In Utah, you may send a written notice of intent to enforce the lien after the tenant has been in default a continuous 30 days, and it must give at least 15 days to pay. You then sell at least 15 days after a newspaper ad, so the earliest sale is about day 60 (a derived count).
This page is general information, not legal advice. Review your notices and sale plan with your attorney before you act.
Utah lien timeline at a glance
Utah's law is in Utah Code Title 38, Chapter 8 (38-8-1 and following), last amended in 2024. Your rental agreement must say that the owner may sell, donate or dispose of the property if the tenant is in default a continuous 30 days.
| Step | Earliest timing | What the law requires | Citation |
|---|---|---|---|
| 1. Default | Day 0 | Failure to perform on time. Lien attaches when the property comes to the facility. | 38-8-1(2); 38-8-2(2) |
| 2. Late fee | Each rental period | Reasonable fee, if stated in the rental agreement with conditions. | 38-8-2(3)(b) |
| 3. Search for financing statements | Before enforcing | Search the Division of Corporations. | 38-8-2(5) |
| 4. Notice of intent | After 30 continuous days of default | To the tenant, disclosed lienholders, filers of financing statements and Motor Vehicle Division lienholders. Demand for payment at least 15 days after delivery. | 38-8-3(1), (3) to (6) |
| 5. Newspaper ad | After the notice period (derived: day 45) | Once, in a newspaper of general circulation in the county. Skippable in two cases below. | 38-8-3(7) |
| 6. Sale | At least 15 days after the ad (derived: day 60) | At the facility, nearest suitable place, or online. | 38-8-3(7)(a)(ii)(C), (8), (9) |
If the ad is excused, the sale can follow once the 15 day demand period ends, which is about day 45.
Worked example
Say a tenant is $95 behind from February 1. The 30th day of default is March 3. You search the Division of Corporations, then mail the notice by certified mail on March 4 with a pay-by date of March 19 (15 days). On March 20 you publish the ad. The earliest sale date is April 4, 15 days after the ad, which is about day 62 of default. If you had emailed the notice and the tenant replied, you could skip the ad and sell as early as March 20. Both dates are derived from the statute's intervals.
Notice requirements
You may deliver the notice in person, by certified mail to the last known address (a USPS evidence of mailing method, or mailing with a certificate of mailing), or by email to the last known email address. The last known email is the one in the rental agreement or a later written change. If you email and get no response, return receipt or delivery confirmation within 3 business days, deliver in person or by certified mail.
The notice contains an itemized claim and due date, a brief description of the property, an optional access restriction notice, your contact information, a demand for payment within not less than 15 days after delivery, and a conspicuous statement that unless the debt is paid you will sell, donate or dispose of the property, or advertise it for sale at a stated time and place. It goes to the tenant, to lienholders the tenant disclosed, to filers of financing statements, and to Motor Vehicle Division lienholders of record.
Alternate contact
Utah has no alternate contact rule. The rental agreement must require the tenant to disclose lienholders, and those holders get the notice.
Advertising the sale
After the notice period expires, publish once in a newspaper of general circulation in the county. The ad states the facility address and space number, the tenant's name, and the time, place and manner of the sale. You may skip the ad if the notice was emailed and a response or return receipt came back, or if you sent it by certified mail with evidence of mailing. The statute does not say whether you may publish before the demand period ends. It says "after."
You must also post a required notice in your office (38-8-4).
Late fee limits
You may charge a reasonable late fee for each rental period rent is not paid on time, if the fee and conditions are in the rental agreement. The greater of $20 or 20% of monthly rent per period is deemed reasonable and not a penalty (38-8-2(3)(b)). On a $95 unit, 20% is $19, so $20 applies. The statute sets no grace period. The subsection numbering in the published text is unusual, so confirm the cite.
Sale rules, surplus and records
The sale may be at the facility, the nearest suitable place, or online, and must match the notice. The statute does not require an auction format. The tenant may redeem before the sale. A good faith purchaser takes free of the tenant's and secured creditors' rights despite your noncompliance. Security interests of record have priority over your lien.
Surplus: keep the lien and sale costs, and hold the balance for the tenant, a lienholder or another person in interest. If it is unclaimed 1 year after the sale, it becomes property of the Utah state treasurer as unclaimed property. Save the search results, notices, proof of delivery, ad and accounting.
Vehicles, boats and trailers
"Vehicle" means personal property registered with the Motor Vehicle Division, including motor vehicles, off-highway vehicles and boats. If the tenant has been in default a continuous 60 days and you chose not to sell, you may have the vehicle towed by a DOT certified independent towing carrier. Within one day after the tow, send certified mail notice with the tow date and the towing company's address and phone. You are not liable for later damage (38-8-3.5).
Active-duty military (SCRA)
We found no Utah servicemember rule in 38-8-1 and following. Federal law adds protections, and you should check a tenant's military status before any sale. See 50 U.S.C. 3958 for the federal rule.
What we could not confirm
- Days 45 and 60 are derived from the 15 day intervals.
- The statute does not say whether the notice must go on day 30 exactly or any time after.
- Section 38-8-3.5 cites "38-3-2," which looks like a typo for 38-8-2.
- Section 38-8-3(2) sets a separate 15 day path for property left after a rental ends. We did not cover it here.
Common mistakes checklist
- Sending the notice before 30 continuous days of default.
- Forgetting the Division of Corporations search.
- Leaving out Motor Vehicle Division lienholders on a vehicle.
- Skipping the certified mail follow-up after an email gets no response in 3 business days.
- Giving fewer than 15 days to pay.
- Selling less than 15 days after the ad.
- Forgetting the required office posting.
- Not checking active-duty status before the sale.
Tools and next steps
Plan your dates with the lien timeline calculator. Compare other states on the self storage lien laws hub. Read the self storage auction process guide for the full walk-through, and start from the lien notice template. If you want the dates tracked for you, see lien and auction management.
Sources and review
Last reviewed: October 19, 2026. Laws change, and courts read them differently. This is general information, not legal advice. Review every notice and sale with your attorney before you act.