Utah Landlord-Tenant Law
The rules for renting in Utah — security deposits, eviction, ending a lease, repairs and rent — with the statute or official page behind every answer.
Quick answers for Utah
- Security deposit limit
- No statutory cap. Utah Code 57-17-1 to 57-17-5
- Deposit return deadline
- No later than 30 days after the renter vacates and returns possession. If the owner misses it, the renter may serve a statutory 'Tenant's Notice to Provide Deposit Disposition', after which the owner has five business days to comply. Utah Code 57-17-3(2)-(5)
- Notice for unpaid rent
- 3 business days' written notice to pay rent and other amounts due or surrender the premises. Utah Code 78B-6-802(1)(c)
- Ending a month-to-month lease
- Landlord: notice served 15 calendar days or more before the end of the month or rental period. Tenancy at will: not less than 5 calendar days' notice. Utah Code 78B-6-802(1)(b)
- Landlord entry notice
- At least 24 hours' prior notice of entry, except as otherwise provided in the rental agreement. Utah Code 57-22-4(2)
- Rent control / increase limits
- Local rent control prohibited: a county, city, or town may not enact an ordinance or resolution controlling rents or fees on private residential property without express approval of the Legislature. No statewide cap. Utah Code 57-20-1
Last verified against official sources: 2026-10-22
Security Deposits in Utah
| Security deposit limit | No statutory cap. Chapter 57-17 sets no maximum. Any non-refundable portion must be stated in writing when the deposit is taken (57-17-2). Source: Utah Code 57-17-1 to 57-17-5 |
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| Deposit return deadline | No later than 30 days after the renter vacates and returns possession. If the owner misses it, the renter may serve a statutory 'Tenant's Notice to Provide Deposit Disposition', after which the owner has five business days to comply. Current version effective 5/7/2025. Refund may be mailed or delivered to the last known address, or sent electronically by a means the renter provided. Source: Utah Code 57-17-3(2)-(5) |
| Itemized deductions | Required: written notice itemizing and explaining the reason for each deduction, with the balance of the deposit and any prepaid rent. Deductions allowed for rent, damage beyond reasonable wear and tear, other contractual costs and fees, and cleaning. Source: Utah Code 57-17-3(1)-(2) |
| Interest on deposits | No statutory requirement to pay interest. No interest provision appears in chapter 57-17. Source: Utah Code 57-17 |
| Penalty for withholding | If the owner fails to comply within five business days after the renter's statutory notice, the renter may recover the full deposit, the full prepaid rent, and a $100 civil penalty; court awards costs and attorney fees to the prevailing party if the other side acted in bad faith. Renter is not entitled to this relief without first serving the notice under 57-17-3(3). Current version effective 7/1/2024 (amended 2023 ch. 401). Source: Utah Code 57-17-5 |
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Eviction in Utah
| Notice for unpaid rent | 3 business days' written notice to pay rent and other amounts due or surrender the premises. Current version effective 5/6/2026 (amended 2026 General Session ch. 401). Source: Utah Code 78B-6-802(1)(c) |
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| Notice for lease violations | 3 calendar days' written notice to perform the lease condition or surrender (cure allowed). 3 calendar days' notice to quit (no cure) for unauthorized assignment/subletting, waste, unlawful business, nuisance, or a criminal act on the premises. Source: Utah Code 78B-6-802(1)(d)-(h) |
| Lockouts & utility shutoffs | Unlawful for an owner to willfully exclude a tenant from the premises in any manner except by judicial process (abandoned premises excepted). Utah Courts guidance: without a court order a landlord cannot change the locks, turn off utilities, or take the tenant's belongings. No specific utility-shutoff statute or fixed damages amount was located; utility statement is from Utah Courts self-help (https://www.utcourts.gov/en/self-help/case-categories/housing/landlord/eviction-tenant.html). Source: Utah Code 78B-6-814 |
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Notice to Vacate in Utah
| Ending a month-to-month lease | Landlord: notice served 15 calendar days or more before the end of the month or rental period. Tenancy at will: not less than 5 calendar days' notice. Statute addresses landlord's notice; tenant's notice period not set in this section (not verified elsewhere). Source: Utah Code 78B-6-802(1)(b) |
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Landlord Entry in Utah
| Landlord entry notice | At least 24 hours' prior notice of entry, except as otherwise provided in the rental agreement. The lease can change this rule. A renter may not use a violation of 57-22-4(2) as a basis to excuse lease compliance or to sue the owner (57-22-4(9)). Source: Utah Code 57-22-4(2) |
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Repairs & Habitability in Utah
| Repair and deduct | Yes. After a written notice of deficient condition, if the owner fails to take substantial corrective action within the corrective period (3 calendar days for habitability standards; 10 calendar days for lease requirements), the renter may repair and deduct up to two months' rent (keeping receipts and giving copies within five days after the next rental period begins). Renter must be in compliance with renter duties in 57-22-5. Dangerous conditions: owner must begin remedial action within 24 hours of notice by any reasonable means (57-22-6(3)). Current version effective 7/1/2024. Source: Utah Code 57-22-6(1), (4)(a)(ii) |
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| Withholding rent | No general withholding right. Instead, the renter may elect 'rent abatement' in the deficient-condition notice: if the owner fails to act within the corrective period, rent abates from the notice date, the lease terminates, the owner must return the entire deposit and prorated prepaid rent, and the renter must vacate within 10 calendar days. Source: Utah Code 57-22-6(4)(a)(i) |
