Utah Landlord-Tenant Laws: Key Rental Rules (2026)
Security deposits, notice periods, landlord entry, and other key rental rules in Utah, each linked to the state law it comes from.
By the ListMyHomes.com™ Editorial TeamPublished Last reviewed
This page summarizes the main landlord-tenant rules in Utah. Each rule in the table below links to the law it comes from.
Key rules at a glance
| Rule | Utah |
|---|---|
| Where these laws apply | Utah Code Title 57, Chapter 17 (residential renters' deposits), Title 57, Chapter 22 (the Utah Fit Premises Act) and Title 78B, Chapter 6, Part 8 (forcible entry and detainer) set no county or population limit on where they apply. The Fit Premises Act covers a renter's principal place of residence; it does not cover facilities in a boarding or rooming house or similar facility, a mobile home lot, or recreational property rented on an occasional basis. Counties and municipalities may not adopt an ordinance, resolution or regulation inconsistent with the Fit Premises Act. Unlawful detainer by an owner resident of a mobile home is decided under the Mobile Home Park Residency Act (Title 57, Chapter 16). Utah Code §§ 57-22-2(5), 57-22-7(1), 78B-6-802(3) |
| Security deposit limit | No limit set by Utah Code Title 57, Chapters 17 and 22, or Title 78B, Chapter 6, Part 8. Utah Code Title 57, Chapters 17 and 22; Title 78B, Chapter 6, Part 8 (no provision) |
| Where deposits are held | No rule on where or how a deposit is held in Utah Code Title 57, Chapters 17 and 22, or Title 78B, Chapter 6, Part 8. If there is a written agreement and any part of the deposit is to be non-refundable, this must be stated in writing to the renter when the deposit is taken. Utah Code Title 57, Chapters 17 and 22; Title 78B, Chapter 6, Part 8 (no provision); Utah Code § 57-17-2 |
| Returning the deposit | No later than 30 days after the renter moves out and returns possession, the owner must mail or deliver to the renter's last known address, or send electronically by a means the renter provided, the balance of any deposit and of any prepaid rent and, if anything was deducted, a written notice itemizing and explaining each deduction. If the owner does not, the renter may serve a notice substantially in the form the statute sets out, and the owner then has five business days after service to comply. Utah Code § 57-17-3(2), (3), (5) |
| Deposit deductions | At the end of a tenancy, the deposit may be applied to rent, damage to the premises beyond reasonable wear and tear, other costs and fees provided for in the contract, or cleaning of the unit. Utah Code § 57-17-3(1) |
| Interest on deposits | Not required by Utah Code Title 57, Chapters 17 and 22, or Title 78B, Chapter 6, Part 8. Utah Code Title 57, Chapters 17 and 22; Title 78B, Chapter 6, Part 8 (no provision) |
| Landlord entry notice | Unless the rental agreement provides otherwise, the owner must give the renter at least 24 hours' notice before entering. A renter may not use the owner's failure to follow this rule to excuse the renter's own compliance with the rental agreement or as a basis for a lawsuit against the owner. Utah Code § 57-22-4(2), (9) |
| Notice to end a month-to-month lease | For a lease for an indefinite time with monthly or other periodic rent, a tenant who stays after the end of a month or period is in unlawful detainer if, at least 15 calendar days before that month or period ended, the owner served a notice requiring the tenant to leave when it ends. For a tenancy at will, a tenant who stays after a notice of at least five calendar days expires is in unlawful detainer. Utah Code § 78B-6-802(1)(b) |
| Rent-increase notice | No notice period in Utah Code Title 57, Chapters 17 and 22, or Title 78B, Chapter 6, Part 8. Utah Code Title 57, Chapters 17 and 22; Title 78B, Chapter 6, Part 8 (no provision) |
| Late fees | A late fee may not be more than the greater of 10% of the rent agreed to in the rental agreement or $75. Other fees, fines, assessments, interest or costs may not be more than the rental agreement states, and may not be charged if the rental agreement does not include them unless it is month-to-month and the owner gives the renter 15 days' notice of the charge. No grace period in Utah Code Title 57, Chapters 17 and 22, or Title 78B, Chapter 6, Part 8. A renter may not use the owner's failure to follow these rules to excuse the renter's own compliance with the rental agreement or as a basis for a lawsuit against the owner. Utah Code § 57-22-4(5), (9); Utah Code Title 57, Chapters 17 and 22; Title 78B, Chapter 6, Part 8 (no provision) |
| Notice for unpaid rent | After a default in rent or other amounts due, a tenant who stays is in unlawful detainer once a written notice to pay the rent and other amounts due or surrender the premises has gone unmet for three business days after service. The notice may be served at any time after the rent becomes due. Utah Code § 78B-6-802(1)(c) |
| Rent control | Not allowed without the Legislature's express approval. A county, city or town may not enact an ordinance or resolution that would control rents or fees on private residential property unless it has the express approval of the Legislature. Utah Code § 57-20-1 |
