Davis County Landlord-Tenant Law

Utah landlord guide — county ordinances, courthouse info & local rules

Davis County Rental Market Overview

Davis County is one of Utah’s most densely populated and economically active counties, sandwiched between Salt Lake County to the south and Weber County to the north along the narrow strip of Wasatch Front bench land east of the Great Salt Lake. With a population approaching 380,000, Davis County is Utah’s third most populous county and has experienced consistent, rapid growth driven by its position as the most affordable Wasatch Front county within easy commuting distance of Salt Lake City. The county seat is Farmington, home to the massive Station Park outdoor shopping complex, though the larger cities of Layton, Bountiful, Kaysville, and Clearfield dominate the population landscape. Layton alone has over 80,000 residents.

The rental market in Davis County is among the most active in Utah outside of Salt Lake County. Military housing demand from Hill Air Force Base in Layton is a defining feature — Hill AFB is Utah’s largest single-site employer with over 22,000 military and civilian personnel, generating consistent rental demand from service members who do not live on base. Median rents run $1,300–$1,800 per month for single-family homes and $1,100–$1,400 for apartments. The combination of military tenants, Wasatch Front commuters, and a strong local employment base in aerospace, defense contracting, and retail creates one of Utah’s most stable landlord environments.

Davis County Ordinances & Local Rules

Last verified: April 2026 · Source: Utah Second District Court

Utah State Law Framework

⚡ Quick Overview

3 business days

Days Notice (Nonpayment)

3 calendar days (all violations)

Days Notice (Violation)

14-30

Avg Total Days

$$90-375 (varies by claim amount and court)

Filing Fee (Approx)

💰 Nonpayment of Rent

Notice Type 3-Day Notice to Pay Rent or Quit (3 business days)

Notice Period 3 business days days

Tenant Can Cure? Yes - tenant can pay all rent within 3 business days to stop eviction

Days to Hearing 3-10 (tenant has 3 days to answer; occupancy hearing within 10 days of answer) days

Days to Writ 3 days after Order of Eviction served (Order of Restitution) days

Total Estimated Timeline 14-30 days

Total Estimated Cost $200-600

⚠️ Watch Out

3 BUSINESS days (not calendar) for nonpayment notice. No statutory grace period. TREBLE DAMAGES: If tenant found in unlawful detainer, court may award landlord up to 3x damages (§ 78B-6-811) including trebled daily rent for each day of holdover. POSSESSION BOND option: landlord can file possession bond to get expedited return of premises; tenant then has 3 days to pay all rent to dismiss OR post counter-bond OR demand 3-day hearing (§ 78B-6-808). If tenant does nothing after possession bond = Order of Restitution issued immediately. NEW 2025: HB 182 requires 60-day notice for rent increases over 10%. HB 480 allows electronic security deposit returns; tenant can retrieve essential items (IDs, medicine) within 5 business days after eviction. Acceptance of partial rent does NOT waive landlord's right to pursue eviction (§ 799.40).

📜 Eviction Laws Main 📊 Compare This State

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📝 Utah Eviction Process (Overview)

1. Serve the required notice based on the eviction reason (nonpayment or lease violation).
2. Wait for the notice period to expire. If tenant cures the issue (where allowed), the process stops.
3. File an eviction case with the District Court or Justice Court - Unlawful Detainer (Utah Code § 78B-6-801 to 816). Pay the filing fee (~$$90-375 (varies by claim amount and court)).
4. Tenant is served with a summons and has the opportunity to respond.
5. Attend the court hearing and present your case.
6. If you prevail, obtain a writ of possession from the court.
7. Law enforcement executes the writ and removes the tenant if necessary.

⚠️ Disclaimer: This page provides general information about Utah eviction laws and does not constitute legal advice. Eviction procedures can vary by county and may change over time. Local jurisdictions may have additional requirements or tenant protections. For specific legal guidance, consult a qualified Utah attorney or local legal aid organization.

