Source: http://laws.uslandlord.com/laws/utstatelaw.html
Timestamp: 2019-04-23 04:54:40+00:00

Document:
(2) in the nighttime, or during the absence of the occupants of any real property, unlawfully enters thereon, and, after demand made for the surrender thereof, refuses for the period of three days to surrender the same to such former occupant. The occupant of real property within the meaning of this subdivision is one who within five days preceding such unlawful entry was in the peaceable and undisturbed possession of such lands. Title 78, Chap. 36, §78-36-2.
Unlawful detainer by tenant for term less than life.
(e) when he continues in possession, in person or by subtenant, after a neglect or failure to perform any condition or covenant of the lease or agreement under which the property is held, other than those previously mentioned, and after notice in writing requiring in the alternative the performance of the conditions or covenant or the surrender of the property, served upon him and upon any subtenant in actual occupation of the premises remains uncomplied with for three days after service. Within three days after the service of the notice, the tenant, any subtenant in actual occupation of the premises, any mortgagee of the term, or other person interested in its continuance may perform the condition or covenant and thereby save the lease from forfeiture, except that if the covenants and conditions of the lease violated by the lessee cannot afterwards be performed, then no notice need be given.
(2) Unlawful detainer by an owner resident of a mobile home is determined under Title 57, Chapter 16, Mobile Home Park Residency Act.
(3) The notice provisions for nuisance in Subsection 78-36-3 (1)(d) are not applicable to nuisance actions provided in Sections 78-38-9 through 78-38-16 only. Title 78, Chap. 36, §78-36-3.
Right of tenant of agricultural lands to hold over.
terms of the lease for another full year, and shall not be guilty of an unlawful detainer during that year; and the holding over for the 60-day period shall be taken and construed as a consent on the part of the tenant to hold for another year. Title 78, Chap. 36, §78-36-4.
Remedies available to tenant against undertenant.
A tenant may take proceedings similar to those prescribed in this chapter to obtain possession of the premises let to an undertenant in case of his unlawful detention of the premises underlet to him. Title 78, Chap. 36 §78-36-5.
Definitions -- Notice to quit -- How served.
(a) "Commercial tenant" means any tenant who may be a body politic and corporate, partnership, association, or company.
(b) "Tenant" means any natural person and any individual other than a commercial tenant.
(e) if an order of abatement by eviction of the nuisance is issued by the court as provided in Section 78-38-11, when issued, the parties present shall be on notice that the abatement by eviction order is issued and immediately effective or as to any absent party, notice shall be given as provided in Subsections (2)(a) through (e).
(3) Service upon a subtenant may be made in the same manner as provided in Subsection (2). Title 78, Chap. 36, §78-36-6.
(1) No person other than the tenant of the premises, and subtenant if there is one in the actual occupation of the premises when the action is commenced, shall be made a party defendant in the proceeding, except as provided in Section 78-38-13, nor shall any proceeding abate, nor the plaintiff be nonsuited, for the nonjoinder of any person who might have been made a party defendant; but when it appears that any of the parties served with process or appearing in the proceedings are guilty, judgment shall be rendered against those parties.
(2) If a person has become subtenant of the premises in controversy after the service of any notice as provided in this chapter, the fact that such notice was not served on the subtenant is not a defense to the action. All persons who enter under the tenant after the commencement of the action shall be bound by the judgment the same as if they had been made parties to the action.
(3) A landlord, owner, or designated agent is a necessary party defendant only in an abatement by eviction action for an unlawful drug house as provided in Section 78-38-13. Title 78, Chap. 36, §78-36-7.
Allegations permitted in complaint -- Time for appearance -- Service of summons.
The plaintiff in his complaint, in addition to setting forth the facts on which he seeks to recover, may set forth any circumstances of fraud, force, or violence which may have accompanied the alleged forcible entry, or forcible or unlawful detainer, and claim damages therefor or compensation for the occupation of the premises, or both. If the unlawful detainer charged is after default in the payment of rent, the complaint shall state the amount of rent due. The court shall indorse on the summons the number of days within which the defendant is required to appear and defend the action, which shall not be less than three or more than 20 days from the date of service. The court may authorize service by publication or mail for cause shown. Service by publication is complete one week after publication. Service by mail is complete three days after mailing. The summons shall be changed in form to conform to the time of service as ordered, and shall be served as in other cases. Title 78, Chap. 36, §78-36-8.
Possession bond of plaintiff -- Alternative remedies.
