Utah Code § 78B-6-801 § 78B-6-807
Allegations permitted in complaint -- Time for appearance -- Service.
Operative Text
Allegations permitted in complaint -- Time for appearance -- Service. (1) The plaintiff, in the plaintiff's complaint: (a) shall set forth the facts on which the plaintiff seeks to recover; (b) may set forth any circumstances of fraud, force, or violence that may have accompanied the alleged forcible entry, or forcible or unlawful detainer; and (c) may claim damages or compensation for the occupation of the premises, or both. (2) If the unlawful detainer charged is after default in the payment of rent or other amounts due, the complaint shall state the amount of rent due or other amounts due. (3) (a) The summons shall include the number of days within which the defendant is required to appear and defend the action, which shall be three business days from the date of service, unless the defendant objects to the number of days, and the court determines that the facts of the case should allow more time. (b) A claim for unlawful detainer brought by counterclaim shall be served to any opposing party in accordance with Utah Rules of Civil Procedure, and any response required shall be due within the timelines stated under Subsection (3)(a). (4) The court may authorize alternative service pursuant to the Utah Rules of Civil Procedure.
Utah Code Ann. § 78B-6-807 governs what a landlord must and may include in an eviction (unlawful detainer) complaint, as well as how quickly a tenant must respond after being served. The complaint must state the factual basis for the eviction, and if the eviction is based on unpaid rent or other amounts owed, the exact amount must be specified. Once served, a defendant generally has only three business days to appear and defend the action, though a court may allow more time if the circumstances warrant it.
Plain English — not legal advice.
Under § 78B-6-807, landlords filing an eviction complaint are expected to clearly state all facts supporting the claim, including any fraud, force, or violence involved, and to specify the precise dollar amount of unpaid rent or other charges when the eviction is rent-based. Operators who also seek compensation for the tenant's continued occupation of the premises may include that claim in the same complaint. Ensuring the complaint is complete and accurate from the outset is consistent with the procedural requirements this section establishes.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Section 78B-6-807 gives tenants important procedural protections: the summons must state how many days the tenant has to appear, and that window is typically just three business days from the date of service. Tenants who believe they need more time to respond may ask the court to extend that deadline based on the facts of their situation. Tenant-rights organizations and legal aid offices can help individuals understand what a proper complaint must contain under this provision and what options exist for responding.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated October 16, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
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