Utah landlord-tenant law FAQ
41 answers to common Utah landlord questions. Every answer is a verified fact with its official source and last-checked date.
How much can a landlord charge for a security deposit in Utah?
Utah's Residential Renters' Deposits Act (ch. 57-17, read in full on 2026-10-15) sets no cap on deposits; the lease controls. Any non-refundable part must be stated in writing when the deposit is taken.
Verified Source: Utah Code ch. 57-17 (§§ 57-17-1 to -5); § 57-17-2 · last checked 2026-10-15 · Full security deposit limit page
How long does a landlord have to return a security deposit in Utah?
Within 30 days after the renter moves out, the owner must mail or deliver the deposit balance, any prepaid rent, and an itemized list of deductions. If the owner doesn't, the renter can serve a 5-business-day demand. Failing that, the owner owes the full deposit plus a $100 penalty.
Verified Source: Utah Code §§ 57-17-3(2)–(3), 57-17-5 · last checked 2026-10-15 · Full deposit return deadline page
How much notice does a landlord have to give before entering a rental in Utah?
The owner must give at least 24 hours' notice before entering, unless the rental agreement says otherwise.
Verified Source: Utah Code § 57-22-4(2) · last checked 2026-10-15 · Full notice to enter page
How much notice does a landlord need to give to raise the rent in Utah?
Utah's Fit Premises Act and its eviction statutes (78B-6 Part 8) set no rent-increase notice period (full text read). A month-to-month tenancy can be ended on 15 days' notice under § 78B-6-802.
Verified Source: Utah Code ch. 57-22; §§ 78B-6-801 to -816 · last checked 2026-10-15 · Full rent increase notice page
Can a landlord charge a late fee in Utah, and how much?
A late fee may not exceed the greater of 10% of the agreed rent or $75. Other fees must be in the rental agreement, or added to a month-to-month agreement with 15 days' notice.
Verified Source: Utah Code § 57-22-4(5) · last checked 2026-10-15 · Full late fees page
What notice does a landlord have to give before evicting for unpaid rent in Utah?
Notice to pay or vacate giving 3 business days after service.
Verified Source: Utah Code § 78B-6-802(1)(c) · last checked 2026-10-15 · Full eviction notice (nonpayment) page
Can cities in Utah pass rent control?
Counties, cities and towns may not adopt ordinances or resolutions controlling rents or fees on private residential property without the Legislature's express approval. Zoning, building and planning powers are not affected.
Verified Source: Utah Code § 57-20-1 · last checked 2026-10-15 · Full rent control / state preemption page
How much notice is needed to end a month-to-month tenancy in Utah?
For a periodic (e.g., month-to-month) tenancy, a tenant who stays past the end of the period after the owner served notice to quit at least 15 calendar days before the period ends is in unlawful detainer. Tenancies at will need at least 5 calendar days' notice.
Verified Source: Utah Code § 78B-6-802(1)(b) (eff. 5/6/2026) · last checked 2026-10-15 · Full ending a month-to-month tenancy page
Does a landlord have to pay interest on a security deposit in Utah?
Utah's Residential Renters' Deposits Act (ch. 57-17, read in full on 2026-10-15) does not require interest on deposits.
Verified Source: Utah Code ch. 57-17 · last checked 2026-10-15 · Full interest on deposits page
Is a move-in or move-out inspection checklist required in Utah?
Before signing, the owner must do one of three things: give a written inventory of the unit's condition, provide a condition form for the renter to complete within a reasonable time after move-in, or offer a walkthrough inspection.
Verified Source: Utah Code § 57-22-4(6) · last checked 2026-10-15 · Full move-in/move-out checklist page
Is landlord retaliation illegal in Utah?
Utah's Fit Premises Act (ch. 57-22, read in full on 2026-10-15) contains no general anti-retaliation provision. This fact is limited to that chapter; other Utah titles were not read in full.
Verified Source: Utah Code ch. 57-22 · last checked 2026-10-15 · Full retaliation protections page
Can a landlord change the locks or shut off utilities in Utah?