| Retaliation protection | No statute — Utah has no general law barring landlord retaliation (for example, for complaining about repairs). One limited rule: an owner may not restrict a renter's ability to ask a public safety agency (such as police or fire) for help, and may not penalize or evict a renter for making reasonable requests for that help. Federal fair housing law separately bars retaliation for asserting fair housing rights. Section 57-22-5.1 is amended effective Jan. 1, 2027; the public-safety-assistance rule is kept in the new version. |
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Rent Increases & Late Fees in Utah
| Rent control / increase limits | Local rent control prohibited: a county, city, or town may not enact an ordinance or resolution controlling rents or fees on private residential property without express approval of the Legislature. No statewide cap. Fit Premises Act also limits counties/municipalities (57-22-7; not separately reviewed). Source: Utah Code 57-20-1 |
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| Late fees | Late fee may not exceed the greater of 10% of the rent agreed in the rental agreement or $75. No statutory grace period. Other fees not in the lease are barred unless the tenancy is month-to-month and 15 days' notice is given (57-22-4(5)(b)). A renter may not sue based on a violation of 57-22-4(5) (57-22-4(9)). Source: Utah Code 57-22-4(5)(a) |
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Breaking a Lease in Utah
| Ending a lease: domestic violence | Yes, with a fee. A renter who is a domestic violence victim may end all future lease obligations by giving the owner a court protective order (non-ex parte) or a police report showing the renter is a victim and not the predominant aggressor, plus written notice with the move-out date, and paying a termination fee equal to one month's rent (due when notice is given or on move-out, whichever is later). The renter must move out within 15 days after notice and pay rent for that period, and must be in compliance with the lease (limited exception for violations within 30 days caused by the domestic violence). Not available after an eviction notice is served. Prior financial obligations remain. Victims of domestic violence, stalking, sexual offenses, burglary or dating violence may also require new locks at their own cost, and the owner may not give a key to the perpetrator. A new version of 57-22-5.1 takes effect Jan. 1, 2027 (2026 amendments); changes were not compared in detail (one difference seen: the crime-victim definition list was restructured). Source: Utah Code 57-22-5.1 |
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Squatters & Abandoned Property in Utah
| Squatters / unauthorized occupants | Since 2025 (ch. 295), an owner or authorized agent may present law enforcement a verified 'Complaint to Remove Trespassers Unlawfully Occupying Real Property' in the statutory form, under penalty of perjury, with proof of record ownership (or agency) and ID, attesting that the trespasser entered unlawfully, the property was not open to the public, the owner told them to leave, they are not a current or former tenant under a written rental agreement, an owner/co-owner or on title (absent title fraud), or an immediate family member, and there is no pending litigation. If the owner appears entitled to relief, law enforcement must without delay serve a notice to immediately vacate (hand delivery or posting) and put the owner in possession, may arrest for trespass or warrants, and may stand by while locks are changed and belongings moved to the property line. A wrongfully removed person may be restored to possession and recover actual costs and damages, triple the fair market rent, costs and attorney's fees, with an expedited trial. Text read from the official Part 8 PDF: https://le.utah.gov/xcode/Title78B/Chapter6/C78B-6-P8_1800010118000101.pdf. Exclusion covers former tenants only under a written rental agreement. Source: Utah Code 78B-6-817 |
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| Belongings left behind | Abandonment is presumed if the tenant gave no notice of absence and either fails to pay rent within 15 days after the due date with no evidence of occupancy other than belongings, or fails to pay and has removed belongings. If belongings are left, the owner may remove and store them and recover actual moving and storage costs; the owner must post a notice on the premises and send it by first-class mail to the tenant's last known address stating the property is considered abandoned. The tenant may retrieve it within 15 calendar days of the notice by paying inventory, moving and storage costs (written demand with proof of ownership). After 15 days in storage with no reasonable recovery effort and no pending hearing, the owner may sell it at public sale (proceeds applied to amounts owed; surplus handled as unclaimed property) or donate it if commercially reasonable. No duty to store hazardous materials, animals, garbage, or perishables; motor vehicles are excluded. Source: Utah Code 78B-6-815; 78B-6-816 |
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Section 8, Records & Right to Counsel in Utah
| Section 8 / source of income | Yes. The Utah Fair Housing Act prohibits refusing to rent, discriminating in terms, and discriminatory advertising or application forms because of source of income, defined as the verifiable condition of receiving federal, state, or local assistance or being a tenant receiving government subsidies, including rental assistance or rent supplements. The state act preempts local housing-discrimination ordinances. Read from the official chapter PDF https://le.utah.gov/xcode/Title57/Chapter21/C57-21_1800010118000101.pdf (amended 2026 ch. 315). Exemptions in 57-21-3 were not reviewed. |
