Garfield County Landlord-Tenant Law

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

Garfield County Rental Market Overview

Garfield County is one of Utah’s most geographically spectacular and sparsely populated counties, covering approximately 5,175 square miles in south-central Utah. The county encompasses Bryce Canyon National Park, significant portions of Grand Staircase-Escalante National Monument, and the dramatic canyon and mesa country of the Colorado Plateau. The county seat is Panguitch, a small ranching and government town of roughly 1,500 people situated at 6,600 feet elevation along US-89. Other communities include Tropic, Cannonville, Escalante, and Boulder — each a small town serving visitors to the surrounding national parks and monuments. The county’s total population of approximately 5,200 makes it one of Utah’s least populated.

Tourism is the dominant economic driver in Garfield County, and this shapes the rental market significantly. Short-term vacation rentals near Bryce Canyon and along the Scenic Byway 12 corridor have proliferated, competing directly with long-term housing stock and driving up rents relative to local wages. Long-term rental inventory is genuinely scarce — housing units are few, much of the stock is owner-occupied, and vacation rental conversions have further tightened supply. Workers in hospitality, the national park service, and county government struggle to find affordable long-term housing. Rents for available long-term units typically run $800–$1,200 per month, elevated for such a rural area due to the STR-driven supply squeeze.

Garfield County Ordinances & Local Rules

Last verified: April 2026 · Source: Utah Sixth 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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Garfield County Utah Landlord-Tenant Law: Guide for Bryce Canyon Country Rental Property Owners

Garfield County is among Utah’s most visually stunning and logistically challenging places to own rental property. Covering over 5,100 square miles of canyon country, high plateaus, and one of the most dramatically layered geological landscapes on earth, the county is home to Bryce Canyon National Park, portions of Grand Staircase-Escalante National Monument, and Scenic Byway 12 — widely considered one of the most beautiful highway drives in the United States. The county’s permanent population of roughly 5,200 is scattered across a handful of small towns, with the largest concentration in Panguitch, the county seat, sitting at 6,600 feet on the western edge of the Paunsaugunt Plateau.

For landlords, Garfield County presents a paradox that is becoming increasingly common in Utah’s rural canyon country: extraordinary natural beauty that generates intense tourist interest, a booming short-term rental market, and a severe shortage of affordable long-term housing for the local workforce. The towns of Tropic and Cannonville, closest to the Bryce Canyon entrance, have seen significant conversion of housing stock to vacation rentals over the past decade. This has driven up effective rents for the few remaining long-term units while squeezing out the hospitality and NPS workers who need year-round housing most urgently. Landlords offering genuine long-term rentals operate in a tight market with genuine demand and limited competition.

Applying Utah Landlord-Tenant Law in Garfield County

All residential rental activity in Garfield County is governed by Utah’s statewide landlord-tenant framework. The Fit Premises Act (Utah Code §§ 57-22-1 through 57-22-7) sets the habitability baseline. At elevations ranging from roughly 5,800 feet in Escalante to over 7,000 feet on the Paunsaugunt Plateau above Bryce, winter conditions are serious — Panguitch regularly records temperatures well below zero Fahrenheit, and snowfall is substantial from November through March. Heating system maintenance is not optional; it is a legal requirement and a practical necessity. Landlords should service furnaces and check insulation every fall before cold weather arrives, and should document that service in writing.

Security deposits in Utah carry no statutory cap, allowing Garfield County landlords to charge whatever amount the lease specifies. Given the scarcity of rental housing and the elevated rents driven by STR competition, charging 1.5 to 2 months’ rent as a deposit is reasonable and defensible. The 30-day return deadline under Utah Code § 57-17-3 is strict — landlords must either return the deposit or provide a written itemized statement of deductions within 30 days of tenancy end. Failure to comply exposes the landlord to liability for the amount wrongfully withheld plus up to $100 in statutory damages. Thorough move-in and move-out documentation with dated photographs is essential.

Evictions in Garfield County are filed in the Sixth District Court at 55 South Main Street, Panguitch, UT 84759, reachable at (435) 676-8806. The nonpayment notice period under Utah law is 3 days, and the Sixth District serves multiple rural southwestern Utah counties. Contact the clerk directly to confirm current filing procedures and hearing availability, as rural district court operations can vary from the standard urban-court experience.

Landlords considering converting long-term rentals to short-term vacation rentals should first verify current zoning and land use regulations with Garfield County Planning at (435) 676-1120. The county has faced significant pressure from residents and workforce housing advocates regarding STR proliferation, and local regulations may have evolved since any given reference date. What is permitted today may be subject to future restrictions as the county grapples with its housing crisis.

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 Sixth District Court at (435) 676-8806 for guidance specific to your situation. Last updated: April 2026.