Utah · Renters' rights · Updated Oct 2026
Utah tenant rights
Security deposits, repairs, landlord entry, notices and evictions in Utah, in plain English from official sources, with free tools to get your deposit back and ask for repairs.
Guides for Utah renters
Security deposit
Limit, deadline, deductions, penalty and the calculator.
Repairs
The landlord's duty, repair and deduct, withholding rent and a repair letter.
Eviction
Notice periods, court deadlines, illegal lockouts and a timeline tool.
Security deposit in Utah
- Limit
- No statewide limit.
- Deadline to return it
- No later than 30 days after you move out and return possession, the landlord must mail or deliver to your last known address (or send electronically by a method you provided) the rest of your deposit, any prepaid rent, and a written list explaining each deduction. If the landlord misses this, you can serve a 'Tenant's Notice to Provide Deposit Disposition' (the form is in the statute); the landlord then has 5 business days to comply.
- Itemized list
- Yes. A written notice that itemizes and explains the reason for each deduction, sent within 30 days. Receipts are not required by the law.
- What may be deducted
- Unpaid rent, damage beyond reasonable wear and tear, cleaning of the unit, and other costs and fees listed in the lease.
- Interest
- No statute requires interest.
- Move-in checklist
- Yes, one of three options. Before you sign, the landlord must either give you a written inventory of the unit's condition, give you a form to record the condition and a reasonable time to return it after you move in, or let you do a walk-through inspection (Utah Code 57-22-4(6)).
- If the landlord keeps it wrongly
- If the landlord still doesn't comply within 5 business days after you serve the statutory notice: the full deposit (and full prepaid rent) plus a $100 civil penalty. Court costs and attorney fees go to the winner if the other side acted in bad faith. You must serve the notice first to get this relief.
How to get your deposit back
- Before you move out, clean, take dated photos and video of every room, and return all keys.
- Give your landlord your new address in writing. In Utah: No later than 30 days after you move out and return possession, the landlord must mail or deliver to your last known address (or send electronically by a method you provided) the rest of your deposit, any prepaid rent, and a written list explaining each deduction.
- Wait for the deadline: No later than 30 days after you move out and return possession, the landlord must mail or deliver to your last known address (or send electronically by a method you provided) the rest of your deposit, any prepaid rent, and a written list explaining each deduction.
- If the money or an itemized list doesn't come, or the deductions are wrong, send a demand letter (below). Keep proof of mailing.
- If that doesn't work, sue in small claims court. Limit: $20,000. Small claims court in Utah on Small Claims Map
Repairs in Utah
- The landlord's duty
- The landlord may not rent a unit that isn't safe, sanitary and fit to live in, and must keep common areas safe and sanitary and maintain electrical, plumbing, heating, hot and cold water, any air conditioning, and appliances promised in the lease; buildings with more than two units must have trash containers and removal. Utah Code 57-22-3, 57-22-4.
- How to ask for repairs
- Serve a written notice of deficient condition as described above (by a method allowed in Utah Code 78B-6-805 or your lease). For a dangerous condition (risk of death or serious harm), tell the landlord by any reasonable means; the landlord must start repairs within 24 hours.
- Repair and deduct
- Allowed. You must be current on rent and following your own duties. Serve a written 'notice of deficient condition' that describes the problem, gives the landlord 3 calendar days (habitability problems) or 10 calendar days (lease requirements) to take substantial action, permits entry for repairs, and states the remedy you choose. If the landlord doesn't act, you may fix it and deduct the cost from future rent, up to two months' rent; keep receipts and give copies to the landlord within 5 days after the next rent period starts. Or choose 'rent abatement': the lease ends, rent stops from the notice date, the landlord must return your full deposit and prepaid rent, and you move out within 10 days. Utah Code 57-22-6.
- Withholding rent
- No general right to withhold rent. Use the repair-and-deduct or rent-abatement remedy in 57-22-6.