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| Eviction record sealing | Yes. Automatic: without a petition, the court must expunge all records of an eviction filed on or after July 1, 2022 if the entire case was dismissed, no appeal is pending, and at least 3 years have passed since filing, or if the parties filed a stipulation to expunge. By petition: any party may petition to expunge a holdover or nonpayment eviction once any judgment is satisfied; the court must expunge if no written objection is filed within 60 days (an objection blocks expungement). Courts publish a list of expunged evictions; agencies and tenant screening companies must remove them within 30 days, and the eviction is treated as never having occurred. Enacted 2022 (ch. 372, HB 359); 78B-6-853 amended 2024 ch. 194. Source: Utah Code 78B-6-850 to 78B-6-854 |
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Mold, Pests, Heat & AC in Utah
| Mold | No statute — the Utah Fit Premises Act does not mention mold. Mold is governed by the general duty to keep the unit fit for human habitation and in accordance with local ordinances and local board of health rules, and not to rent premises unless they are safe, sanitary and fit for human occupancy. The act applies only to conditions that materially affect the physical health or safety of the ordinary renter. The renter's remedies (repair-and-deduct or rent abatement, or termination) require written notice and a reasonable time to correct (57-22-6). Duties may be reallocated by an explicit written agreement signed by both parties (57-22-3). |
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| Pests & bed bugs | No statute — no pest or bed-bug provision in the Fit Premises Act. Infestations fall under the safe-and-sanitary duty and local health-department rules when they materially affect health or safety. The renter must keep the unit clean and safe, dispose of garbage properly, and comply with local board of health rules. Local health department regulations may address infestations. |
| Heat | Yes. Each rental unit must have heating (along with electrical systems, plumbing and hot and cold water), and the owner must maintain the heating system. State law sets no minimum indoor temperature or heating season; local ordinances and board of health rules may. Source: Utah Code 57-22-3(1); 57-22-4(1) |
| Air conditioning | No duty to install air conditioning and no maximum indoor temperature. If the unit has an air conditioning system, the owner must maintain it in an operable condition. Failure of air conditioning is a 'deficient condition' for remedy purposes only if it materially affects the physical health or safety of the ordinary renter. Source: Utah Code 57-22-4(1) |
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Privacy, Guests & Animals in Utah
| Cameras & privacy | No landlord-specific camera statute. Since May 7, 2025, it is a crime (class A misdemeanor; third-degree felony in aggravated cases) to intentionally use any technology to secretly record an individual, without knowledge or consent, for the purpose of viewing a part of the body for which the person has a reasonable expectation of privacy, under circumstances where the person reasonably expects privacy. Utah is a one-party consent state for audio interception. Unless the rental agreement says otherwise, the owner must give at least 24 hours' notice before entering the unit. The voyeurism statute was renumbered from former 76-9-702.7 in the 2025 criminal code recodification (now 76-12-306 to -308). Interception statute: https://le.utah.gov/xcode/Title77/Chapter23A/C77-23a-S4_1800010118000101.xml. |
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| Guests & occupants | No statewide occupancy limit. The renter may not increase the number of occupants above the number specified in the rental agreement without the owner's written permission. Otherwise guests are governed by the rental agreement; the renter may not knowingly permit anyone to damage the unit. Source: Utah Code 57-22-5(1), (2) |
| Service & support animals (state law) | An owner or lessor of private housing may not discriminate against an individual with a disability because the individual has a service animal or a 'support animal' (an animal, other than a service animal, that qualifies as a reasonable accommodation under federal law), including by charging an extra fee or deposit for the animal; the owner may recover the reasonable cost to repair damage the animal causes. It is a class C misdemeanor to knowingly and intentionally falsely represent that an animal is a service or support animal, or to misrepresent a material fact to a health care provider to obtain documentation designating an animal as a service or support animal. No state-specific documentation form; federal Fair Housing Act standards apply. These provisions were renumbered from Title 62A, ch. 5b, in 2023 (Laws 2023, ch. 308); federal law may permit exclusion of a particular animal (for example, a direct threat). |
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How eviction works in Utah
Eviction cases are heard in: Utah District Court (forcible entry and unlawful detainer).
- Serve notice (3 business days pay-or-quit; 3 calendar days for lease violations/nuisance/criminal acts; 15 calendar days to end month-to-month)
- File complaint; summons requires the tenant to appear and defend within 3 business days of service (78B-6-807)
- On request, evidentiary (occupancy) hearing within 10 business days after the answer; trial must begin within 60 days after service of the complaint unless the parties agree (78B-6-810)
- Judgment for restitution, rent, and treble damages for unlawful detainer; prevailing party gets costs and attorney fees (78B-6-811)
- Order of restitution served; tenant has 3 calendar days after service to vacate, then sheriff or constable may remove (78B-6-812)
Answer due 3 business days after service; occupancy hearing within 10 business days of request after answer; trial within 60 days of service.
