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