Under Utah Code § 78B-6-814, an owner may not willfully exclude a tenant except by judicial process. The exception is removing contents and retaking an abandoned unit under § 78B-6-816.
Verified Source: Utah Code § 78B-6-814 · last checked 2026-10-15 · Full lockouts and utility shutoffs page
What can a tenant do if the landlord won't make repairs in Utah?
The renter gives written notice of the deficient condition. The owner then has 3 calendar days to correct a habitability problem, or 10 days for a lease requirement. If the owner takes no substantial action, the renter can use the remedy named in the notice: rent abatement (which ends the lease) or repair and deduct. For dangerous conditions, the owner must begin repairs within 24 hours.
Verified Source: Utah Code § 57-22-6 · last checked 2026-10-15 · Full repairs and habitability remedies page
What disclosures must a landlord give tenants in Utah?
Before taking an application fee, the owner must disclose in writing good-faith estimates of rent and fixed fees, the types of use-based fees, the availability date, screening criteria, and how to get money back. If the lease doesn't match the estimates, the prospective renter can demand a refund within 5 business days. At or before move-in, the owner must give the owner's or manager's contact information, a signed copy of the lease and any rules.
Verified Source: Utah Code § 57-22-4(3), (4), (7) · last checked 2026-10-15 · Full required lease disclosures page
What can a landlord do with property a tenant leaves behind in Utah?
Abandonment is presumed if the tenant gave no notice of absence and either rent is 15+ days late with no other sign of occupancy, or rent is unpaid and belongings are gone. The owner may serve a declaration of abandonment, which the tenant has 24 hours (excluding weekends and holidays) to dispute. For property left behind, the owner must post a notice and mail it. After 15 calendar days in storage, the owner may sell it at public sale or donate it.
Verified Source: Utah Code §§ 78B-6-815, 78B-6-816 · last checked 2026-10-15 · Full abandoned property page
Can a tenant break a lease early for domestic violence or military service in Utah?
A domestic-violence victim who is current with the lease can end all future obligations. The renter must provide a protective order or police report and a written notice with the move-out date, and pay a termination fee equal to one month's rent. The renter must move out within 15 days of the notice and pay rent for that time. Crime victims may also require new locks at their own cost.
Verified Source: Utah Code § 57-22-5.1(1)(h), (3), (4), (6) (version effective 5/7/2025, superseded 1/1/2027) · last checked 2026-10-15 · Full early termination (dv/military) page
Is there a grace period before a late fee can be charged in Utah?
The Utah Fit Premises Act (ch. 57-22, read in full on 2026-10-15) sets no late-fee grace period. Late fees are capped at the greater of 10% of the agreed rent or $75.
Verified Source: Utah Code § 57-22-4(5)(a) · last checked 2026-10-15 · Full late fee grace period page
Can a landlord refuse Section 8 or other source of income in Utah?
Refusing to rent, or discriminating in rental terms, because of source of income (receipt of government assistance or rental subsidies) is a discriminatory housing practice.
Verified Source: Utah Code §§ 57-21-2(25), 57-21-5(1) · last checked 2026-10-15 · Full source of income discrimination page
How does the eviction court process work in Utah?
When the tenant stays in possession, the court must expedite the case and begin trial within 60 days of service. If either party asks, it must hold an evidentiary hearing within 10 business days after the answer is filed.
Verified Source: Utah Code § 78B-6-810(1)-(2) · last checked 2026-10-15 · Full eviction court process & timeline page
Can a tenant fix something and deduct it from rent in Utah?
After written notice of a deficient condition, if the owner takes no substantial action within the corrective period (3 days for habitability, 10 days for lease terms), a renter who chose the repair-and-deduct remedy may fix the problem and deduct the cost from future rent, up to two months' rent.
Verified Source: Utah Code § 57-22-6(1), (4)(a)(ii) · last checked 2026-10-15 · Full repair and deduct page
How much can a landlord charge for a rental application fee in Utah?