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🔍 Reduce Your Risk Before Signing a Lease: Utah landlords who screen tenants carefully before signing a lease significantly reduce their risk of ending up in eviction court. Understanding tenant screening in Utah — including background checks, credit history, income verification, and rental references — is one of the most cost-effective steps you can take to protect your rental property. Before you ever need Utah's eviction process, proper tenant screening can help you identify red flags early and avoid problem tenancies altogether.

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Davis County Utah Landlord-Tenant Law: Complete Guide for Landlords Near Hill Air Force Base and the Wasatch Front

Davis County is one of the most dynamic rental markets in Utah, and its defining characteristic for landlords is Hill Air Force Base. Hill AFB, located in Layton, is Utah’s largest single-site employer with over 22,000 military and civilian personnel. The base draws active-duty Air Force and Space Force members, Department of Defense civilian employees, and thousands of defense contractor workers who generate a steady, year-round flow of rental demand that insulates Davis County’s market from the volatility that affects purely civilian rental markets. When a unit becomes vacant in Layton or Clearfield, there is almost always a qualified military or defense-sector applicant ready to step in.

The county has grown rapidly over the past two decades as Salt Lake County housing costs have pushed renters and buyers northward. Syracuse, on the western side of Davis County near the Great Salt Lake, has been among Utah’s fastest-growing cities, and Farmington and Kaysville have seen significant residential development along the I-15 and Legacy Highway corridors. The result is a well-supplied but consistently demanded rental market where vacancy rates remain relatively low and landlords have generally been able to maintain competitive rents without significant concession-offering.

The Servicemembers Civil Relief Act — Critical for Davis County Landlords

Any Davis County landlord renting to active-duty military personnel must understand the federal Servicemembers Civil Relief Act (SCRA). The SCRA is not Utah law — it is federal law that supersedes state and local statutes in several important ways. Under the SCRA, an active-duty service member who receives qualifying military orders can legally terminate a residential lease with just 30 days’ written notice and a copy of the orders. Qualifying orders include permanent change of station (PCS) orders, deployment orders for 90 days or more, and separation from service. The landlord cannot penalize the tenant for this early termination, cannot charge an early termination fee, and must return the security deposit in the normal timeframe.

The SCRA also caps the interest rate on pre-service debts at 6% while the service member is on active duty, though this primarily affects financial institutions rather than landlords. More practically relevant for Davis County landlords: the SCRA requires that any eviction of a service member for nonpayment or lease violation must go through the court process — there is no self-help eviction even for flagrant violations, and courts have some discretion to stay proceedings in cases involving active deployments. Landlords should include clear lease language acknowledging SCRA rights, request a copy of orders before accepting military applications, verify BAH rates for the applicable rank, and consult an attorney before taking any action against a military tenant.

Utah Landlord-Tenant Law in Davis County

Davis County landlords operate under Utah’s statewide landlord-tenant framework, with no county-level rental ordinances that modify the state baseline. The Fit Premises Act requires landlords to maintain habitable conditions including functional heating, weatherproofing, working plumbing and electrical systems, and structural safety. Davis County’s inversion seasons create prolonged periods of poor outdoor air quality in winter — while landlords are not responsible for outdoor air quality, ensuring HVAC systems are functioning and properly filtered is both a habitability obligation and a strong marketing point in a health-conscious market.

Security deposits have no statutory cap in Utah, so landlords may charge whatever the lease specifies. The 30-day return requirement is firm: within 30 days of tenancy termination, the landlord must return the deposit with a written itemized statement of any deductions or return it in full. Given Davis County’s active market, landlords should have a move-out inspection process and documentation protocol ready to execute immediately after a tenant vacates.

Evictions are handled in the Second District Court, Farmington Division at 800 West State Street, Farmington, UT 84025, phone (801) 447-3800. The standard 3-day nonpayment notice under Utah Code § 78B-6-802 applies. Davis County’s Second District is one of the busier Utah district courts given the county’s population, so landlords should file promptly after the notice period expires and plan for hearing scheduling timelines accordingly.

This guide is provided for general informational purposes only and does not constitute legal advice. Landlord-tenant law is subject to change. Consult a licensed Utah attorney or contact the Second District Court in Farmington at (801) 447-3800 for guidance specific to your situation. Last updated: April 2026.