Source: Utah Code 78B-6-802; 78B-6-807; 78B-6-810; 78B-6-811; 78B-6-812
What surprises people about Utah rental law
- Tenants have only 3 business days to answer an eviction lawsuit (Utah Code 78B-6-807; Utah Courts tenant eviction page)
- A tenant found in unlawful detainer owes three times the assessed damages plus attorney fees (Utah Code 78B-6-811)
- Late fees are capped at the greater of 10% of rent or $75 (Utah Code 57-22-4(5))
- Renters can repair-and-deduct up to two months' rent, or elect rent abatement and end the lease, after a 3-day (habitability) or 10-day (lease) corrective period (Utah Code 57-22-6)
- Landlord entry requires 24 hours' notice unless the lease says otherwise (Utah Code 57-22-4(2))
- Cities and counties are barred from rent control without legislative approval (Utah Code 57-20-1)
- Tenant must serve a statutory demand notice before suing for a deposit; owner then has five business days to comply (Utah Code 57-17-3, 57-17-5)
Federal law that also applies in Utah
These federal rules apply on top of Utah law, mostly to discrimination, servicemembers, survivors and federally assisted housing:
- Fair Housing Act: protected classes, covered housing and exemptions: Save every listing, text and email. A discriminatory ad is illegal even when the landlord's unit is otherwise exempt. More
- Assistance animals (service and emotional support animals) in housing: Ask for the accommodation in writing, keep a copy, and if a disability or the need for the animal is not obvious, offer reliable documentation of it. More
- Servicemembers Civil Relief Act: ending a lease early: Deliver the notice and orders by a method you can prove, such as certified mail with return receipt, and keep copies. More
- Servicemembers Civil Relief Act: eviction protection: Tell the court in writing that you or your spouse are on active duty and ask for an SCRA stay. More
- VAWA housing protections: Ask the landlord or housing authority for its VAWA emergency transfer plan and request a transfer in writing. More
- CARES Act 30-day notice to vacate (covered dwellings): If your building has a federally backed mortgage or federal subsidy and you received less than 30 days' notice to vacate, raise the CARES Act as a defense. More
- HUD 30-day nonpayment notice (public housing and project-based Section 8): If you pay the full amount listed in the notice within 30 days, the landlord cannot file for eviction over that rent. More
- Housing Choice Voucher (Section 8) basics for private landlords: If a voucher landlord asks for 'side payments' above your share of the rent, refuse and report it to your PHA. More
- Lead-based paint disclosure (pre-1978 housing): If your pre-1978 lease came with no lead disclosure form and pamphlet, ask for them in writing before signing. More
- FCRA tenant screening: adverse action notices and disputes: Request your free report from the screening company within 60 days of a denial and dispute any errors in writing with supporting documents. More
- Rental 'junk fee' rulemaking and enforcement (FTC/CFPB): Before paying an application fee, ask in writing for the total monthly cost including every mandatory fee. More
- Federal eviction moratoria: Check your state and city rules, since any eviction pause now comes from local, not federal, law. More
City rules in Utah
These cities add their own tenant protections on top of state law:
Eviction by county in Utah
Which court hears evictions, filing fees, local rent levels and help:
For landlords
How to evict a tenant in Utah — steps, cost, timeline and forms.
Common Utah questions
- Can a landlord enter without notice or permission?
- How long does a landlord have to return a security deposit?
- Can a landlord evict you without going to court, change the locks or shut off utilities?
- Can I withhold rent for repairs?
- How long does an eviction take?
- How much notice does a landlord have to give before an eviction?
- Can a landlord raise the rent in the middle of a lease?
- How much notice does a landlord have to give to end a lease or not renew?
- How much can a landlord charge for a late fee?
- Can a landlord retaliate against a tenant for complaining?
- How much can a landlord charge for a security deposit?
- How long does a landlord have to sue for unpaid rent or damages?
- Can a landlord accept rent during an eviction?
- Can you be evicted in the winter?
- Can a landlord give an eviction notice by text or email?
- How much notice does a landlord have to give before raising the rent?
- Does a landlord have to give you a copy of the lease?
- What happens to tenants if the landlord goes into foreclosure?
- How long does a landlord have to keep a tenant's belongings?
- How do you remove a squatter?
- How much can a landlord charge for a rental application fee?
- What rental fees are illegal (junk fees)?
- Can I break my lease because of domestic violence?
- Can I break my lease for military orders, medical reasons or a death?
- Can a landlord refuse Section 8?
- Can an eviction be removed from your record?
- Do tenants get a free lawyer for an eviction?
- What are my rights without a written lease?
- Does a landlord have to fix mold?
- Who pays for pest control and bed bugs in a rental?
- Does a landlord have to provide heat?
- Does a landlord have to provide air conditioning?
- What can a landlord charge for at move-out (cleaning, painting, carpet)?
- Can a landlord put cameras in or around a rental?
- Can a landlord limit overnight guests or roommates?
- Can a landlord deny a service or emotional support animal?
- Can a landlord evict you for no reason?