Before accepting an application fee or any other payment from a prospective renter, the owner must give a written good-faith estimate of the rent and of each fixed non-rent charge, along with other required disclosures.
Verified Source: Utah Code § 57-22-4(3)(a) · last checked 2026-10-15 · Full application fees & screening page
What happens if a tenant stays after the lease ends in Utah?
A tenant who stays in possession after the lease term or period ends commits unlawful detainer. A fixed term ends without notice when it expires.
Verified Source: Utah Code § 78B-6-802(1)(a) · last checked 2026-10-15 · Full holdover tenants page
Does a landlord have to give notice before not renewing a lease in Utah?
A lease for a specified term ends at the end of that term without any notice. Staying on afterward is unlawful detainer.
Verified Source: Utah Code § 78B-6-802(1)(a) · last checked 2026-10-15 · Full lease renewal / non-renewal notice page
Can a tenant withhold rent for repairs in Utah?
After a written notice of deficient condition, if the owner doesn't take substantial action within the corrective period and the renter chose the rent abatement remedy, rent is abated from the notice date, the lease ends, the owner must immediately return the full deposit and prorated prepaid rent, and the renter must move out within 10 days. Utah has no rent escrow; rent abatement is the remedy instead.
Verified Source: Utah Code § 57-22-6(4)(a)(i) · last checked 2026-10-15 · Full rent withholding / escrow page
What is the condo conversion protections rule in Utah?
A search of the full text of Utah Code Title 57, ch. 8 (Condominium Ownership Act; §§ 57-8-1 et seq.) found no notice, purchase or relocation rights for tenants when rental property is converted to condominiums. Local ordinances may still apply.
Verified Source: Utah Code Title 57, ch. 8 (Condominium Ownership Act; §§ 57-8-1 et seq.) (searched in full) · last checked 2026-10-15 · Full condo conversion protections page
What is the domestic violence early termination rule in Utah?
A domestic violence victim who is current with the lease can end all future lease obligations by giving the owner a protective order or police report, written notice and the termination fee. Code text: "may terminate all of the renter's future obligations under a rental agreement if the renter."
Verified Source: Utah Code § 57-22-5.1 (version effective 5/7/2025, superseded 1/1/2027) · last checked 2026-10-16 · Full domestic violence early termination page
What is the military lease termination (federal scra, all states) rule in Utah?
Federal law that applies in every state: under the Servicemembers Civil Relief Act, a tenant may end a residential lease after entering military service, or after getting permanent-change-of-station orders or deployment orders of at least 90 days, by delivering written notice and a copy of the orders to the landlord. For a lease with monthly rent, termination takes effect 30 days after the next rent due date following delivery of the notice. Any state-specific rule on this page also applies. Code text: "The lessee on a lease described in subsection (b) may, at the lessee's option, terminate the lease at any time after."
Verified Source: 50 U.S.C. § 3955 (federal Servicemembers Civil Relief Act) · last checked 2026-10-16 · Full military lease termination (federal scra, all states) page
What is the manufactured / mobile home parks rule in Utah?
Mobile home parks may terminate a resident's lease only on the grounds listed in the Mobile Home Park Residency Act, and leases must be written and signed. Statute text: "A mobile home park or its agents may not terminate a lease or rental agreement upon any ground other than as specified in this chapter" (Utah Code § 57-16-4(1)).
Verified Source: Utah Code § 57-16-4(1) · last checked 2026-10-16 · Full manufactured / mobile home parks page
What is the rental / transient occupancy tax rule in Utah?
Utah municipalities may impose a transient room tax of up to 1% on short-stay accommodations. Statute text: "Except as provided in Subsection (5) , the governing body of a municipality may impose a tax of not to exceed 1% on charges for the accommodations and services described in Subsection 59-12-103(1)(i)" (Utah Code § 59-12-352(1)(a)).
Verified Source: Utah Code § 59-12-352(1)(a) · last checked 2026-10-16 · Full rental / transient occupancy tax page
What are the Airbnb / short-term rental rules in Utah?
