Utah Lockouts, Utility Shutoffs & Retaliation
Utah rules on lockouts, utility shutoffs & retaliation for renters and landlords, with the statute or official page behind each answer. Last verified: 2026-10-22.
Short answer: It is unlawful for an owner to willfully exclude a tenant from the premises in any manner except by court process (judicial eviction). Utah Code §§ 78B-6-814, 78B-6-801(11), 78B-6-816
The rules in Utah
| Lockouts and illegal eviction | It is unlawful for an owner to willfully exclude a tenant from the premises in any manner except by court process (judicial eviction). 'Willful exclusion' means preventing the tenant from entering with intent to deprive the tenant of entry. The only exception is when the tenant has abandoned the premises: the owner may then remove the contents under the abandoned-property procedure and re-rent. The section does not itself list damages for a lockout. |
|---|---|
| Landlord shutting off utilities | Utah's landlord-tenant statutes do not specifically address a landlord shutting off utilities to force a renter out. It is unlawful for an owner to willfully keep a tenant out of the premises in any manner except by court process. Separately, owners must maintain electrical systems, plumbing, heating, and hot and cold water, and a renter may use the written notice-of-deficient-condition process (rent abatement and ending the lease, or repair and deduct) if the owner does not correct such a problem. Reviewed Utah Code Title 57 Chapter 22 (Utah Fit Premises Act), Title 57 Chapter 17 (Residential Renters' Deposits) and Title 78B Chapter 6 Part 8 (Forcible Entry and Detainer) on 2026-10-28; no provision specifically on utility shutoffs by a landlord was found. |
| Landlord retaliation | 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. |
Related questions
Utah vs. neighboring states
| State | Lockouts and illegal eviction | Landlord shutting off utilities | Landlord retaliation |
|---|---|---|---|
| Utah | It is unlawful for an owner to willfully exclude a tenant from the premises in any manner except by court process (judicial eviction). 'Willful exclusion' means preventing the tenant from entering with intent to deprive the tenant of entry. The only exception is when the tenant has abandoned the premises: the owner may then remove the contents under the abandoned-property procedure and re-rent. The section does not itself list damages for a lockout. Utah Code §§ 78B-6-814, 78B-6-801(11), 78B-6-816 | Utah's landlord-tenant statutes do not specifically address a landlord shutting off utilities to force a renter out. It is unlawful for an owner to willfully keep a tenant out of the premises in any manner except by court process. Separately, owners must maintain electrical systems, plumbing, heating, and hot and cold water, and a renter may use the written notice-of-deficient-condition process (rent abatement and ending the lease, or repair and deduct) if the owner does not correct such a problem. Utah Code §§ 78B-6-814, 57-22-3, 57-22-4(1), 57-22-6 | 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 |
| Arizona | A landlord may not recover or take possession of a rental by action or otherwise, including by willfully cutting essential services, except after abandonment or surrender or as the landlord-tenant act permits. If a landlord unlawfully removes or excludes the tenant, the tenant may recover possession or end the lease and, either way, recover the greater of two months' periodic rent or twice actual damages. If the lease ends, the landlord must return the security the tenant is owed. A.R.S. §§ 33-1374, 33-1367 | A landlord may not take back a rental by willfully cutting off electricity, gas, water or other essential services, and may not terminate utilities provided under the lease except for repairs or as the act allows. If the landlord willfully cuts services, the tenant may recover possession or end the lease and recover the greater of two months' periodic rent or twice actual damages. If the landlord deliberately or negligently fails to supply heat, cooling, water, hot water or essential services, after reasonable notice the tenant may buy the service and deduct the reasonable cost from rent, recover damages for reduced rental value, or get reasonable substitute housing and not pay rent for that period. A.R.S. §§ 33-1374, 33-1367, 33-1364 | A landlord may not raise rent, decrease services, or bring or threaten an eviction after the tenant (1) complained to a building or housing code agency about a health or safety violation, (2) complained to the landlord about a § 33-1324 maintenance violation, (3) organized or joined a tenants' union, or (4) complained to a wage-price stabilization agency. A complaint within 6 months before the alleged retaliation creates a presumption of retaliation. A.R.S. § 33-1381 |
