Utah Rental Laws

Written on March 14, 2014 by , updated on January 27, 2018

Flag of UtahThis article summarizes some key Utah landlord-tenant laws applicable to residential rental units.

The Official State Statutes and other reputable municipal sources were used to research this information. All sources are cited appropriately.

With that said, landlord-tenant laws are always changing, and may even vary from county to county. You have a responsibility to perform your own research and cautiously apply the laws to your unique situation.

If you have a legal question or concern, I only recommend contacting a licensed attorney referral service that is operated by the Utah State Bar.

Official Rules and Regulations

Security Deposit:

  • Security Deposit Maximum: No Limit (UCA §§ 57-17)
  • Deadline for Returning Security Deposit: 30 days after termination of the tenancy or within 15 days after receipt of the renter’s new mailing address, whichever is later. (UCA §§ 57-17-3)
  • Nonrefundable Deposits: Allowed, but only if disclosed in writing at the time that the deposit is accepted by the landlord. (UCA §§ 57-17-2)
  • Security Deposit Interest: No Statute
  • Separate Security Deposit Bank Account: No Statute
  • Pet Deposits and Additional Fees: No Statute
  • Advance Notice of Withholding: No (UCA §§ 57-17-1)
  • Move-In Condition Checklist: Yes (UCA §§ 57-22-4(3))
  • Move-Out Checklist/Itemized List of Damages and Charges: Yes (UCA §§ 57-17-3)
  • Record Keeping of Deposit Withholdings: No Statute
  • Receipt of Deposit: No Statute
  • Failure to Comply: If the owner or his agent in bad faith fails to provide the renter the notice required in Section 57-17-3, the renter may recover the full deposit, a civil penalty of $100, and court costs. (UCA §§ 57-17-5)

Lease, Rent and Fees:

  • Rent Is Due: No Statute
  • Rent Increase Notice: No Statute
  • Rent Grace Period: No Statute
  • Late Fees: No Statute
  • Prepaid Rent: No Statute
  • Returned Check Fees: $20 (UCA §§ 7-15-2).
  • Tenant Allowed to Withhold Rent for Failure to Provide Essential Services (Water, Heat, etc.): Yes, tenant is allowed “rent abatement” as defined in UCA §§ 57-22-6.
  • Tenant Allowed to Repair and Deduct Rent: Yes, tenant is allowed to “repair and deduct” as defined in UCA §§ 57-22-6.
  • Landlord Allowed to Recover Court and Attorney Fees: Yes
  • Landlord Must Make a Reasonable Attempt to Mitigate Damages, including an Attempt to Rerent: No Statute

Notices and Entry:

  • Notice to Terminate Tenancy – Lease with No End Date: 15 days (UCA §§ 78B-6-802)
  • Notice to Terminate Tenancy – Fixed End Date in Lease: No Statute. Typically no notice is needed as the lease simply expires.
  • Notice to Terminate Tenancy – Month-to-Month Lease: 15 days (UCA §§ 78B-6-802)
  • Notice of Date/Time of Move-Out Inspection: No Statute
  • Termination for Nonpayment: 3 days (UCA §§ 78B-6-802)
  • Termination for Lease Violation: 3 days (UCA §§ 78B-6-802)
  • Required Notice before Entry: 24 hours, unless specified differently in the lease. (UCA §§ 57-22-4(2))
  • Entry Allowed with Notice for Maintenance and Repairs (non-emergency): Yes (UCA §§ 57-22-5(2)(c))
  • Entry Allowed with Notice for Showings: No Statute
  • Emergency Entry Allowed without Notice: No Statute
  • Entry Allowed During Tenant’s Extended Absence: No Statute
  • Notice to Tenants for Pesticide Use: No Statute
  • Lockouts Allowed: No (UCA §§ 78B-6-814)
  • Utility Shut-offs Allowed: No (UCA §§ 78B-6-814)
  • Abandonment of Premises: Landlord can assume abandonment by the tenant if either: (UCA §§ 78B-6-815)
    • the rent is more than 15 days overdue, the tenant’s possessions are still in the rental unit but there is no other reasonable evidence that the tenant is still living there, or
    • the rent is one or more days overdue, the tenant’s possessions are gone and there is no other reasonable evidence that the tenant is still living there.
  • Abandonment of Personal Property: The owner may remove the property from the dwelling, store it for the tenant, and recover actual moving and storage costs from the tenant. (UCA §§ 78B-6-816(2-3))
    • Post and Mail Notice: The owner shall post a copy of the notice in a conspicuous place and send by first class mail to the last known address for the tenant a notice that the property is considered abandoned.
    • 15 Days: The tenant may retrieve the property within 15 calendar days from the date of the notice if the tenant tenders payment of all costs of inventory, moving, and storage to the owner.
    • Allowed to Sell: If tenant fails to claim the property within 15 calendar days, the owner may sell the property at a public sale and apply the proceeds toward any amount the tenant owes; or donate the property to charity if the donation is a commercially reasonable alternative.
    • No Vehicles: The term “personal property” does not include motor vehicles.