(1) At any time between the filing of his complaint and the entry of final judgment, the plaintiff may execute and file a possession bond. The bond may be in the form of a corporate bond, a cash bond, certified funds, or a property bond executed by two persons who own real property in the state and who are not parties to the action. The court shall approve the bond in an amount that is the probable amount of costs of suit and damages which may result to the defendant if the suit has been improperly instituted. The bond shall be payable to the clerk of the court for the benefit of the defendant for all costs and damages actually adjudged against the plaintiff. The plaintiff shall notify the defendant that he has filed a possession bond. This notice shall be served in the same manner as service of summons and shall inform the defendant of all of the alternative remedies and procedures under Subsection (2).
(a) With respect to an unlawful detainer action based solely upon nonpayment of rent or utilities, the existing contract shall remain in force and the complaint shall be dismissed if the defendant, within three days of the service of the notice of the possession bond, pays accrued rent, utility charges, any late fee, and other costs, including attorney's fees, as provided in the rental agreement.
(b) The defendant may remain in possession if he executes and files a counter bond in the form of a corporate bond, a cash bond, certified funds, or a property bond executed by two persons who own real property in the state and who are not parties to the action. The form of the bond is at the defendant's option. The bond shall be payable to the clerk of the court. The defendant shall file the bond prior to the expiration of three days from the date he is served with notice of the filing of plaintiff's possession bond. The court shall approve the bond in an amount that is the probable amount of costs of suit and actual damages that may result to the plaintiff if the defendant has improperly withheld possession. The court shall consider prepaid rent to the owner as a portion of the defendant's total bond.
(c) The defendant, upon demand, shall be granted a hearing to be held prior to the expiration of three days from the date the defendant is served with notice of the filing of plaintiff's possession bond.
(3) If the defendant does not elect and comply with a remedy under Subsection (2) within the required time, the plaintiff, upon ex parte motion, shall be granted an order of restitution. The constable of the precinct or the sheriff of the county where the property is situated shall return possession of the property to the plaintiff promptly.
(4) If the defendant demands a hearing under Subsection (2) (c), and if the court rules after the hearing that the plaintiff is entitled to possession of the property, the constable or sheriff shall promptly return possession of the property to the plaintiff. If at the hearing the court allows the defendant to remain in possession and further issues remain to be adjudicated between the parties, the court shall require the defendant to post a bond as required in Subsection (2) (b). If at the hearing the court rules that all issues between the parties can be adjudicated without further court proceedings, the court shall, upon adjudicating those issues, enter judgment on the merits. Title 78, Chap. 36, §78-36-8.5.
Proof required of plaintiff -- Defense.
On the trial of any proceeding for any forcible entry or forcible detainer the plaintiff shall only be required to show, in addition to the forcible entry or forcible detainer complained of, that he was peaceably in the actual possession at the time of the forcible entry, or was entitled to the possession at the time of the forcible detainer. The defendant may show in his defense that he or his ancestors, or those whose interest in such premises he claims, had been in the quiet possession thereof for the space of one whole year continuously next before the commencement of the proceedings, and that his interest therein is not then ended or determined; and such showing is a bar to the proceedings. Title 78, Chap. 36, §78-36-9.
Judgment for restitution, damages, and rent -- Immediate enforcement -- Treble damages.
entered in favor of the plaintiff shall include an order for the restitution of the premises as provided in Section 78-36-10.5. If the proceeding is for unlawful detainer after neglect or failure to perform any condition or covenant of the lease or agreement under which the property is held, or after default in the payment of rent, the judgment shall also declare the forfeiture of the lease or agreement.
(3) The judgment shall be entered against the defendant for the rent, for three times the amount of the damages assessed under Subsections (2) (a) through (2) (c), and for reasonable attorneys' fees, if they are provided for in the lease or agreement.
(4) If the proceeding is for unlawful detainer after default in the payment of the rent, execution upon the judgment shall be issued immediately after the entry of the judgment. In all cases, the judgment may be issued and enforced immediately. Title 78, Chap. 36, §78-36-10.
Order of restitution -- Service -- Enforcement -- Disposition of personal property -- Hearing.
(c) advise the defendant of the defendant's right to a hearing to contest the manner of its enforcement.
(ii) mailing a copy of the order and the form to the commercial tenant defendant's last-known place of business and posting a copy of the order and the form at a conspicuous place on the business premises.
(ii) the court orders that the restitution order be stayed.
