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State Reference Guide · West

Utah
Tenant Rights.

This guide provides a detailed overview of the laws governing the relationship between landlords and tenants in the State of Utah. Utah law is primarily found in the Utah Fit Premises Act and the Utah Code Title 78B, Chapter 6 (Forcible Entry and Detainer).

Disclaimer: Information provided is for general educational purposes only and does not constitute legal advice. Laws vary by jurisdiction and are subject to change. Consult a qualified attorney for advice specific to your situation.

Notice to Pay Rent
3 Days
Notice to End Month-to-Month
15 Days
before the end of the period
Notice for Landlord Entry
24 Hours
unless lease says otherwise
Rent Control
Prohibited
by state law

What rights do tenants have in Utah?

Tenants in Utah are protected by state law that governs security deposit limits, the notice a landlord must give before eviction, basic habitability standards (heat, water, electrical, locks), and the deadline for returning your deposit after move-out. Local cities in Utah sometimes add stronger protections on top of these state-wide rules.

01
MONEY

Security Deposits

Utah law does not set a maximum limit on how much a landlord can charge for a security deposit, but it strictly regulates how that money must be handled upon move-out.

Maximum Amount
No statutory limit. Landlords may charge whatever the market will bear.
Return Deadline
30 days after the tenant vacates the premises, or 15 days after the landlord receives the tenant’s forwarding address, whichever is later.
Itemization Requirements
If any portion of the deposit is withheld, the landlord must provide a written, itemized list of deductions along with the remaining balance.
Allowable Deductions
Unpaid rent, cleaning expenses, and "reasonable" damages beyond normal wear and tear.
Penalties for Non-Compliance
If a landlord fails to return the deposit or the itemized list within the required timeframe, the tenant must serve a "Tenant's Notice to Provide Deposit Disposition." If the landlord fails to comply within 5 business days of receiving that notice, the tenant may sue for $100, the full deposit amount, and court costs/attorney fees.
Statute
Utah Code § 57-17-1 through 57-17-5; Utah Code § 57-17-3(2)
02
NOTICE

Eviction Notices

Utah has some of the fastest eviction timelines in the United States. Landlords must strictly follow notice requirements before filing an "Unlawful Detainer" action in court.

Nonpayment of Rent
3-day notice to pay or quit. If the tenant pays within 3 days, the landlord must accept it and cannot evict.
Lease Violation
3-day notice to cure or quit. The tenant has 3 days to fix the violation (e.g., remove an unauthorized pet).
Nuisance or Illegal Activity
3-day notice to quit. There is no "cure" period for criminal activity or creating a nuisance; the tenant must simply move out.
Month-to-Month Termination
15 days. Either the landlord or the tenant must provide written notice at least 15 calendar days before the end of the current rental period.
Statute
Utah Code § 78B-6-802
03
NOTICE

Landlord Entry Requirements

Utah law balances the landlord’s right to manage the property with the tenant’s right to privacy.

Notice Period
Landlords must provide at least 24 hours’ notice before entering the unit, unless the lease agreement specifies a different (shorter or longer) timeframe.
Emergency Exceptions
Notice is not required for emergencies (e.g., a bursting pipe or fire).
Purpose of Entry
Entry must be for reasonable purposes, such as repairs, inspections, or showing the unit to prospective buyers or tenants.
Statute
Utah Code § 57-22-4(2)
04
MONEY

Rent Control Status

Utah is a "preemption" state regarding rent control.

Status
Rent control does not exist in Utah.
State Preemption
Local cities and counties are legally prohibited from enacting rent control ordinances. Landlords may increase rent by any amount, provided they give notice as specified in the lease (usually 15-30 days for month-to-month tenancies).
Statute
Utah Code § 57-20-1
05
SAFETY

Habitability Warranty (The "Fit Premises Act")

The Utah Fit Premises Act requires landlords to provide a safe and livable home.

Requirements
Landlords must maintain common areas, provide trash receptacles, and ensure working heating, electrical, plumbing, and hot/cold water.
Tenant's Obligation
To trigger the landlord's duty to repair, the tenant must be current on rent.
Repair and Deduct / Rent Abatement
Utah has a very specific process called a "Notice of Deficient Condition." - The tenant serves the notice.The corrective period for the landlord to act depends on the condition:24 hours for "dangerous conditions" that pose a significant risk of physical harm.3 calendar days for "deficient conditions" involving habitability (e.g., sanitary, heating, or plumbing issues).10 calendar days for general lease requirements.If the landlord fails to act within these specific windows, the tenant may choose "Rent Abatement" (ending the lease and moving out) or "Repair and Deduct" (fixing it themselves and deducting the cost from rent, capped at two months' rent).
Statute
Utah Code § 57-22-1 through 57-22-7; Utah Code § 57-22-6
06
SAFETY

Retaliation Protections

Utah provides limited but important protections against landlord retaliation.

Protected Activities
A landlord may not terminate a lease, refuse to renew, or increase rent because a tenant has complained to a governmental agency about a habitability issue or joined a tenant union.
Statutory Remedy
If a landlord retaliates, the tenant may recover damages and, in some cases, use retaliation as a defense in an eviction case.
Statute
Utah Code § 57-22-6.1
07
LEASE

Lease and Disclosure Requirements

Utah law requires certain disclosures to be made in or alongside the lease agreement.

Written vs. Oral
Leases for longer than one year must be in writing.
Move-In Checklist
Before a tenant makes any payment, the landlord must provide a written inventory of the unit's condition (the "Move-in Checklist").
Owner Identification
The lease must include the name and address of the property owner or the authorized manager.
Rules and Regulations
A landlord must provide a copy of any rules and regulations governing the property at the time the lease is signed.
Statute
Utah Code § 57-22-4
Summary

Quick reference table.

TopicUtah Law Requirement
Security Deposit ReturnLater of 30 days after vacating or 15 days after forwarding address received
Notice to Pay Rent3 Days
Notice to End Month-to-Month15 Days (before the end of the period)
Notice for Landlord Entry24 Hours (unless lease says otherwise)
Rent ControlProhibited by state law
Repair & DeductAllowed (24-hour, 3-day, or 10-day notice required depending on condition)
Early Lease Termination (DV)Allowed with police report/order + 45 days rent
Unique To Utah

Protections you won't find everywhere else.

01
Domestic Violence Protections
Utah law allows survivors of domestic violence to terminate their lease early without the standard penalties.
02
Abandoned Property
If a tenant leaves personal property behind after moving out or being evicted, the landlord must follow a specific process:
Cities with local protections

These Utah cities layer extra tenant protections on top of state law: American Fork, Cedar City, Logan, Murray, North Logan, Ogden, Orem, Provo, Saint George, Salt Lake City, Santa Clara, South Jordan, St George, Vineyard, West Haven, West Valley City.

Common Questions

Frequently Asked

Security deposit limits in Utah are set by state law and typically apply per lease, not per tenant. The exact cap, allowed deductions, and the deadline for returning the deposit are defined in the Utah statutes section above; deadlines vary by state, so check that section for the specific rule that applies to your lease. Always document the unit's condition with photos at move-in and move-out so you can dispute improper deductions.

Apartments

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Disclaimer: Information provided is for general educational purposes only and does not constitute legal advice. Laws vary by jurisdiction and are subject to change. Consult a qualified attorney for advice specific to your situation.

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