How much notice is required?

Utah Code § 78B-6-802 requires 15 days written notice. The period runs from the date of delivery to the termination date — not from the date the notice was prepared. Cumulative occupancy controls.

What happens if my fixed-term lease expires?

A fixed-term lease typically expires by its own terms. If the lease itself requires advance notice of non-renewal, failing to give that notice may convert the tenancy to month-to-month on the same terms. Check the lease before assuming the fixed term simply expires.

Can a tenant waive the notice period in advance?

No — a lease provision purporting to authorize less than the statutory notice period is void. The tenant can consent to a shorter period at the time the notice is issued, but cannot prospectively waive the § 78B-6-802 minimum through a lease.

What if my notice is defective?

A defective notice (wrong period, improper service, missing required information) generally cannot support an eviction action. The tenant can raise the defect as an affirmative defense in eviction proceedings. The landlord must serve a corrected notice and start the period over, with the tenant typically remaining in possession during the redo.

Do I need to give a reason for non-renewing the tenancy?

Generally no, for Utah tenancies that are not covered by a local just-cause ordinance. The 30/60-day notice period under Utah Code § 78B-6-802 is sufficient and no reason is required. However, anti-retaliation and fair-housing rules still apply — the notice cannot be retaliatory or discriminatory even when no specific reason is required.

What if the tenant has been a long-term resident?

Long-term tenants typically receive the longest notice period under the statute (where tiered). In Utah, the notice period is consistent regardless of tenancy length.

What if my lease specifies a different notice period?

A lease that requires more notice than the statute (for example, 90 days where the statute requires 30) is enforceable — the landlord must give the longer period. A lease that requires less notice than the statute is void as to that provision; the statutory minimum still applies.

Can I issue a non-renewal in retaliation for a tenant complaint?

No. Utah Code § 57-22-5 prohibits non-renewal in retaliation for tenant exercise of protected rights. Issuing a non-renewal that the court finds was retaliatory exposes the landlord to damages, attorney's fees, and potential statutory penalties.

Does a non-renewal need to be in writing?

Yes. Utah Code § 78B-6-802 requires written notice of termination. Oral notice — even if clearly given and acknowledged by the tenant — does not satisfy the statute and cannot support an eviction action.

🏠 Utah Operations Forms: Notice of Non-Renewal All Utah Landlord Forms Notice to Enter Tenant Notice to Vacate All Utah Forms

Free Utah Notice of Non-Renewal

Q: How should the notice be served?

Utah Code § 78B-6-805 authorizes personal delivery to the tenant; substituted service plus mailing; or posting plus mailing. Mailing alone is generally not sufficient. Email and text alone are not authorized for termination notices. Personal delivery is the cleanest and most defensible.

The written notice Utah landlords use to end a periodic tenancy or decline to renew a fixed-term lease. Utah Code § 78B-6-802 sets the notice period: 15 days written notice. Built for Utah landlords.

Utah Non-Renewal Notice § 78B-6-802 15-Day Notice Free PDF 2026 Edition

▶ Watch overview

Free Utah Notice of Non-Renewal — overview

📅WRITTEN NOTICE REQUIRED: Utah Code § 78B-6-802 requires written notice to terminate a periodic tenancy in Utah. 15 days written notice. The notice must specify the termination date and be properly served.

⚠SERVICE METHODS: Utah Code § 78B-6-805 authorizes personal delivery, substituted service plus mailing, or posting plus mailing. Mailing alone is generally not sufficient. Email and text alone are not authorized for termination notices.

📜STATUTORY AUTHORITY: Utah Code § 78B-6-802 (termination notice periods). Utah Code § 78B-6-805 (service of termination notices). Utah Code § 57-22-5 (anti-retaliation, where applicable). Federal Fair Housing Act and Utah fair housing law.

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Notice of Non-Renewal is one of the highest-stakes routine documents in Utah landlord-tenant practice. A defective notice — wrong period, improper service, missing required information — cannot support an eviction action, forcing the landlord to start over and pushing recovery of possession back by months. Utah non-renewal practice has technical requirements: Utah sets one notice period regardless of tenancy length; the clock starts at delivery; service must follow Utah Code § 78B-6-805; the notice must be in writing with all required elements. The form on this page handles the mechanics correctly; the page itself walks through the analysis step by step.

CA Notice Period

15 days

Authority

§ 78B-6-802

Allowed Hours

Business hours

Emergency

No notice required

By Tenant Screening Background Check Editorial Team

Form TypeRoutine Operations

StateUtah

Authority§ 78B-6-802

Updated2026

On this page

What a Notice of Non-Renewal does
Utah legal framework
Notice period under § 78B-6-802
Authorized delivery methods
Required information for the notice
Common mistakes that void the notice
Tenant remedies for defective notice
Utah statute reference table
Frequently asked questions

A Utah Notice of Non-Renewal is the written notice a landlord uses to end a periodic tenancy or to communicate that a fixed-term lease will not be renewed at expiration. Utah Code § 78B-6-802 sets the notice-period requirements: 15 days written notice. Service must follow Utah Code § 78B-6-805. Getting the notice right is high-stakes work: a defective notice cannot support an eviction action, and the landlord must start over with a corrected notice — pushing recovery of possession back by months. The form on this page handles the mechanics; the rest of this guide walks through the requirements.

Watch: Utah Notice of Non-Renewal explained

▶ Watch: Utah Notice of Non-Renewal — § 78B-6-802 explained

§ 78B-6-802

Utah termination-notice statute

24 hrs

presumed reasonable notice period

2 min

to fill out and download the PDF

📅 Notice Period Calculator

Enter the date you’ll deliver the notice. The calculator shows the earliest valid termination date under Utah Code § 78B-6-802.

Notice Delivery Date

Earliest valid termination date

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✎ Complete Your Utah Notice of Non-Renewal

§ 78B-6-802 requires 15 days written notice. The clock starts at delivery, not at preparation. Pick a termination date that’s at least the required period after the planned delivery date. The termination date should align with the end of a rental period for periodic tenancies.

1 · Notice Dates

Notice Delivery Date

Termination Date (tenancy ends)

2 · Tenant & Property

Tenant Name(s)

Rental Property Address

3 · Landlord Contact

Landlord or Property Manager Name

Landlord Address

Landlord Phone

Landlord Email (optional)

📋 Before You Serve — Pre-Send Checklist

You’ve verified the notice period required by Utah Code § 78B-6-802 (15 days written notice)

You’ve calculated the cumulative tenancy correctly (not just the current lease term)

The termination date is a specific calendar date at least the required period after delivery

The termination date aligns with the end of a rental period (for periodic tenancies)

All adult tenants named on the lease are named on the notice