(c) The date of service, the name, title, signature, and telephone number of the person serving the order and the form shall be legibly endorsed on the copy of the order and the form served on the defendant.
(d) Within ten days of service, the person serving the order and the form shall file proof of service in accordance with Rule 4(h), Utah Rules of Civil Procedure.
(a) If the defendant fails to comply with the order within the time prescribed by the court, a sheriff or constable at the plaintiff's direction may enter the premises by force using the least destructive means possible to remove the defendant.
(b) Any personal property of the defendant may be removed from the premises by the sheriff or constable and transported to a suitable location for safe storage. The sheriff or constable may delegate responsibility for storage to the plaintiff, who shall store the personal property in a suitable place and in a reasonable manner.
(c) The personal property removed and stored shall be inventoried by the sheriff or constable or the plaintiff who shall keep the original inventory and personally deliver or mail the defendant a copy of the inventory immediately after the personal property is removed.
(a) After demand made by the defendant within 30 days of removal of personal property from the premises, the sheriff or constable or the plaintiff shall promptly return all of the defendant's personal property upon payment of the reasonable costs incurred for its removal and storage.
(ii) the defendant fails to pay the reasonable costs incurred for the removal and storage of the personal property.
(c) In advance of the sale, the person storing the personal property shall mail to the defendant's last-known address a written notice of the time and place of the sale.
67, Chapter 4a, Unclaimed Property Act.
(iii) donation is a commercially reasonable alternative.
(f) If the property belonging to a person who is not a defendant is removed and stored in accordance with this section, that person may claim the property by delivering a written demand for its release to the sheriff or constable or the plaintiff. If the claimant provides proper identification and evidence of ownership, the sheriff or constable or the plaintiff shall promptly release the property at no cost to the claimant.
(5) In the event of a dispute concerning the manner of enforcement of the restitution order, the defendant or any person claiming to own stored personal property may file a request for a hearing. The court shall set the matter for hearing within ten days from the filing of the request, or as soon thereafter as practicable, and shall mail notice of the hearing to the parties.
(6) The Judicial Council shall draft the forms necessary to implement this section. Title 78, Chap. 36, §78-36-10.5.
(1) Except as provided in Subsection (2), either party may, within ten days, appeal from the judgment rendered.
(2) In a nuisance action under Sections 78-38-9 through 78-38-16, any party may appeal from the judgment rendered within three days. Title 78, Chap. 36, §78-36-11.
It is unlawful for an owner to willfully exclude a tenant from the tenant's premises in any manner except by judicial process, provided, an owner or his agent shall not be prevented from removing the contents of the leased premises under Subsection 78-36-12.6(2) and retaking the premises and attempting to rent them at a fair rental value when the tenant has abandoned the premises. Title 78, Chap. 36, §78-36-12.
(1) "Willful exclusion" means preventing the tenant from entering into the premises with intent to deprive the tenant of such entry.
(2) "Owner" means the actual owner of the premises and shall also have the same meaning as landlord under common law and the statutes of this state.
(b) The tenant has not notified the owner that he or she will be absent from the premises, and the tenant fails to pay rent when due and the tenant's personal property has been removed from the dwelling unit and there is no reasonable evidence that the tenant is occupying the premises. Title 78, Chap. 36, §78-36-12.3.
Abandoned premises -- Retaking and rerenting by owner -- Liability of tenant -- Personal property of tenant left on premises.
(b) for rent accrued during the period necessary to rerent the premises at a fair rental value, plus the difference between the fair rental value and the rent agreed to in the prior rental agreement, plus a reasonable commission for the renting of the premises and the costs, if any, necessary to restore the rental unit to its condition when rented by the tenant less normal wear and tear. This subsection applies, if less than Subsection (a), notwithstanding that the owner did not rerent the premises.
(a) If the tenant has abandoned the premises and has left personal property on the premises, the owner is entitled to remove the property from the dwelling, store it for the tenant, and recover actual moving and storage costs from the tenant.
(i) The owner shall make reasonable efforts to notify the tenant of the location of the personal property.
(B) donate the property to charity if the donation is a commercially reasonable alternative.
(c) Any money left over from the sale of the property shall be handled as specified in Title 67, Chapter 4a, Part 2, Standards for Determining When Property is Abandoned or Unclaimed.
(d) Nothing contained in this act shall be in derogation of or alter the owner's rights under Title 38, Chapter 3, Lessors' Liens. Title 78, Chap. 36, §78-36-12.6.

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