- Law
- Utah Code 57-22-3, 57-22-4, 57-22-6
Landlord entry in Utah
At least 24 hours' notice before entry, unless the lease says otherwise. Utah Code 57-22-4(2).
Eviction in Utah
- Notice for unpaid rent
- 3 business days' written notice to pay rent (and other amounts due) or move out. Weekends and court holidays do not count. It can be served any time after rent is due.
- Notice for a lease violation
- 3 calendar days' written notice to comply with the lease or move out. Nuisance, criminal acts, illegal business, waste or unauthorized subletting: 3 calendar days' notice to quit with no chance to cure.
- Ending a month-to-month tenancy
- Landlord: notice served at least 15 calendar days before the end of the rental period. Tenancy at will (no lease): 5 calendar days.
- Time to respond to an eviction lawsuit
- 3 business days (weekends and court holidays don't count) after you are served with the eviction summons, unless the court allows more time. If you don't answer, you can lose automatically.
- Lockouts and utility shutoffs
- Yes. A landlord may not willfully exclude you from your home except through the court process (except for truly abandoned units). The Utah courts say a landlord cannot change locks, shut off utilities, take your belongings or block you from entering without a court order.
- Court self-help
- The court's eviction self-help page
- Law
- Utah Code 78B-6-802, 78B-6-807, 78B-6-814
Rent increases and rent control in Utah
- Notice of a rent increase
- No statute sets a rent increase notice. For month-to-month rentals, a landlord can change terms by ending the tenancy with at least 15 days' notice before the end of the rental period. Utah Code 78B-6-802(1)(b).
- Rent control
- No statewide rent control. Cities and counties may not control rents or fees on private housing without the Legislature's approval. Utah Code 57-20-1.
Late fees in Utah
Capped at the greater of 10% of the rent or $75. A landlord can't charge fees not in the lease (unless month-to-month with 15 days' notice). Utah Code 57-22-4(5).
Retaliation in Utah
No general anti-retaliation statute was found in Utah law.
Small claims court in Utah
Deposit disputes usually go to small claims court, where you don't need a lawyer.
Limit: $20,000.
Where to get free help in Utah
Good to know in Utah
- You have only 3 business days to answer an eviction lawsuit in Utah.
- If you stay after a valid notice expires and lose, you can owe three times the rent for each day you stay (Utah Code 78B-6-811).
- Late fees are capped at the greater of 10% of rent or $75.
Recent law changes
Utah Code 57-17-3 (deposit return) was amended effective May 7, 2025 (it now allows electronic delivery of the refund). 57-22-6 (repair remedies) and 57-17-5 were amended effective July 1, 2024. 78B-6-802 (eviction notices) was amended effective May 6, 2026. 57-22-5.1 (crime victims' and domestic violence rights) has a new version taking effect January 1, 2027.
Free tools for Utah renters
Pre-set for Utah. They run in your browser and send nothing.
Deposit return calculator for Utah
Find your state's deadline for returning a security deposit, whether your landlord is late and what you may be owed. Nothing you type here is sent anywhere.
Security deposit demand letter for Utah
A short, firm and polite letter asking your landlord to return your deposit by a date. It cites your state's deposit law. Many landlords pay at this step, and the letter is proof that you asked. Fill this in, download the letter as PDF or Word (or copy it), sign it, keep a copy and send it in a way you can prove, such as certified mail with a return receipt.
Repair request letter for Utah
Ask your landlord in writing to fix the problem by a date. A written, dated request is the first step in almost every state, and it is proof that the landlord knew. Check the problems, add dates, then download the letter as PDF or Word (or copy it). Sign it, keep a copy and photos, and send it in a way you can prove.
Eviction notice timeline for Utah
Got a notice from your landlord? Enter the kind of notice and the day you got it to see the dates that follow from your state's rule, what your landlord may not do, and where to get free help fast.
This is not legal advice. Eviction deadlines are short and missing one can cost you your home. Read your notice carefully and contact legal aid or your court's self-help center right away.
Questions about renters' rights in Utah
How much can a landlord charge for a security deposit in Utah?
