Utah Landlord-Tenant Laws: Complete Guide for Property Owners
Comprehensive overview of Utah residential rental property laws including security deposits, evictions, rent increases, disclosures, and habitability.
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Utah's landlord-tenant laws are known for being landlord-friendly, with no state-imposed rent control and minimal restrictions on security deposits. However, landlords must meticulously follow the state's eviction procedures and habitability requirements to remain compliant and avoid costly legal missteps.
Key Utah Rental Laws at a Glance
Security Deposits
Utah does not limit the amount a landlord can charge for a security deposit. Furthermore, landlords are permitted to charge non-refundable deposits (e.g., for pets or cleaning) provided the non-refundable nature is clearly stated in the written lease agreement.
Landlords must return the security deposit, or provide a written, itemized list of deductions, within 30 days after lease termination and the tenant vacating the premises, or within 15 days of receiving the tenant's new forwarding address, whichever is later.
For more detail, see our Security Deposits deep dive.
Rent Control and Increases
Utah explicitly prohibits local rent control ordinances. Landlords have significant freedom to increase rent upon lease renewal or for month-to-month tenancies, as long as the increase is not retaliatory or discriminatory.
Recently enacted legislation established a 60-day advance notice requirement for rent increases in most rental situations, aimed at giving tenants more time to adjust to price changes. During an active, fixed-term lease, rent cannot be increased unless explicitly permitted by a rent escalation clause in the agreement.
For more detail, see our Rent Increases guide.
Eviction Procedures Utah landlords cannot legally execute a "self-help" eviction (e.g., removing a tenant's belongings, turning off utilities, changing locks). An official court Order of Restitution is required.
Notice periods for evictions depend on the cause:
- 3-Day Notice to Pay or Quit — For failure to pay rent or late fees.
- 3-Day Notice to Comply or Quit — For curable lease violations.
- 3-Day Notice to Quit (Nuisance) — For illegal activity, subletting without consent, or creating a severe nuisance.
- 15-Day Notice — To terminate a standard month-to-month tenancy.
For more detail, see our Eviction Process guide.
Required Disclosures Compared to other states, Utah's disclosure requirements are relatively modest, usually focusing on federal requirements and specific localized hazards:
- Lead-Based Paint — Federally mandated for properties built prior to 1978.
- Methamphetamine Contamination — Landlords must disclose if they have actual knowledge that a rental property is contaminated from the manufacture, storage, or use of methamphetamines.
For more detail, see our Required Disclosures guide.
Maintenance and Habitability
Under the Utah Fit Premises Act (UFPA), landlords are bound by an implied warranty of habitability. They must provide and maintain a safe, sanitary, and livable environment. This includes:
- Providing working plumbing, heating, and electrical systems.
- Maintaining hot and cold running water.
- Keeping common areas safe and clean.
- Addressing dangerous conditions that pose substantial risks of imminent harm.
Tenants can utilize a "repair and deduct" remedy if the landlord fails to address severe issues (like a lack of heat or water) within a specified timeframe (up to 3 to 10 days, depending on severity) after receiving proper written notice, deducting up to two months' rent for the repair costs.
For more detail, see our Maintenance Obligations guide.
Late Fees and Grace Periods
Utah allows landlords to charge late fees, provided the terms are established in the written lease. According to Utah Code § 57-22-4, late fees for residential properties are capped at the greater of 10% of the agreed-upon rent or $75.
Utah law does not mandate a statutory grace period. Unless a grace period is specified in the lease, a late fee can legally be applied the day after rent is due.
For more detail, see our Late Fees guide.
Getting Started with Compliance
Navigating Utah's landlord-tenant laws requires a firm understanding of proper notice periods and lease structures. Landager helps landlords track their compliance status, automate 60-day rent increase notices, and efficiently log maintenance requests to remain compliant with the Utah Fit Premises Act.
Explore more Utah compliance topics:
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