| Colorado | It is unlawful for a landlord to remove or exclude a tenant without court process, including by willfully removing doors, windows or locks other than for repair, unless the tenant agreed, the unit was abandoned (shown by things like returned keys, removal of belongings, notice, or long absence with rent unpaid), or it is required for an illegal drug-lab cleanup. The tenant may sue to stop the violation and must be awarded actual damages plus the greater of three times the monthly rent or $5,000, along with costs and reasonable attorney fees; the court may order possession restored. C.R.S. § 38-12-510 | A landlord may not remove or shut out a tenant without going to court, and unlawful removal includes willfully cutting off utilities. If a landlord willfully and unlawfully causes heat, running water, hot water, electricity, gas or other essential services to be cut off, the tenant may sue to stop it and must be awarded actual damages plus statutory damages of the greater of three times the monthly rent or $5,000, along with costs and reasonable attorney fees; the court may also restore possession. C.R.S. § 38-12-510 | A landlord may not retaliate (raise rent, cut services, end or not renew the lease, bring or threaten eviction, harass, or charge fees) because the tenant made a good-faith complaint about a habitability condition to the landlord, a nonprofit, or a government agency; joined or organized a tenants' association; or used habitability remedies. The tenant need only show that the protected activity was a motivating factor. Remedies: the greater of three months' rent or three times actual damages, plus attorney fees. The tenant may also terminate the lease and raise retaliation as a defense to eviction. C.R.S. § 38-12-509 |
| Idaho | Self-help eviction is unlawful in Idaho. The Attorney General's manual says a landlord may not shut off utilities, change the locks, take the tenant's belongings or do anything other than file a lawful eviction case. Turning a person out of possession by force, threats or menacing conduct is a forcible entry under Idaho law, and a tenant who recovers damages for a forcible or unlawful entry or detention may be awarded three times the actual damages. Idaho Attorney General, Landlord and Tenant Manual (July 2026), pp. 27-28; Idaho Code §§ 6-301, 6-317 | The Idaho Attorney General's Landlord and Tenant Manual lists shutting off the utilities among the self-help steps that are unlawful for a landlord trying to force a tenant out; the landlord must use a court eviction instead. The manual notes a landlord or utility may shut off a utility for a reasonable time when repairs are needed. Idaho Attorney General, Landlord and Tenant Manual (July 2026), pp. 15-16, 27-28 | No statute — Idaho has no general anti-retaliation statute for residential tenants. The Idaho Attorney General's Landlord and Tenant Manual says a landlord may not evict a tenant for asking for repairs or joining a tenants' association, but it cites no statute and sets no presumption period. Tenants in manufactured home communities are protected by statute: the landlord may not end or refuse to renew the tenancy, raise rent, cut services, or threaten eviction because the resident complained in good faith to a code agency or to the landlord, joined or led a resident association, or hired a lawyer or agent. No statute (Idaho Code Title 6 ch. 3 and Title 55 chs. 2-3 checked); Idaho Code § 55-2015 (manufactured home communities only) |
| Nevada | Self-help eviction is banned. A landlord may take possession only through a court action, after the tenant surrenders the unit, or after the tenant abandons it as defined by statute. If the landlord unlawfully removes or locks out the tenant, the tenant may file a verified complaint for expedited relief within 5 judicial days, and the court must hold a hearing within 3 judicial days of filing. The tenant may recover possession or end the agreement and recover actual damages, up to $2,500 set by the court, or both. NRS 118A.480, 118A.390 | No. If a landlord willfully interrupts, or causes or permits the interruption of, an essential item or service, the tenant may seek immediate possession through an expedited court complaint, use the essential-services remedies, or end the rental agreement, and may recover actual damages, an amount up to $2,500 set by the court, or both. In setting the award the court considers the landlord's good faith, the parties' course of dealing, and the harm to the tenant. NRS 118A.390, 118A.380 | Landlord may not terminate/refuse to renew, raise rent, decrease essential services, or bring or threaten a possession action because the tenant in good faith complained of building/housing/health code violations, complained to the landlord or law enforcement of a violation of Ch. 118A or a criminal statute, organized or joined a tenants' union, instituted or defended a habitability proceeding, filed a fair housing complaint, or is a victim of domestic violence, harassment, sexual assault or stalking (among other listed acts). Tenant gets NRS 118A.390 remedies and a defense to a retaliatory possession action. NRS 118A.510 |
