Breaking a Lease in Utah
Utah rules on breaking a lease for renters and landlords, with the statute or official page behind each answer. Last verified: 2026-10-22.
Short answer: 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… Utah Code 57-22-5.1
The rules 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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Related questions
- Can I break my lease because of domestic violence?
- Can I break my lease for military orders, medical reasons or a death?
Utah vs. neighboring states
| State | Ending a lease: domestic violence | Ending a lease: military, medical, death |
|---|---|---|
| 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 | Not verified yet |
| Arizona | A victim of domestic violence, or of sexual assault in the dwelling, may end the lease by giving the landlord written notice requesting release, with a mutually agreed release date within the next 30 days. The notice must include either a copy of a protective order or a law enforcement departmental report stating that the tenant reported being a victim. The incident must have occurred within the 30 days before the notice, unless the landlord waives this. The tenant owes rent only through the termination date, plus earlier obligations, paid by move-out. The landlord may keep prepaid rent for the final month. No early-termination penalties or fees may be charged, and the deposit may not be withheld for the early termination, only for damages. Co-tenants' tenancy also ends. The victim may have the locks changed at the victim's own cost. The abuser can be civilly liable to the landlord for the landlord's losses. A tenant convicted of falsely filing the report or order owes treble damages. A.R.S. § 33-1318 | Law enforcement officers protected by an injunction against harassment issued within the previous 30 days may terminate the lease the same way as under § 33-1318. They must repay any lease concessions received (§ 33-1318.01). A tenant may also terminate the lease for the landlord's unlawful or harassing entry (§ 33-1376(B)). The Residential Landlord and Tenant Act has no state-law early-termination right for military service (federal SCRA applies), medical or disability reasons, seniors moving to care, or the tenant's death. For a deceased or incapacitated tenant, § 33-1314(E)-(G) only governs retrieval of property by a person the tenant authorized. A.R.S. §§ 33-1318.01, 33-1376(B), 33-1314(E)-(G); Title 33, Ch. 10 section list checked |
| Colorado | A tenant who is a victim-survivor of domestic violence, domestic abuse, stalking, or unlawful sexual behavior may end the lease and move out because of fear of imminent danger to themselves or their children. The tenant, or a qualified third party, notifies the landlord in writing and provides at least one of: a self-attestation affidavit; a letter from a qualified third party such as an advocate, attorney, social worker, medical or mental health provider, or faith leader; a police report from the prior 120 days; or a valid protection or restraining order. Nothing more may be required. If documentation is missing, the tenant must provide it within 7 days of the landlord's written request. The tenant owes at most one month's rent, and only if the landlord gives the tenant a written statement of actual economic damages within 30 days after move-out. Missing that deadline forfeits the claim. Nothing is owed if another tenant stays on the lease. The tenant cannot be charged for damage caused by the abuse. Landlords must keep the tenant's status and new address confidential, may not ask applicants about it, and must allow lock changes and other reasonable safety measures. Violations: actual damages plus the greater of 3 months' rent or $5,000, plus attorney fees. C.R.S. §§ 38-12-401, 38-12-402 (as amended by HB 25-1168); § 38-12-103(1) | Tenant death: if a lease ends early because a tenant dies, lease clauses requiring any of the following are void: liquidated damages; acceleration of rent past the later of the end of the month or 10 business days after the unit is vacated following notice of the death; repayment of concessions or move-in discounts; or any other early-termination fee or penalty. The landlord may retake possession without court order if the estate's personal representative surrenders the unit, or if 30 days after the death rent is unpaid or substantially all property has been removed. The landlord may keep deposit funds for damage caused by the death. No Colorado statute was found giving tenants a state-law right to end a lease early for military service (beyond the federal SCRA), medical or disability reasons, or a move to senior or assisted care. C.R.S. § 38-12-801(3.5) (added by HB 25-1108, "Letty's Act") |
| Idaho | Not verified yet | Not verified yet |
| Nevada | Yes. If a tenant, co-tenant or household member is a victim of domestic violence, harassment, sexual assault or stalking, the tenant or any co-tenant may end the lease by written notice effective at the end of the current rental period or 30 days after notice, whichever is sooner. The notice must state the reason and include: for domestic violence, a protection order, a police report, or an affidavit in the statutory form signed by a qualified third party; for harassment, sexual assault or stalking, a police report or a court order under NRS 200.378 or 200.591. The incident must have occurred within the 90 days before the notice. The tenant owes rent only through the termination date (prepaid rent for that period may be kept), and the deposit may not be withheld for the early termination. The abuser can be liable to the landlord for the landlord's losses. The tenant may require a lock change at their cost, the landlord may not give the abuser a key or disclose the victim's whereabouts, and the termination may not be reported to a future landlord as an early termination. NRS 118A.345, 118A.347 | Medical/senior: a tenant who is 60 or older or has a physical or mental disability and must relocate for care or treatment that cannot be provided in the unit may end the lease with 30 days' written notice given within 60 days after relocating (certain co-tenants may too), with reasonable verification of the condition and need to relocate. Death: when the spouse or co-tenant of a tenant who is 60 or older or disabled dies, that tenant may end the lease with 60 days' written notice given within 3 months after the death. The notice must state the facts showing eligibility. No separate state military lease-termination provision was found in NRS 118A; the federal SCRA applies. NRS 118A.340 |
| New Mexico | No statute. New Mexico has no right for domestic violence or sexual assault survivors to end a lease early. 2025 SB 400, which would have created one, died. The UORRA does give a defense: in an eviction based on a 3-day substantial-violation notice, being a victim of domestic violence or sexual assault is a defense. If the resident has filed for or obtained a temporary DV restraining order arising from the incident (or a prior one), the writ of restitution may not issue. Otherwise the court may evict only the accused resident and let the others stay. NMSA 1978, § 47-8-33(J); 2025 SB 400 (died) | Not verified yet |
| Wyoming | Yes, as a defense to rent claims (Wyoming Safe Homes Act). A tenant who moves out is not liable for rent for the period after vacating if the court finds, by a preponderance of the evidence, either (1) the tenant or a household member was under a credible imminent threat of domestic abuse or sexual violence (sexual assault, sexual abuse or stalking) at the premises, shown by medical, court or police evidence, and the tenant gave the landlord 7 days' written notice before vacating stating that reason; or (2) the tenant or a household member was a victim of domestic abuse or sexual violence on premises owned or controlled by the landlord, the tenant gave 7 days' written notice before vacating stating the reason and the date and that medical, court or police evidence was provided to the landlord, and the abuse occurred no more than 60 days before the notice (or as soon as practicable if hospitalization, shelter or counseling prevented earlier notice). Rent owed before the tenant gave notice and vacated is still owed, and eviction for earlier nonpayment is not barred. A landlord may not terminate a tenancy based solely on a tenant's or household member's status as a victim. These rights cannot be waived or modified in a lease or separate agreement. Wyo. Stat. 1-21-1301 to 1-21-1304 | No state statute found for military (beyond federal SCRA), medical, senior, or tenant-death early termination. A court may terminate the rental agreement as relief in a renter's habitability action; the renter then gets the rent balance and deposit back within 30 days and must vacate 10-20 days after termination. Wyo. Stat. 1-21-1206(c), (d) |
City rules that may add to state law
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Breaking a Lease in Utah FAQ
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)
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.