Disclosures and Miscellaneous Notes:

  • Owner’s Duties: A detailed list of landlord responsibilities is provided at UCA §§ 57-22-4.
  • Renter’s Duties: A detailed list of tenant responsibilities is provided at UCA §§ 57-22-5.
  • Name and Addresses: Before a lease begins, the owner must disclose the name and address of the property owner as well as that of anyone authorized to manage the property or allowed to receive notice on the owner’s behalf. (UCA §§ 57-22-4(4))
  • Copy of Lease and Rules: Before a lease begins, the owner must deliver an executed copy of the rental agreement, if the rental agreement is a written agreement; and a copy of any rules and regulations applicable to the residential rental unit. (UCA §§ 57-22-4(4))
  • Itemized List of Prior Damages: Before a lease begins, owner must provide the prospective renter a written inventory of the condition of the residential rental unit, excluding ordinary wear and tear. (UCA §§ 57-22-4(3))
  • Domestic Violence Situations:
    • Proof of Status: Landlord is entitled to verify claim of Domestic Violence status. (UCA §§ 57-22-5.1)
    • Termination of Lease: A tenant is allowed to terminate a lease if: (UCA §§ 57-22-5.1)
      • the tenant is in compliance with all provisions of Section 57-22-5; and all obligations under the rental agreement,
      • provides the owner a written notice of termination, and a protective order protecting the renter from a domestic violence perpetrator or a copy of a police report documenting that the renter is a victim of domestic violence and did not participate in the violence; and
      • no later than the date that the renter provides a notice of termination under Subsection (4)(b)(i), pays the owner the equivalent of 45 days’ rent for the period beginning on the date that the renter provides the notice of termination.
    • Locks: Upon request, the landlord must change or re-key the locks at the tenant’s expense. (UCA §§ 57-22-5.1)
  • Trash Removal: For buildings containing more than two residential rental units, provide and maintain appropriate receptacles for garbage and other waste and arrange for its removal, except to the extent that the renter and owner otherwise agree. (UCA §§ 57-22-4)
  • Lead Disclosure: Landlords must disclose all known lead paint hazards. Landlords must also provide tenants, as an attachment to a written lease, with an information pamphlet on lead-based paint hazards.

Court and Legal Related:

Business Licenses:

  • Business License Required: No statewide statute, but local cities and counties may have regulations and requirements. Check with your local governing authority.

Landlord-Tenant Rights and Responsibilities

Other Landlord Training Videos:

Get Help

  • Housing Authority of Salt Lake City
    1776 South West Temple
    Salt Lake City, Utah 84115
    Phone: 801-487-2161
  • West Valley City Housing Authority
    4522 West 3500 South
    West Valley City, Utah 84120
    Phone: 801-963-3320
  • Housing Authority of the County of Salt Lake
    3595 South Main St.
    Salt Lake City, Utah 84115
    Phone: 284-4400
  • Utah Department of Health
    288 North 1460 West
    Salt Lake City, Utah 84116
    Phone: 801-538-6003
  • Utah Legal Services
    (Serves Salt Lake, Tooele, Summit & South Davis counties.)
    Local Phone: 801-328-8891 (Inside Salt Lake County)
    Statewide: 1-800-662-4245
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293 CommentsLeave a Comment

  • kevan

    Hello Lucas,
    I live in a townhouse that is fairly nice. We are having a mouse infestation. I have caught a total of 7 in our home. They are everywhere. I hear chewing in the walls and one mouse climbed up the stove and stuck its head out of the burner. One neighbor has caught 10 in her home as well.
    Our landlord (maintenance) come and give us traps, we have set most of them and disposed of all of them except one. They have pulled the stove and dishwasher to caulk some areas. That’s all they have done and it isn’t working.
    So, we are wanting out of our lease. We have only 3 weeks left but they will not let us leave. What can I do?