| Required landlord disclosures | Before accepting an application fee or any other payment from a prospective renter, the owner must disclose in writing a good-faith estimate of the rent and of each fixed non-rent expense, the type of each use-based non-rent expense, the date the unit is scheduled to be available, the criteria used to decide eligibility (including criminal history, credit, income, employment or rental history), and how the prospective renter can recover money paid. Before the rental agreement is entered into, the owner must give a written inventory of the unit's condition, give a form for the renter to document the condition and return within a reasonable time after moving in, or offer a walkthrough inspection. At or before the start of the rental term, the owner must disclose in writing the owner's name, address and telephone number, or those of a person authorized to manage the unit or to receive notices for the owner, and give the renter an executed copy of a written rental agreement and a copy of any rules and regulations. A renter may not use the owner's failure to follow these rules to excuse the renter's own compliance with the rental agreement or as a basis for a lawsuit against the owner. Utah Code § 57-22-4(3), (6), (7), (9) Federal law: For housing built before 1978 (with limited exceptions): before the tenant is bound by the lease, the landlord must give the EPA lead-hazard pamphlet and disclose any known lead-based paint or hazards and any available reports. 42 U.S.C. § 4852d; 40 CFR 745.107 |
| Fair housing protected classes | Race, color, religion, sex, national origin, familial status, source of income, disability, sexual orientation and gender identity. In Utah's law, source of income means verifiably being a recipient of federal, state or local assistance, including medical assistance, or a tenant receiving federal, state or local subsidies, including rental assistance or rent supplements. Source of income, sexual orientation and gender identity appear in Utah's law but not in the federal list. Utah Code §§ 57-21-5(1), 57-21-2(25); 42 U.S.C. § 3604 |
What this means for renters
Before you sign, compare the lease's deposit amount, rent due date, and late-fee terms with the rules above. At move-in, record the unit's condition with dated photos. When you move out, give the written notice your lease and the rules above call for, leave a forwarding address, and keep copies of everything you send and receive.
What this means for landlords who manage their own rental
List the unit with its rent, deposit, and lease terms. Screen every applicant by the same written criteria, within fair-housing law. Collect the deposit and give notices following the rules above, and keep records of the unit's condition at move-in and move-out.
List your rental on ListMyHomes.com for one flat fee, or browse rentals in Utah listed directly by owners.
Frequently asked questions
How much can a landlord charge for a security deposit in Utah?
No limit set by Utah Code Title 57, Chapters 17 and 22, or Title 78B, Chapter 6, Part 8. See the source in the table above.
How long does a Utah landlord have to return a security deposit?
No later than 30 days after the renter moves out and returns possession, the owner must mail or deliver to the renter's last known address, or send electronically by a means the renter provided, the balance of any deposit and of any prepaid rent and, if anything was deducted, a written notice itemizing and explaining each deduction. If the owner does not, the renter may serve a notice substantially in the form the statute sets out, and the owner then has five business days after service to comply. See the source in the table above.
How much notice must a Utah landlord give before entering?
Unless the rental agreement provides otherwise, the owner must give the renter at least 24 hours' notice before entering. A renter may not use the owner's failure to follow this rule to excuse the renter's own compliance with the rental agreement or as a basis for a lawsuit against the owner. See the source in the table above.
How much notice ends a month-to-month lease in Utah?
For a lease for an indefinite time with monthly or other periodic rent, a tenant who stays after the end of a month or period is in unlawful detainer if, at least 15 calendar days before that month or period ended, the owner served a notice requiring the tenant to leave when it ends. For a tenancy at will, a tenant who stays after a notice of at least five calendar days expires is in unlawful detainer. See the source in the table above.
How much notice is required for a rent increase in Utah?
No notice period in Utah Code Title 57, Chapters 17 and 22, or Title 78B, Chapter 6, Part 8. See the source in the table above.
How much can a Utah landlord charge for late rent?
A late fee may not be more than the greater of 10% of the rent agreed to in the rental agreement or $75. Other fees, fines, assessments, interest or costs may not be more than the rental agreement states, and may not be charged if the rental agreement does not include them unless it is month-to-month and the owner gives the renter 15 days' notice of the charge. No grace period in Utah Code Title 57, Chapters 17 and 22, or Title 78B, Chapter 6, Part 8. A renter may not use the owner's failure to follow these rules to excuse the renter's own compliance with the rental agreement or as a basis for a lawsuit against the owner. See the source in the table above.
How much notice must a Utah landlord give when rent is unpaid?
After a default in rent or other amounts due, a tenant who stays is in unlawful detainer once a written notice to pay the rent and other amounts due or surrender the premises has gone unmet for three business days after service. The notice may be served at any time after the rent becomes due. See the source in the table above.
Does Utah have rent control?
Not allowed without the Legislature's express approval. A county, city or town may not enact an ordinance or resolution that would control rents or fees on private residential property unless it has the express approval of the Legislature. See the source in the table above.
Rentals in Utah listed by owners
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