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Eagle Mountain, UT Rental Property Rules: Just Cause Eviction (2026)

Some Restrictions

Just cause eviction rules in Eagle Mountain, UT — sometimes called tenant protection or "for cause" eviction ordinances — list the specific legal reasons a landlord can end a tenancy.

Verified 1 month ago|Source: Utah Code Title 78B Ch. 6 Part 8 →

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Key Facts

Just Cause: Not required in Utah
Nonpayment Notice: 3 days (§78B-6-802)
No-Cause MTM: 15 days written
Self-Help: Illegal §57-22-4.5

Summary

Utah does not require just cause for evictions. Landlords follow Utah Code §78B-6-802 (unlawful detainer) with a 3-day notice for nonpayment or lease violation, or 15-day notice for no-cause month-to-month termination. Self-help evictions like lockouts are banned under §57-22-4.5.

Full Breakdown

Utah is not a just-cause eviction state. Under Utah Code Title 78B Chapter 6 Part 8 (Forcible Entry and Detainer), landlords must serve written notice before filing in district or justice court. Notice periods: 3 days for nonpayment of rent or lease violation (§78B-6-802), 3 days for nuisance or criminal activity, and 15 days for no-cause month-to-month termination. Fixed-term leases expire on their own terms without notice unless the lease says otherwise. Utah's expedited eviction timeline frequently results in a court hearing within 10–14 days of filing and a writ of restitution within a few additional days. Self-help eviction (changing locks, shutting off utilities, removing belongings) is expressly illegal under Utah Code §57-22-4.5, exposing landlords to tenant damages of up to $2,000 plus actual damages and attorney fees. Retaliatory eviction after a tenant complaint is barred by §57-22-5. Federal CARES Act §4024 30-day notice may still apply to certain federally-backed properties.

Violations & Fines

Self-help lockout or utility shutoff: tenant damages up to $2,000 plus actual damages and attorney fees (§57-22-4.5). Improper notice: eviction case dismissed and must be refiled. Retaliatory eviction: affirmative defense and tenant damages.

Frequently Asked Questions

Can my landlord evict me without giving a reason?

Yes, for month-to-month tenants. Utah is not a just-cause state; a landlord can issue a 15-day no-cause notice terminating a month-to-month tenancy. Fixed-term leases cannot be ended mid-term except for cause.

My landlord changed the locks while I was at work. Is that legal?

No. Utah Code §57-22-4.5 prohibits self-help eviction. The landlord must go to court and obtain a writ of restitution served by a constable. Illegal lockout entitles you to actual damages plus up to $2,000 statutory penalty and attorney fees.

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Eagle Mountain, UT Rental Property Rules: Just Cause Eviction (2026)

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