Free calculators
- Notice Deadline Calculator
- Security Deposit Deadline Calculator
- Late Fee Checker
- Rent Increase Calculator
How Utah compares to neighboring states
| State | Security deposit limit | Deposit return deadline | Notice for unpaid rent |
|---|---|---|---|
| Utah | No statutory cap. Utah Code 57-17-1 to 57-17-5 | No later than 30 days after the renter vacates and returns possession. If the owner misses it, the renter may serve a statutory 'Tenant's Notice to Provide Deposit Disposition', after which the owner has five business days to comply. Utah Code 57-17-3(2)-(5) | 3 business days' written notice to pay rent and other amounts due or surrender the premises. Utah Code 78B-6-802(1)(c) |
| Arizona | One and one-half months' rent, counting all security however labeled, including prepaid rent. A tenant may still voluntarily prepay more rent. A.R.S. § 33-1321(A) | Within 14 days, excluding Saturdays, Sundays, and legal holidays, after the tenancy ends, possession is delivered, and the tenant demands the deposit. A.R.S. § 33-1321(D) | 5-day written notice of nonpayment stating that the landlord will terminate the rental agreement if rent is not paid within that time. Before an eviction is filed, paying all past-due rent plus a reasonable late fee set in a written lease reinstates the agreement. After filing, reinstatement also requires paying attorney fees and court costs. After judgment, reinstatement is at the landlord's discretion. A.R.S. § 33-1368(B) |
| Colorado | Two monthly rent payments. A separate pet deposit may be no more than $300 and must be refundable. Monthly pet rent may be no more than the greater of $35 or 1.5% of monthly rent. C.R.S. §§ 38-12-102.5, 38-12-106 | Within 30 days after the lease ends or the premises are surrendered, whichever is later. The lease may set a longer period, up to 60 days. C.R.S. § 38-12-103(1) (as amended by HB 25-1249) | 10-day written demand to pay rent or deliver possession. Exempt residential agreements get 5 days; employer-provided housing gets 3 days. The tenant may pay the full amount in the notice, plus any rent that has since come due, at any time until the judge enters a judgment for possession. Payment can go to the landlord or the court, and the case is then dismissed. C.R.S. §§ 13-40-104(1)(d), 13-40-106, 13-40-115(4) |
| Idaho | No statutory cap on the amount of a security deposit. Idaho Code § 6-321 | 21 days after the tenant surrenders the premises if the lease sets no time; the lease may set a different period but never more than 30 days. Idaho Code § 6-321 | 3 days' written notice demanding payment of the amount due or possession. The notice must state the amount due and the tenant's post-judgment removal period (72 hours for residential tenants). Notice may be served within one year after rent is due. Idaho Code § 6-303(2) |
| Nevada | Security deposit plus any surety bond may not total more than 3 months' periodic rent. NRS 118A.242(1) | 30 days after termination of the tenancy. NRS 118A.242(4) | Written notice to pay rent or surrender by the close of business on the 7th judicial day after service (summary eviction). For rent reserved weekly or less where the tenancy has lasted 45 days or less: by noon on the 4th full day after service. NRS 40.253(1) |
| New Mexico | No cap for leases of one year or more (but if the deposit exceeds one month's rent on an annual lease, the owner must pay annual interest). For rental agreements shorter than one year: max one month's rent. NMSA 1978, § 47-8-18(A) | Within 30 days of the end of the rental agreement or the resident's departure, whichever is later NMSA 1978, § 47-8-18(C) | 3-day written notice of nonpayment and intent to terminate. Tender of the full amount due, in the manner stated in the notice, before the 3 days expire bars an action for nonpayment. NMSA 1978, § 47-8-33(D) |
| Wyoming | No statutory cap on the amount of a deposit. W.S. 1-21-1207, 1-21-1208 | Within 30 days after the rental agreement ends, or within 15 days after the landlord receives the renter's new mailing address, whichever is later. If the unit is damaged, the deadline is extended by 30 days. W.S. 1-21-1208(a) | 3-day notice to quit. FED is allowed after rent is 3 days past due, and the written notice to leave must be served at least 3 days before the action is filed. W.S. 1-21-1002(a)(i), 1-21-1003 |
Utah landlord-tenant FAQ
How much can a landlord charge for a security deposit in Utah?
No statutory cap. (Utah Code 57-17-1 to 57-17-5)
How long does a landlord have to return a security deposit in Utah?
No later than 30 days after the renter vacates and returns possession. If the owner misses it, the renter may serve a statutory 'Tenant's Notice to Provide Deposit Disposition', after which the owner has five business days to comply. (Utah Code 57-17-3(2)-(5))
Does a landlord have to pay interest on a security deposit in Utah?
No statutory requirement to pay interest. (Utah Code 57-17)
Does a landlord in Utah have to give an itemized list of deposit deductions?
Required: written notice itemizing and explaining the reason for each deduction, with the balance of the deposit and any prepaid rent. Deductions allowed for rent, damage beyond reasonable wear and tear, other contractual costs and fees, and cleaning. (Utah Code 57-17-3(1)-(2))
What happens if a landlord in Utah wrongfully keeps a security deposit?
