Utah Rental Laws

Written on March 14, 2014 by , updated on August 24, 2016

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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261 CommentsLeave a Comment

  • Jennine

    By law does it state any where that there is a limit to how many people per bedroom here in Utah? Or by room or age?

  • karlmichael m aquino

    My lease ened in Jan 2017 with Villas on Main. After speking with management about extending to the end of Feb as I am retiring from the Air Force and me property was getting picked on the lat week we agreed ill pay for Feb with the extra fee. On 28 Feb I turned my keys in and was cleared to go. Now its March and im getting charged for rent and late fees. When I no longer live in the apt, im out if state. Hiw do i get this fixed? ive emailed them twice and no response, called them and no answer. How kw cam this be fixed?

  • Mary Brown

    What is Utah law regarding how much I can increase the monthly rent? My tenants signed a one- year contract, and it has been month-to-month, with no rent increase, for the past three years. They are currently paying $925 per month for a three-bedroom house. I have no problems with the current renters, but in the current market, I’m pretty sure I should be getting $1100 per month.

  • Whitnie

    I have tenants who moved out the last day of the month (the day their lease expired) without paying the last months rent and the security deposit doesn’t cover it. There were also repairs that need to be done. Do I take this to small claims court? I don’t have their new address and they aren’t respond to my calls or texts.

  • Ethan Burkett

    I was wondering what salt lakes law was regarding how many non related people can move into a townhome together! Someone told me three was the max but I know tons of my friends in college who have 4-5 so was curious what the law is and if the law is broken, what the consequences/penalties could be!

  • David

    My landlord said he will evict me. What they are asking of me is a written note stating why i should be allowed to stay or the eviction will proceed. Can they do that?

  • Celeste

    What constitutes a legal basement bedroom? I think the windows in a unit I’m looking at are too small and high to be in compliance. Can you point me to the building code?

  • Rohit Kumar

    Hi, There is a house in salt lake city and turns out be owned by Chinese person who has been renting that house to 8 unrelated people (4 on ground floor and 4 in basement just rooms and with two kitchen and bathrooms, no living room etc.) for the past two years and this house is in single family zone (i think!) and one day neighbour got mad at landlord then i got to know about the max. occupancy law. So, the point is they have been violating the city law if it is single family zone area. Let me know how to make those guys follow the rule of USA?

  • Michelle

    I have tenants who had a lease agreement. A month before the lease was up they informed they had applied for a place and would be moving out. I told them to be out by the first of the month so I could get it rented. They left 18 days early. Do they get prorated rent.

  • Serena

    If my apartment offers a utility package which includes water sewer trash ($40) cables and internet ($99) total $139 do I have to get it? I know I would have to be responsible for the $40 amount due to it being water etc. But my landlord has us paying the extra 99 dollars with out the apartment being internet ready. I feel like I’m being robbed? Please help. Thanks

  • Hannah Lindsey

    In January 2017, the sewage from my entire apartment complex backed up into the toilet, shower, and kitchen sink of my rental unit. The sewage was dispersed throughout the studio via maintenance traffic, and a cleaning crew was hired to clean up the following day; however, I was instructed to deal with the sewage that had drained into the floor vents by simply “turning the heat on full blast until it dries”. The previous tenant experienced the same scenario 1 year prior (thus I breathed the dried-sewage air out of the vents for >1 year), and similar situations occurred to a lesser extent multiple times during my 1-year lease. Although my lease has since ended, I am wondering if I can still take legal action per the Fit Premises Act?

  • john

    My girlfriend rented a place in Pleasant Grove. First off, they did not have the place ready for her when she arrived. the place was filthy, there was stuff from maintenance such as a big gulp drink and candy. The floors were not clean, the bathrooms were not clean. After a week of going in to talk to them, they decided to compensate her by cutting down the first months rent from 900 to 215. Then they all of the sudden said that she owed the remaining 700 saying that they let go of the person who she paid. She has moved out and they are saying before they sell her contract she must pay the 700. They lied to her and now want her to pay for their employee’s mistake. This rent cut was not in writing but I was there, what can she do?

  • Patricia

    I signed a year lease on an apt., in Orem. At the end of that lease, I was not asked to sign another. So, I’ve been renting month to month, going on 3 years. There are undesirable issues with the apt., one being a reacurring plumbing problem. I enclosed a request for maintenance repairs with my June 1st rent payment. A few days later, received a call, saying they’d be at the apt., in the morning to fix the clogged bath tub, it will not drain. Never showed, I’ve called and left messages, still no one’s come. I enclosed another letter with my July 1st rent, stating that for the last 5 weeks everytime I take a shower, I have to bail the water out of the tub with a bucket, its ridiculous. What can I do?

  • Tyson Bjazevich

    I just wanted to know, I am not from Utah and every where that I have lived that gave me at least 30 day notices the landlord or the company and let me know the new rent for the next month and to make a decision on weather I would stay or leave. I haven’t received a letter yet from the company or the landlord but they expect me to give a 30 days notice and we have past those 30 days and I didn’t receive a letter from them stating what my new rent price would be. I called them 2 months ago and a month ago and a week ago and still no word from them. They told me that they are still working on it. What do I need to know and do?

  • Jennie Leloux

    Can 1 tenant request another tenant be removed from the lease, and the landlords change the locks without notifying, or even contacting, the other tenant?

  • Rebecca Rogers

    Can apartment complexes charge the tenant property tax even the tenant does not own the property? How does this work? Why are we getting charged property taxes every month?

  • Will

    I live in an apartment complex. Sometime today, my neighbor installed a video camera in the common area outside their apartment. Is this legal to do? I was told by a security company that the law did not allow them to install video cameras outside the tenants apartment due to violation of privacy. Is this correct?
    -Thanks so much!

  • Dave

    Rent recently went up in our complex. For some it went up $45, for others it went up $25 and for the rest it didn’t go up. Can rent be charged differently to tenants who are in the same 3 bedroom units as others? After analyzing who had the rent increase, we noticed a trend. It went up for the tenants that have kids or who are pregnant. I believe our landlords are discriminating against kids. Is this considered discrimination based on familial status and what should we do?

  • Roxanne

    I have been looking for an apartment for my daughter and I am amazed at the condition of some of the properties. The last placed she lived one of the bedrooms had no windows and another no electrical outlets or a closet. Can a landlord rent these out as rooms? I have seen buckled floors and windows that don’t open. The college kids are paying a fortune for these properties because they have no other choices. Are there laws that require certain standards. I know when you sell a home the above rooms cannot be considered bedrooms. So why is the UofU area so full of slumlords?

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