Utah eviction begins with a notice to quit under Utah Code 78B-6-802. Nonpayment of rent requires a 3-business-day pay-or-quit notice; lease violations require a 3-calendar-day comply-or-quit notice; and waste, unlawful business, nuisance, or criminal acts require a 3-calendar-day notice to quit.
Under Utah Code 78B-6-802(1)(c), a tenant who defaults on rent is an unlawful detainer if a written notice requiring payment 'or the surrender of the detained premises, has remained uncomplied with for a period of three business days after service.' For a curable lease violation, 78B-6-802(1)(h) requires written notice to perform 'or the surrender of the property' that goes 'uncomplied with for three calendar days after service.' Non-curable grounds get a flat three calendar days' notice to quit: assigning/subletting or waste (1)(d), unlawful business (1)(e), nuisance (1)(f), and criminal acts (1)(g). After the notice period the owner may file an unlawful detainer action; only a court may order the tenant out, and damages can be trebled (78B-6-811).
No specific statutory penalty against the owner. A tenant who remains after a valid notice is an unlawful detainer; the court may award restitution of the premises and treble damages for rent and holdover under Utah Code 78B-6-811.
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South Jordan, UT
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