If the owner fails to comply within five business days after the renter's statutory notice, the renter may recover the full deposit, the full prepaid rent, and a $100 civil penalty; court awards costs and attorney fees to the prevailing party if the other side acted in bad faith. (Utah Code 57-17-5)
How much notice does a landlord have to give before evicting for unpaid rent in Utah?
3 business days' written notice to pay rent and other amounts due or surrender the premises. (Utah Code 78B-6-802(1)(c))
How much notice is required to evict for a lease violation in Utah?
3 calendar days' written notice to perform the lease condition or surrender (cure allowed). 3 calendar days' notice to quit (no cure) for unauthorized assignment/subletting, waste, unlawful business, nuisance, or a criminal act on the premises. (Utah Code 78B-6-802(1)(d)-(h))
How much notice is needed to end a month-to-month lease in Utah?
Landlord: notice served 15 calendar days or more before the end of the month or rental period. Tenancy at will: not less than 5 calendar days' notice. (Utah Code 78B-6-802(1)(b))
Can a landlord enter without notice in Utah?
At least 24 hours' prior notice of entry, except as otherwise provided in the rental agreement. (Utah Code 57-22-4(2))
Is there a limit on late fees in Utah?
Late fee may not exceed the greater of 10% of the rent agreed in the rental agreement or $75. (Utah Code 57-22-4(5)(a))
Can a tenant repair and deduct from rent in Utah?
Yes. After a written notice of deficient condition, if the owner fails to take substantial corrective action within the corrective period (3 calendar days for habitability standards; 10 calendar days for lease requirements), the renter may repair and deduct up to two months' rent (keeping receipts and giving copies within five days after the next rental period begins). (Utah Code 57-22-6(1), (4)(a)(ii))
Can a tenant withhold rent for repairs in Utah?
No general withholding right. Instead, the renter may elect 'rent abatement' in the deficient-condition notice: if the owner fails to act within the corrective period, rent abates from the notice date, the lease terminates, the owner must return the entire deposit and prorated prepaid rent, and the renter must vacate within 10 calendar days. (Utah Code 57-22-6(4)(a)(i))
Can a landlord retaliate against a tenant for complaining in Utah?
No statute — Utah has no general law barring landlord retaliation (for example, for complaining about repairs). One limited rule: an owner may not restrict a renter's ability to ask a public safety agency (such as police or fire) for help, and may not penalize or evict a renter for making reasonable requests for that help. (Utah Code 57-22-5.1(10); Utah Fit Premises Act (57-22) and Forcible Entry and Detainer (78B-6 Part 8) checked)
Is there rent control or a limit on rent increases in Utah?
Local rent control prohibited: a county, city, or town may not enact an ordinance or resolution controlling rents or fees on private residential property without express approval of the Legislature. No statewide cap. (Utah Code 57-20-1)
Can a landlord change the locks or shut off utilities in Utah?
Unlawful for an owner to willfully exclude a tenant from the premises in any manner except by judicial process (abandoned premises excepted). Utah Courts guidance: without a court order a landlord cannot change the locks, turn off utilities, or take the tenant's belongings. (Utah Code 78B-6-814)
What is the small claims court limit in Utah for a deposit dispute?
$20,000 (Jan. 1, 2025 through Dec. 31, 2029), including attorney fees but excluding court costs and interest; rises to $25,000 on Jan. 1, 2030. (Utah Code 78A-8-102(1)(a))
How do you remove a squatter in Utah?
Since 2025 (ch. 295), an owner or authorized agent may present law enforcement a verified 'Complaint to Remove Trespassers Unlawfully Occupying Real Property' in the statutory form, under penalty of perjury, with proof of record ownership (or agency) and ID, attesting that the trespasser entered unlawfully, the property was not open to the public, the owner told them to leave, they are not a current or former tenant under a written rental agreement, an owner/co-owner or on title (absent title fraud), or an immediate family member, and there is no pending litigation. If the owner appears entitled to relief, law enforcement must without delay serve a notice to immediately vacate (hand delivery or posting) and put the owner in possession, may arrest for trespass or warrants, and may stand by while locks are changed and belongings moved to the property line. A wrongfully removed person may be restored to possession and recover actual costs and damages, triple the fair market rent, costs and attorney's fees, with an expedited trial. (Utah Code 78B-6-817)
What can a landlord do with a tenant's abandoned property in Utah?
Abandonment is presumed if the tenant gave no notice of absence and either fails to pay rent within 15 days after the due date with no evidence of occupancy other than belongings, or fails to pay and has removed belongings. If belongings are left, the owner may remove and store them and recover actual moving and storage costs; the owner must post a notice on the premises and send it by first-class mail to the tenant's last known address stating the property is considered abandoned. The tenant may retrieve it within 15 calendar days of the notice by paying inventory, moving and storage costs (written demand with proof of ownership). After 15 days in storage with no reasonable recovery effort and no pending hearing, the owner may sell it at public sale (proceeds applied to amounts owed; surplus handled as unclaimed property) or donate it if commercially reasonable. No duty to store hazardous materials, animals, garbage, or perishables; motor vehicles are excluded. (Utah Code 78B-6-815; 78B-6-816)
Can a domestic violence survivor break a lease in Utah?