Utah municipalities may require a business license or permit to operate a short-term rental, but may not ban or punish merely listing one on a rental website. Statute text: "A municipality may adopt an ordinance requiring the owner or lessee of a short-term rental to obtain a business license or other permit from the municipality before operating a short-term rental within the municipality" (Utah Code § 10-8-85.4(4)).
Verified Source: Utah Code § 10-8-85.4(4) · last checked 2026-10-16 · Full short-term rentals (airbnb) page
What is the guest & occupancy limits rule in Utah?
Renters may not increase the number of occupants above the number in the rental agreement without the owner's written permission. Statute text: "occupy the residential rental unit in the manner for which it was designed, but the renter may not increase the number of occupants above that specified in the rental agreement without written permission of the owner" (Utah Code § 57-22-5(1)(f)).
Verified Source: Utah Code § 57-22-5(1)(f) · last checked 2026-10-16 · Full guest & occupancy limits page
Does a landlord need just cause to evict in Utah?
The state landlord-tenant statute (Utah Code tit. 57, chs. 17 and 22, and tit. 78B, ch. 6, pt. 8, read in full on 2026-10-16) has no provision on a general just-cause (good-cause) requirement for ending a tenancy. Local ordinances or other state or federal laws may still apply.
Verified Source: Utah Code tit. 57, chs. 17 and 22, and tit. 78B, ch. 6, pt. 8 · last checked 2026-10-16 · Full just-cause eviction page
What is the tenant buyout disclosures rule in Utah?
The state landlord-tenant statute (Utah Code tit. 57, chs. 17 and 22, and tit. 78B, ch. 6, pt. 8, read in full on 2026-10-16) has no provision on tenant buyout agreements or buyout disclosures. Local ordinances or other state or federal laws may still apply.
Verified Source: Utah Code tit. 57, chs. 17 and 22, and tit. 78B, ch. 6, pt. 8 · last checked 2026-10-16 · Full tenant buyout disclosures page
What is the deposit bank holding / separate account rule in Utah?
The state landlord-tenant statute (Utah Code tit. 57, chs. 17 and 22, and tit. 78B, ch. 6, pt. 8, read in full on 2026-10-16) has no provision on a separate, escrow or interest-bearing account for security deposits. Local ordinances or other state or federal laws may still apply.
Verified Source: Utah Code tit. 57, chs. 17 and 22, and tit. 78B, ch. 6, pt. 8 · last checked 2026-10-16 · Full deposit bank holding / separate account page
What is the rent receipts, payment methods & cash rule in Utah?
The state landlord-tenant statute (Utah Code tit. 57, chs. 17 and 22, and tit. 78B, ch. 6, pt. 8, read in full on 2026-10-16) has no provision on how rent may be paid (cash, check or electronic payment). Local ordinances or other state or federal laws may still apply.
Verified Source: Utah Code tit. 57, chs. 17 and 22, and tit. 78B, ch. 6, pt. 8 · last checked 2026-10-16 · Full rent receipts, payment methods & cash page
What is the property manager licensing rule in Utah?
Starting January 1, 2027, Utah requires a real estate license to engage in property management. The definition in § 61-2f-102 covers managing another's real estate for compensation by arranging leases, collecting rent or signing leases, and excludes rentals of tourist accommodations for less than 30 consecutive days. Statute text: "Unless a person is licensed under this chapter, it is unlawful for the person to do the following with respect to real estate located in this state: (a) engage in the business of a principal broker, associate broker, or sales agent; (b) act in the capacity of a principal broker, associate broker, or sales agent; (c) advertise or assume to act as a principal broker, associate broker, or a sales agent; or (d) on or after January 1, 2027, engage in property management" (Utah Code § 61-2f-201(1)(d)).
Verified Source: Utah Code § 61-2f-201(1)(d) · last checked 2026-10-16 · Full property manager licensing page
What is the eviction record sealing rule in Utah?
Courts automatically expunge qualifying eviction records (for example, dismissed cases after three years) for evictions filed on or after July 1, 2022; parties may also stipulate to expungement. Statute text: "(2) The court shall issue an order of expungement when the court determines that an eviction qualifies for automatic expungement under Subsection (1) ." (Utah Code § 78B-6-852).
