that require longer notice periods.
- Ensure lease agreements clearly define lease violations to avoid disputes.
- Work with an eviction attorney if uncertain about the correct notice period.
These adjustments aim to balance tenant protections and landlord rights, making it essential for property owners to follow updated timelines.
3. New Restrictions on Eviction Fees and Penalties
Overview
Utah has introduced limits on eviction-related fees that landlords can charge tenants. These changes aim to prevent excessive penalties and ensure fairness in the eviction process.
Key Changes
- Late fees are capped at a reasonable percentage of the monthly rent.
- Eviction-related fees (such as attorney fees or court costs) must be disclosed upfront in the lease.
- Treble damages (triple rent penalties) are now restricted to specific cases of tenant fraud or deliberate nonpayment.
What Landlords Should Do
- Review lease agreements to ensure late fees comply with new limits.
- Clearly outline any eviction-related fees in lease agreements.
- Avoid charging excessive penalties that could be challenged in court.
This change prevents tenants from being burdened with excessive fines while still allowing landlords to recover financial losses during evictions.
4. Updated Court Procedures for Faster Resolutions
Overview
Utah’s eviction court system has been streamlined to help landlords regain possession of rental properties more quickly. However, the new laws also require landlords to meet stricter filing requirements to avoid delays.
Key Changes
- Eviction hearings will now be scheduled faster, reducing long wait times in court.
- Landlords must submit complete and accurate documentation with the initial filing—errors may result in case rejection.
- Judges are more likely to dismiss cases if landlords fail to follow proper legal steps, including notice service and evidence submission.
What Landlords Should Do
- Double-check all eviction paperwork before filing to avoid mistakes.
- Prepare a one-page summary of the case for court—judges focus on concise, well-documented cases.
- Ensure lease agreements and payment records are well-documented.
These changes aim to expedite evictions while ensuring landlords follow proper procedures.
5. Stronger Protections for Landlords Against Tenant Abuse of Eviction Laws
Overview
Some tenants have misused eviction protections to delay the process and avoid paying rent. The new laws introduce safeguards to prevent bad-faith actions by tenants.
Key Changes
- Courts can now impose penalties on tenants who intentionally delay eviction cases without valid legal grounds.
- Tenants who make false claims to stop an eviction may face financial penalties or eviction orders.
- Landlords can request expedited hearings if a tenant has a history of unpaid rent or previous evictions.
What Landlords Should Do
- Keep detailed records of past rent payments and violations to present in court.
- If a tenant files repeated legal motions to stall an eviction, request a motion to expedite the case.
- Work with an attorney if a tenant repeatedly abuses eviction laws.
These protections ensure that landlords are not unfairly burdened by tenants who attempt to game the system.
Final Steps for Utah Landlords
To stay compliant with Utah’s 2025 eviction law changes, landlords should:
- Review lease agreements to ensure they align with the updated laws.
- Serve notices properly and document delivery with photos.
- Follow the correct notice periods based on eviction type.
- Understand the new eviction fee limits to avoid legal penalties.
- Prepare eviction cases carefully to meet updated court filing requirements.
By staying informed and proactive, landlords can protect their rental properties while remaining legally compliant.
Need Help With an Eviction? Contact Duckworth Legal Group
If you need legal guidance on evictions or rental property disputes in Utah, our team is here to assist.
Call us: (801) 882-7444
Email us: info@duckworthlegalgroup.com
For practical tips to avoid common pitfalls during evictions, see our guide on Avoiding Costly Eviction Mistakes.
Landlords should also be aware of how to handle belongings left behind—read our post on Utah Personal Property Notice Requirements.