Yes, with a fee. A renter who is a domestic violence victim may end all future lease obligations by giving the owner a court protective order (non-ex parte) or a police report showing the renter is a victim and not the predominant aggressor, plus written notice with the move-out date, and paying a termination fee equal to one month's rent (due when notice is given or on move-out, whichever is later). The renter must move out within 15 days after notice and pay rent for that period, and must be in compliance with the lease (limited exception for violations within 30 days caused by the domestic violence). Not available after an eviction notice is served. Prior financial obligations remain. Victims of domestic violence, stalking, sexual offenses, burglary or dating violence may also require new locks at their own cost, and the owner may not give a key to the perpetrator. (Utah Code 57-22-5.1)
Can an eviction record be sealed or removed in Utah?
Yes. Automatic: without a petition, the court must expunge all records of an eviction filed on or after July 1, 2022 if the entire case was dismissed, no appeal is pending, and at least 3 years have passed since filing, or if the parties filed a stipulation to expunge. By petition: any party may petition to expunge a holdover or nonpayment eviction once any judgment is satisfied; the court must expunge if no written objection is filed within 60 days (an objection blocks expungement). Courts publish a list of expunged evictions; agencies and tenant screening companies must remove them within 30 days, and the eviction is treated as never having occurred. (Utah Code 78B-6-850 to 78B-6-854)
Can a landlord refuse Section 8 vouchers in Utah?
Yes. The Utah Fair Housing Act prohibits refusing to rent, discriminating in terms, and discriminatory advertising or application forms because of source of income, defined as the verifiable condition of receiving federal, state, or local assistance or being a tenant receiving government subsidies, including rental assistance or rent supplements. The state act preempts local housing-discrimination ordinances. (Utah Code 57-21-5(1); 57-21-2 (definition); 57-21-2.5)
What does a Utah notice to pay rent or quit have to include?
Written notice requiring, in the alternative, payment of the rent and other amounts due or surrender of the premises, which the tenant has 3 business days after service to comply with; it may be served any time after rent is due. Service: personal delivery; registered or certified mail (or equivalent) to the tenant's residence or the leased property; if the tenant is absent, leaving a copy with a person of suitable age and discretion there; or, if no such person is found, posting in a conspicuous place on the property. CARES Act 30-day notice rules apply only to covered properties and only delay the order of restitution. (Utah Code 78B-6-802(1)(c), (5); 78B-6-805)
What does a Utah notice to end a month-to-month tenancy have to include?
For a month-to-month (or other periodic) tenancy, the owner, agent or successor must serve notice at least 15 calendar days before the end of the month or period requiring the tenant to quit at the end of that period; tenancies at will require at least 5 calendar days' notice. Served by a 78B-6-805 method (personal delivery, registered/certified mail, substitute service, or posting). (Utah Code 78B-6-802(1)(b); 78B-6-805)
What must a Utah security deposit itemization include?
Within 30 days after the renter vacates and returns possession, the owner must mail or deliver to the renter's last known address, or send electronically by a means the renter provided: the deposit balance, any prepaid rent balance, and a written notice itemizing and explaining each deduction. If the owner fails, the renter may serve a statutory 'Tenant's Notice to Provide Deposit Disposition' (personal delivery, substitute service, posting, or registered/certified mail at the lease address), and the owner must comply within 5 business days. Deductions allowed for rent, damage beyond reasonable wear and tear, contract costs and fees, and cleaning. (Utah Code 57-17-3)
How long does a landlord have to sue for unpaid rent in Utah?
6 years for an action on a contract, obligation or liability founded on an instrument in writing (written lease). 4 years for a contract, obligation or liability not founded on a written instrument (oral lease), running from the last charge or last payment. (Utah Code 78B-2-309(1)(b); 78B-2-307(1)(a))
Can a landlord accept rent during an eviction in Utah?
No statute — the Forcible Entry and Detainer part (78B-6-801 to -817) and the Fit Premises Act (Title 57, Ch. 22) do not address whether accepting full or partial rent after a notice waives the eviction. Governed by the lease and case law. (Utah Code Title 78B, Ch. 6, Part 8; Title 57, Ch. 22 (checked))
Can you be evicted in the winter in Utah?
No statute — Utah's landlord-tenant and eviction statutes contain no cold-weather or winter limit on evictions or on landlord utility shutoffs. (Utah Code Title 78B, Ch. 6, Part 8; Title 57, Ch. 22 (checked))
Can a landlord give notice by text or email in Utah?
An eviction notice may be served by: (a) personal delivery to the tenant; (b) registered mail, certified mail or an equivalent means addressed to the tenant at the residence, leased property or usual place of business; (c) if the tenant is absent, leaving a copy with a person of suitable age and discretion there; or (d) if no such person can be found, affixing a copy in a conspicuous place on the leased property. The statute does not provide for e-mail or text service. Subtenants may be served the same way. (Utah Code 78B-6-805)
How much notice is required for a rent increase in Utah?