No statewide limit.
How long does a landlord have to return a security deposit in Utah?
No later than 30 days after you move out and return possession, the landlord must mail or deliver to your last known address (or send electronically by a method you provided) the rest of your deposit, any prepaid rent, and a written list explaining each deduction. If the landlord misses this, you can serve a 'Tenant's Notice to Provide Deposit Disposition' (the form is in the statute); the landlord then has 5 business days to comply.
What can I do if my landlord won't return my deposit in Utah?
If the landlord still doesn't comply within 5 business days after you serve the statutory notice: the full deposit (and full prepaid rent) plus a $100 civil penalty. Court costs and attorney fees go to the winner if the other side acted in bad faith. You must serve the notice first to get this relief.
What can a landlord deduct from a security deposit in Utah?
Unpaid rent, damage beyond reasonable wear and tear, cleaning of the unit, and other costs and fees listed in the lease.
Does a landlord have to pay interest on a security deposit in Utah?
No statute requires interest.
How do I ask my landlord for repairs in Utah?
Serve a written notice of deficient condition as described above (by a method allowed in Utah Code 78B-6-805 or your lease). For a dangerous condition (risk of death or serious harm), tell the landlord by any reasonable means; the landlord must start repairs within 24 hours.
Can I repair and deduct the cost from rent in Utah?
Allowed. You must be current on rent and following your own duties. Serve a written 'notice of deficient condition' that describes the problem, gives the landlord 3 calendar days (habitability problems) or 10 calendar days (lease requirements) to take substantial action, permits entry for repairs, and states the remedy you choose. If the landlord doesn't act, you may fix it and deduct the cost from future rent, up to two months' rent; keep receipts and give copies to the landlord within 5 days after the next rent period starts. Or choose 'rent abatement': the lease ends, rent stops from the notice date, the landlord must return your full deposit and prepaid rent, and you move out within 10 days. Utah Code 57-22-6.
Can I withhold rent for repairs in Utah?
No general right to withhold rent. Use the repair-and-deduct or rent-abatement remedy in 57-22-6.
How much notice does a landlord need to enter in Utah?
At least 24 hours' notice before entry, unless the lease says otherwise. Utah Code 57-22-4(2).
How much notice does a landlord have to give for unpaid rent in Utah?
3 business days' written notice to pay rent (and other amounts due) or move out. Weekends and court holidays do not count. It can be served any time after rent is due.
How much notice for a lease violation in Utah?
3 calendar days' written notice to comply with the lease or move out. Nuisance, criminal acts, illegal business, waste or unauthorized subletting: 3 calendar days' notice to quit with no chance to cure.
How much notice is needed to end a month-to-month lease in Utah?
Landlord: notice served at least 15 calendar days before the end of the rental period. Tenancy at will (no lease): 5 calendar days.
How long do I have to respond to an eviction lawsuit in Utah?
3 business days (weekends and court holidays don't count) after you are served with the eviction summons, unless the court allows more time. If you don't answer, you can lose automatically.
Can my landlord lock me out or shut off utilities in Utah?
Yes. A landlord may not willfully exclude you from your home except through the court process (except for truly abandoned units). The Utah courts say a landlord cannot change locks, shut off utilities, take your belongings or block you from entering without a court order.
How much notice is needed for a rent increase in Utah?
No statute sets a rent increase notice. For month-to-month rentals, a landlord can change terms by ending the tenancy with at least 15 days' notice before the end of the rental period. Utah Code 78B-6-802(1)(b).
Is there rent control in Utah?
No statewide rent control. Cities and counties may not control rents or fees on private housing without the Legislature's approval. Utah Code 57-20-1.
Is there a limit on late fees in Utah?
Capped at the greater of 10% of the rent or $75. A landlord can't charge fees not in the lease (unless month-to-month with 15 days' notice). Utah Code 57-22-4(5).
Can my landlord retaliate if I complain in Utah?
No general anti-retaliation statute was found in Utah law.
What is the small claims limit in Utah?
$20,000.