Verified Source: Utah Code § 78B-6-852 · last checked 2026-10-16 · Full eviction record sealing page
What is the right to cure / redeem rule in Utah?
After a notice, the tenant can cure the breach (perform the lease condition) and save the lease, unless the violation cannot be cured. Statute text: "(2) After service of the notice and the time period required for the notice, the tenant, any subtenant in actual occupation of the premises, any mortgagee of the term, or other person interested in the lease's continuance may perform the condition or covenant and save the lease from forfeiture, except that if the covenants and conditions of the lease violated by the lessee cannot afterwards be performed, or the violation cannot be brought into compliance, a notice provided for in Subsections (1)(d) through (g) may be given." (Utah Code § 78B-6-802(2)).
Verified Source: Utah Code § 78B-6-802(2) · last checked 2026-10-16 · Full right to cure / redeem page
Do landlords need a rental license or registration in Utah?
Utah cities may license residential rentals as businesses and charge an extra rental fee only if backed by a municipal services study, with reductions for landlords in a good landlord program. Statute text: "(2) The legislative body of a municipality may charge and collect a disproportionate rental fee on a business that causes disproportionate costs to municipal services if the municipality: (a) has performed a municipal services study; and (b) adopts a disproportionate rental fee that does not exceed the amount that is justified by the municipal services study on a per residential rental unit basis." (Utah Code § 10-1-203.5).
Verified Source: Utah Code § 10-1-203.5 · last checked 2026-10-16 · Full rental licensing / registration page
Can the city inspect my rental property in Utah?
Utah cities may not require a landlord to submit to a random building inspection without cause and notice, and may not require landlords to deny tenancy based on criminal history (with a narrow exception). Statute text: "(3) A municipality may not: (a) impose a disproportionate rental fee on an exempt business; (b) require a residential landlord to deny tenancy to an individual based on the individual's criminal history, unless a facility that houses parolees upon release from prison or houses probationers who have violated the terms of their probation is located within the municipality; (c) without cause and notice, require a residential landlord to submit to a random building inspection; (d) unless agreed to by a residential landlord and in compliance with state and federal law, collect from a residential landlord or retain: (i) a tenant's consumer report, as defined in 15 U.S.C. Sec. 1681a, in violation of 15 U.S.C. Sec. 1681b as amended; (ii) a tenant's criminal history record information in violation of Section 53-10-108 ; or (iii) a copy of an agreement between the residential landlord and a tenant regarding the tenant's term of occupancy, rent, or any other condition of occupancy; (e) require that any documents required from the landlord be notarized; or (f) prohibit a residential landlord from passing on to the tenant the license or disproportionate fee." (Utah Code § 10-1-203.5(3)(c)).
Verified Source: Utah Code § 10-1-203.5(3)(c) · last checked 2026-10-16 · Full rental inspections page
Can a landlord deny a tenant for criminal or credit history in Utah?
Before accepting an application fee or any other payment, a Utah rental owner must disclose in writing the criteria used to decide eligibility, including criteria related to the prospective renter's criminal history and credit (as well as income, employment, or rental history). Statute text: "the criteria that the owner will consider in determining the prospective renter's eligibility as a renter in the residential rental unit, including criteria related to the prospective renter's criminal history, credit, income, employment, or rental history." Utah's Fit Premises / deposit / FED chapters (read in full on 2026-10-16) do not set lookback limits or ban-the-box rules for those criteria; federal fair-housing and FCRA rules still apply.
Verified Source: Utah Code § 57-22-4(3)(a)(iv) · last checked 2026-10-16 · Full criminal & credit history rules page
Utah cities with their own rules
- Hurricane landlord rules
- Provo landlord rules
- Salt Lake City landlord rules
- Salt Lake County landlord rules
- Sandy landlord rules
- South Salt Lake landlord rules
- Summit County landlord rules
- Uintah County landlord rules
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