No statute setting a rent-increase notice period; the lease governs. A month-to-month tenancy can be ended with at least 15 calendar days' notice before the end of the rental period, which in practice limits how quickly terms can change. Related rule: an owner may not charge a fee, fine or other cost greater than, or not included in, the rental agreement unless the agreement is month-to-month and the owner gives 15 days' notice of the charge. Before taking an application fee, the owner must give a written good-faith estimate of the rent and fixed non-rent expenses. (Utah Code 78B-6-802(1)(b); 57-22-3)
Does a landlord have to give a copy of the lease in Utah?
Yes. At or before the start of the rental term the owner must give the renter an executed copy of a written rental agreement and a copy of any rules and regulations, and disclose in writing the name, address and phone number of the owner or the authorized manager, and of any person authorized to receive notices if different. Before signing, the owner must provide a written condition inventory, a move-in condition form, or a walkthrough opportunity. (Utah Code 57-22-3)
What are tenants' rights in a foreclosure in Utah?
Utah incorporates the federal PTFA: a bona fide tenant under PTFA Sec. 702 is in unlawful detainer only if the tenant stays after the effective date of a notice to vacate given in accordance with Sec. 702. A former owner/mortgagor who stays after a trustee's or sheriff's sale and a purchaser's notice to quit commits unlawful detainer. No additional state tenant protections found. (Utah Code 78B-6-802 (PTFA bona fide tenancy subsection); 78B-6-802.5)
Does a landlord have to fix mold in Utah?
No statute — the Utah Fit Premises Act does not mention mold. Mold is governed by the general duty to keep the unit fit for human habitation and in accordance with local ordinances and local board of health rules, and not to rent premises unless they are safe, sanitary and fit for human occupancy. The act applies only to conditions that materially affect the physical health or safety of the ordinary renter. (Utah Code 57-22-3; 57-22-4(1); 57-22-6)
Who pays for pest control and bed bugs in Utah?
No statute — no pest or bed-bug provision in the Fit Premises Act. Infestations fall under the safe-and-sanitary duty and local health-department rules when they materially affect health or safety. The renter must keep the unit clean and safe, dispose of garbage properly, and comply with local board of health rules. (Utah Code 57-22-3; 57-22-4(1); 57-22-5(1))
Does a landlord have to provide heat in Utah?
Yes. Each rental unit must have heating (along with electrical systems, plumbing and hot and cold water), and the owner must maintain the heating system. State law sets no minimum indoor temperature or heating season; local ordinances and board of health rules may. (Utah Code 57-22-3(1); 57-22-4(1))
Does a landlord have to provide air conditioning in Utah?
No duty to install air conditioning and no maximum indoor temperature. If the unit has an air conditioning system, the owner must maintain it in an operable condition. (Utah Code 57-22-4(1))
What can a landlord deduct from a deposit for cleaning or damage in Utah?
Not defined by statute. On termination the owner may apply the deposit to rent, damage beyond 'reasonable wear and tear,' other costs and fees provided in the contract, or cleaning of the unit. Within 30 days after the renter vacates, the owner must return the balance with a written notice itemizing and explaining each deduction. Painting and carpet are not specifically addressed. (Utah Code 57-17-3)
Can a landlord put cameras in or around a rental in Utah?
No landlord-specific camera statute. Since May 7, 2025, it is a crime (class A misdemeanor; third-degree felony in aggravated cases) to intentionally use any technology to secretly record an individual, without knowledge or consent, for the purpose of viewing a part of the body for which the person has a reasonable expectation of privacy, under circumstances where the person reasonably expects privacy. Utah is a one-party consent state for audio interception. Unless the rental agreement says otherwise, the owner must give at least 24 hours' notice before entering the unit. (Utah Code 76-12-307; 77-23a-4; 57-22-4(2))
Can a landlord limit guests or roommates in Utah?
No statewide occupancy limit. The renter may not increase the number of occupants above the number specified in the rental agreement without the owner's written permission. Otherwise guests are governed by the rental agreement; the renter may not knowingly permit anyone to damage the unit. (Utah Code 57-22-5(1), (2))
Can a landlord deny a service or emotional support animal in Utah?
An owner or lessor of private housing may not discriminate against an individual with a disability because the individual has a service animal or a 'support animal' (an animal, other than a service animal, that qualifies as a reasonable accommodation under federal law), including by charging an extra fee or deposit for the animal; the owner may recover the reasonable cost to repair damage the animal causes. It is a class C misdemeanor to knowingly and intentionally falsely represent that an animal is a service or support animal, or to misrepresent a material fact to a health care provider to obtain documentation designating an animal as a service or support animal. No state-specific documentation form; federal Fair Housing Act standards apply. (Utah Code 26B-6-801, 26B-6-803, 26B-6-805)
Official resources for Utah
- Utah Courts: Eviction Information for Tenants
- Utah Courts: Housing self-help
- Utah Code 57-22 Utah Fit Premises Act
- Utah Code 78B-6 Part 8 Forcible Entry and Detainer
General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.