  • Yvonne

    I live in an apartment complex and we recently had an electrical issue. The power in the back of our apartment doesn’t turn on, our dryer doesn’t work as well as our stove. They told us they have to orde some parts and install it once they receive them. It’s going on two weeks now and they’ve yet to fix it. They offered us to move apartments which is too much of a hassle. Is there anything we could do? All I really want is at least some money off next months rent for having to wait so long & not having half our apartment working.

  • Paul Neuwirth

    Live in a 55+ community. Can the landlord deny habitation to a 20 year old family member?

  • David Lloyd

    I signed a lease on a rental house and a few days later the new owners of the house I sold offered to rent it back to me for 4 to 6 months..is there a statute of limitations on a new lease that I signed..what is my legal obligation if any to them

  • Caleigh

    We signed a 1 year lease and we are still within our year, but there is new ownership now. When he bought it, I asked if the terms of our lease were going to stay the same, and I was told yes, everything will stay the same. The new landlord is now trying to raise our rent for next month when we are locked into a lease that says what we are supposed to be paying a certain amount. Can he legally raise our rent?

    • Paul

      Not likely. In Utah, one cannot sell more rights in real estate than they possess. The prior landlord had leased you the possession of the land under certain terms (those in the lease). The lease runs with the land and therefore the landlord cannot change the terms just because he didn’t sign it. Your rights to occupancy supersede his rights to occupancy as long as you keep the terms of the lease. Note, however, that some leases permit rent increases, even rent increases at the landlord’s sole discretion.

  • James

    I’m renting, been here 6 years. Property has sold & we’ll have a new landlord. The existing lease, a mere formality with our ex-landlord, is now a worry, printed from an eviction lawyer’s site, created to protect the owner. Any rules affecting owner, voided in sub-sections, tenant’s rights waived. I may be evicted if X, Y, Z happens on or OFF property, includes being “immoral.” Is there a legal standard? Tenant can’t pay to have safety testing done, & if done results must go to owner, who may opt to not disclose. Tenant pays for plumbing, appliance repairs, tends the grounds, forbidden to make repairs/paint, is responsible for damage done by “intruders.” Does signing make this enforceable? Never late with rent, have family, little choice!

  • Mack

    My landlord lives in NV, and our lease includes a 5 day grace period. Is rent considered paid, when envelope is post marked or when landlord receives it?

  • Sharon

    We have been living in this apartment for over 6 years now. Always pay rent on time, no issues with us, quiet, good tenants. We feel as if the manager doesn’t like us because when we need help in person she doesn’t seem to care and looks away. This is new management, they have changed the management many times. Before, it was fine, no bad issues, no rent increases, etc. Well, they recently increased the rent in February. Now it’s May and they want to increase it from 1060 to 1107(if we do a year lease) or 1137(if month to month lease). They are saying we never signed a year lease, even though I know my mom did. Also, they never notified us to sign the yearly lease. I feel as If there is illegal suspicious work here. Please help.

  • lorie brunelle

    I Live in a 55+ community. Can the landlord deny habitation to a family member who is over the age of 40.

  • Tonya Jocelyn

    My daughter rents an apartment in a 8 unit complex. Due to a leak in the plumbing, no fault of their own, their carpet was saturated and caused water to leak from the light fixtures in the apartment below theirs. The property manager has done nothing to quickly dry the carpet and padding and now mushrooms are growing in the lower apartment which leads me to believe that there is mold or fungas growing in the still damp carpet and padding of my daughters unit. Is there any way to force the owner or property manager into resolving this matter properly?

