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Utah · TitleUtah quiet title: the action to determine adverse claims and the cost rule

Utah's quiet title statute is brief: a person may bring an action against another person to determine rights, interests or claims to or in personal or real property (Utah Code §78B-6-1301). The plaintiff may not recover the costs of the action if the defendant disclaims in the answer any interest or estate in the property, or allows judgment to be taken against it by refusing to answer (§78B-6-1305). The same part of the code governs the lis pendens that can accompany a quiet title suit (§§78B-6-1303, 78B-6-1304).

What the statute sets

  1. Who sues (§78B-6-1301)

    Anyone, to determine rights, interests or claims to property.

  2. Costs (§78B-6-1305)

    None for the plaintiff if the defendant disclaims or defaults.

  3. Lis pendens (§§78B-6-1303, 1304)

    Governed by the same part of the code.

What the TC does when a cloud blocks a Utah closing

  • Ask the title company exactly which cloud blocks the policy and what would cure it.
  • If a quiet title suit is needed, get the seller's attorney's estimated timeline.
  • Move the closing date only after the title company confirms the cure.

Questions about quiet title in Utah

Who can sue to quiet title in Utah?

Anyone, against another person, to determine rights, interests or claims to the property (Utah Code §78B-6-1301).

Does the Utah owner get costs if the defendant doesn't fight?

No. The plaintiff can't recover costs if the defendant disclaims any interest or lets judgment be taken by not answering (Utah Code §78B-6-1305).

Related guides

Track title cures and their deadlines as tasks on the deal in ClosingCode.

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Source: Utah Code §§78B-6-1301, 78B-6-1305 (le.utah.gov), read October 30, 2026.

General information, not legal advice. ClosingCode is software; it is not a law firm or brokerage. This guide is not a substitute for the advice or services of an attorney.