Grand County Landlord-Tenant Law

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

Grand County Rental Market Overview

Grand County is home to Moab, Utah’s most internationally recognized adventure tourism destination and the gateway to both Arches National Park and Canyonlands National Park. The county covers approximately 3,670 square miles of canyon country in southeastern Utah, but nearly all of its roughly 10,000 permanent residents live in and around Moab, which sits at the confluence of the Colorado River and Spanish Valley along US-191. Moab’s economy is almost entirely tourism-driven, attracting millions of visitors annually for mountain biking, off-road vehicle recreation, river rafting, climbing, and national park tourism. The combination of extreme visitor volume and limited developable land — much of the county is federal land — has created one of Utah’s most acute housing crises.

The Moab rental market is among the most expensive in rural Utah by a significant margin, driven by the massive short-term vacation rental market that competes directly with long-term housing stock. Long-term rental units in Moab command $1,200–$1,800 per month or more for modest homes — rates that strain the budgets of hospitality and service workers who earn tourism-sector wages. Grand County has taken active policy steps to address the housing crisis including STR regulations and workforce housing initiatives, but the fundamental supply constraint remains. For landlords offering genuine long-term rentals, demand is strong and vacancy is low.

Grand County Ordinances & Local Rules

Last verified: April 2026 · Source: Utah Seventh 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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Grand County Utah Landlord-Tenant Law: A Complete Guide for Moab Area Rental Property Owners

Grand County — and its county seat of Moab — represents one of the most unusual and challenging rental markets in the American West. A small city of roughly 5,500 permanent residents sitting at the junction of two of Utah’s most visited national parks, Moab has transformed over the past three decades from a quiet uranium and potash mining town into an international outdoor recreation destination that attracts several million visitors per year. The economic transformation has been dramatic and largely positive for property values and short-term rental income, but it has created a severe and well-documented housing crisis for the workforce that actually lives and works in the county year-round.

The core dynamic is straightforward: Moab has very limited developable land (much of Grand County is federal land managed by the BLM and NPS), a housing stock that was not built for rapid population growth, and an enormous short-term vacation rental industry that has converted a substantial portion of available housing units from long-term to short-term use. The result is that long-term rental units in Moab are scarce, expensive by rural Utah standards, and in high demand from the hospitality, retail, healthcare, and government workers who keep the city functioning. A modest two-bedroom home that might rent for $900 per month in Price or Richfield commands $1,400 to $1,800 per month in Moab.

Utah Law Framework in Grand County

All residential rental activity in Grand County is governed by Utah’s statewide landlord-tenant statutes. The Fit Premises Act (Utah Code §§ 57-22-1 through 57-22-7) sets the habitability standard. In Moab’s desert climate — where summer high temperatures routinely exceed 100°F and have reached 110°F — the practical application of the Fit Premises Act includes a strong expectation that rental units have functional cooling systems. While Utah’s Fit Premises Act does not explicitly mandate air conditioning as it does heat, a rental unit that becomes uninhabitable due to extreme heat may trigger habitability claims. Landlords should ensure that swamp coolers are cleaned, charged with water, and operational before the spring rental season, and should consider whether swamp coolers are adequate for units facing west or south in Moab’s intense summer sun (they often are not, and central AC may be needed).

Security deposits carry no statutory cap in Utah, and Moab landlords routinely and legally charge 1.5 to 2 months’ rent as deposits given the high demand and the genuine risk of tenant-caused damage in a high-turnover tourism economy. The 30-day return deadline under Utah Code § 57-17-3 applies strictly — the landlord must either return the full deposit or provide a written, itemized statement of deductions within 30 calendar days of tenancy end. Document condition at move-in and move-out exhaustively; with deposits of $2,000 to $3,600 at stake, the investment in thorough documentation is well justified.

Evictions in Grand County are filed in the Seventh District Court at 125 East Center Street, Moab, UT 84532, reachable at (435) 259-1349. The 3-day nonpayment notice period under Utah Code § 78B-6-802 is among the shortest in the nation, allowing landlords to move quickly on nonpayment situations. Given the high rents in Moab, a single month of unpaid rent represents a significant financial exposure, making prompt action on notice important.

Grand County and Moab City have both enacted short-term rental regulations in response to community pressure over housing availability. Landlords who currently operate long-term rentals and are considering converting to STR use should consult current ordinances with Grand County Planning at (435) 259-1346 before making any conversion. STR regulations in Moab have evolved rapidly and continue to be revised — what was permitted two years ago may now require specific permits, caps may apply, or zoning restrictions may preclude STR use in certain areas entirely. Operating an unpermitted STR in Moab carries meaningful enforcement risk.

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 Seventh District Court in Moab at (435) 259-1349 for guidance specific to your situation. Last updated: April 2026.