| New Mexico | Self-help eviction is banned. Except after abandonment or surrender, an owner may not knowingly exclude or try to remove a resident without a court order by fraud, changing or plugging locks, blocking entrances, removing the resident's belongings, removing or disabling appliances or fixtures (except for legitimate repairs), or any willful act making the unit or belongings inaccessible or uninhabitable. The resident may abate 100% of the rent for each day denied possession, recover a civil penalty of two times the monthly rent, seek restitution of the premises or end the agreement, and recover damages. NMSA 1978, §§ 47-8-36, 47-8-48(C) | No. Except after abandonment or surrender, an owner may not knowingly exclude or try to remove a resident without a court order by interfering with services or utilities, including electricity, gas, hot or cold water, plumbing, heat, or telephone service. The resident may abate 100% of the rent for each day a service is cut for any part of the day, recover a civil penalty of two times the monthly rent, seek restitution of the premises or end the rental agreement, and recover damages. NMSA 1978, §§ 47-8-36, 47-8-48(C) | An owner may not raise rent, reduce services, or bring/threaten an eviction because, within the previous 6 months, the compliant resident complained to a code-enforcement agency, joined/organized a residents' association, exercised UORRA rights (including written repair requests), made a fair housing complaint, won or has pending a lawsuit against the owner about the residency, testified for another resident, or lawfully abated rent. Retaliation is a defense to eviction; owner is liable for 2x monthly rent plus attorney's fees. NMSA 1978, §§ 47-8-39, 47-8-48(C) |
| Wyoming | Wyoming's residential rental and eviction statutes have no provision that expressly bans a landlord from changing locks or removing a renter without a court order, or that sets damages for doing so. The statutes provide a court eviction process (forcible entry and detainer) with a written notice to quit served at least three days before filing; after a court order, the sheriff may remove the renter's belongings and prevent re-entry. W.S. 1-21-1003, 1-21-1211(a); W.S. 1-21-1001 to 1-21-1211 (reviewed) | Wyoming's residential rental and eviction statutes have no provision that specifically bans a landlord from shutting off utilities to force a renter out or sets damages for it. Separately, owners must maintain electrical systems, plumbing, heating, and hot and cold water, and a renter who is current on payments can use the written notice and court process for health and safety problems. W.S. 1-21-1203(a)(iii), 1-21-1206; W.S. 1-21-1001 to 1-21-1211 (reviewed) | No statute — Wyoming has no general law barring landlord retaliation (for example, for complaining about repairs or contacting an inspector). The only related rule: a landlord may not end a tenancy based solely on a tenant's or household member's status as a victim of domestic abuse or sexual violence. W.S. 1-21-1303(c); Title 1, Ch. 21, Arts. 10, 12, 13 and 14 checked |
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Utah Lockouts, Utility Shutoffs & Retaliation FAQ
Can a landlord change the locks without a court order in Utah?
It is unlawful for an owner to willfully exclude a tenant from the premises in any manner except by court process (judicial eviction). 'Willful exclusion' means preventing the tenant from entering with intent to deprive the tenant of entry. The only exception is when the tenant has abandoned the premises: the owner may then remove the contents under the abandoned-property procedure and re-rent. The section does not itself list damages for a lockout. (Utah Code §§ 78B-6-814, 78B-6-801(11), 78B-6-816)
Can a landlord shut off utilities in Utah?
Utah's landlord-tenant statutes do not specifically address a landlord shutting off utilities to force a renter out. It is unlawful for an owner to willfully keep a tenant out of the premises in any manner except by court process. Separately, owners must maintain electrical systems, plumbing, heating, and hot and cold water, and a renter may use the written notice-of-deficient-condition process (rent abatement and ending the lease, or repair and deduct) if the owner does not correct such a problem. (Utah Code §§ 78B-6-814, 57-22-3, 57-22-4(1), 57-22-6)
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)
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.