  • Karen Blackburn

    My daughter lives in an older home that was split into apartments with her month old baby, they are on the top floor. It has no air conditioning what so ever, is the landlord required to provide some type ac unit

  • Shae

    What are landlords responsibilities legally as far as pests and rodents? I also have a floor caving in that reported the day after I moved in.. it’s now caving a lot and a giant rat ate part of the floor and carpet trying to get in from that crack which also sank it down more. I have had significant issues with spiders, ants, earwigs, mice, and other various pests and I had him pray before I moved in and he immediately told me it was my problem after that. There’s a serious infestation here and we can’t even sit on the couch without getting covered with ants or giant spiders running across the house. This can’t be acceptable can it? We pay too much to be here and have to fork out expenses for this as well! Please help

  • milinda martin

    I have searched and cannot find where it states if I have to hire a cleaning company or if I can clean after the tenants myself. My renters left my home filthy. There is snot stuck to the walls along with greasy finger prints. There is super glue and paint stains all over the carpet. They did not clean anything. They are well over the deposit and I will need to take them to court. I want to do the work myself because I cannot afford to hire anyone. What are my options? Can I charge an hourly rate to clean or do I have to hire someone? I have several pictures of before and after.

  • Ryan Hutchins

    Does anyone know if there is Utah Law or court cases regarding automatic renewal clauses? I know in Wisconsin that there is a statute: http://docs.legis.wisconsin.gov/statutes/statutes/… that makes the clause not enforceable.

  • Don

    What are the laws concerning how many renters you can have in a personal dwelling in Salt Lake City 84104

  • Edgar Valdez

    How can I find out if the house I’m renting is own by the person I’m payn rent to,

  • Jo

    Can a landlord do the final walk through without me? Or at least notice? So I can be there?

  • Justin

    I live in a mobile home park where the landlord charges a water fee for the automatic sprinkler system which is pulled from a nearby pond. The system has been inoperable this past year and I’ve still been charged this watering fee. This month my water fee quadrupled… My question is is this legal for them to charge this fee and increase it like that? I pay a normal water utility for all other water usage through my city utility billing.

  • Ruby


    so my roommate and I moved into our duplex in August of 2018. It was my first time renting out a place so I signed the lease without really going through it. There are 3 bedroom in the house but the landlord informed us that the room in the basement doesn’t count as one because the windows doesn’t pass the fire department regulation. But couple days ago I was just looking through couple different realtor website and all of them says that its a 3 bedroom with 1 bathroom duplex. When I asked my landlord regarding this she just told me that I already signed the lease and only two people can reside. I want to have a third roommate because the rent is expensive and how can go through with this situation.

  • Mel

    Is there a way to find a lease/rental agreements by the name of the renter in Salt Lake County?Are these filed with the county, city, state or any other government agency?

  • Daniela

    Hello, my landlord made me pay the whole rent for the month of May even though i had already told them that the 20th will be my last day. We are running out of this place due to black mold, leaks in roof, front steps falling apart and several other issues. I did a weeks worth of remodel here before moving in and the condition i am leacing it is far better than the condition it was in when we first arrived. I have a feeling i will not get my deposit back and i should not be paying for 11 days after my move. Please advise. Is this legal?

  • JJ

    Our landlord recently told us in a text that she would be by on the weekend to get her property from the home because she recently sold the house. This was on a Tuesday. The sent us a text on Thursday saying she was on her way there we told her we wanted to be there because all of our stuff was now in the home. She basically told us we had no choice she was coming whether we we’re there or not. When she arrived she let herself in and went through all of my personal belongs to look for her things which I had told her prior to her coming that I packed her things up and put in boxes in a closet. She went through closets drawers moved my boxes in garage and went through them. We informed her we didn’t want her to this and she said could

  • Mark Taylor

    Help please. If we signed a lease and our daughter had to move in with us due to abuse but the land lords want 10,000 for her to stay how can we break the lease? Are we obligated until they get the house rented?

  • Lewis

    Mr. Hall, upon moving into my apt 7 months ago I’ve had to fill out maintenance requests over and over and over as per the manager but they get deleted in our rental app ( rentcafe ) and show no history of ever being there. I continually do as asked but same results whether apt flooding from upstairs tenant (sept 19) or told there is no problem without looking( water runs thru pipes in wall and that must be what you are hearing, there is no leak) . Been doing this continuously since moving in and finally called health dept at which time after being contacted, manager cancelled my lease and i will not be asked to re-up in may. I live in SLC, UT , anything i can do about this absurd treatment.

  • Jay

    I have been buying my dads house paid for 2 years in utah no paperwork on it just a few texts they sent me and with out notice thet sold it to someone else is there anyway to get my money back and how long do i have to get out

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