Rich County Landlord-Tenant Law

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

Rich County Rental Market Overview

Rich County occupies the northeastern corner of Utah, bordering Idaho to the north and Wyoming to the east. The county seat is Randolph, a small ranching community of approximately 500 people. The county’s total population of roughly 2,400 is spread primarily across Randolph, Woodruff, and the communities along the Bear Lake shoreline including Garden City — the county’s most commercially active town and the primary gateway to Bear Lake, a striking turquoise freshwater lake straddling the Utah-Idaho border known for its distinctive color and raspberry shakes. Rich County covers approximately 1,030 square miles of high mountain valley, with elevations ranging from Bear Lake at about 5,900 feet to passes exceeding 9,000 feet in the surrounding ranges.

The rental market in Rich County is split between two very different segments. The Bear Lake corridor — particularly Garden City — has a robust short-term vacation rental market driven by summer recreation, boating, and the annual Raspberry Days festival that draws tens of thousands of visitors. Long-term rental inventory near the lake is extremely scarce because of STR conversion pressure and the high value of lakefront and lake-view properties. Inland in Randolph and Woodruff, the market is almost entirely agricultural — ranch worker housing and modest owner-managed rentals at $700–$950 per month.

Rich County Ordinances & Local Rules

Last verified: April 2026 · Source: Utah First 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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Rich County Utah Landlord-Tenant Law: Guide for Bear Lake and Randolph Area Rental Property Owners

Rich County sits in Utah’s northeastern corner, tucked against the Idaho and Wyoming borders in a high-elevation landscape of mountains, valleys, and the remarkable Bear Lake. With a population of approximately 2,400, Rich County is among Utah’s least populated, yet it contains one of the state’s most recognizable recreational destinations — Bear Lake, a 109-square-mile freshwater lake known for its vivid turquoise-blue color, caused by calcium carbonate suspended in the water. The lake straddles the Utah-Idaho border, with the Utah shore anchored by Garden City, a small community that transforms into a bustling vacation destination every summer. The Bear Lake raspberry shake is something of a regional culinary institution, and the area draws visitors from the Wasatch Front, Wyoming, and Idaho for boating, fishing, swimming, and the annual Raspberry Days festival.

For landlords, Rich County is essentially two different markets. The Bear Lake shoreline, particularly Garden City and Laketown, operates as a vacation real estate and short-term rental market where property values are high, STR income potential is strong during the summer season, and long-term rental inventory is nearly nonexistent. The inland communities of Randolph, Woodruff, and their surrounding ranch lands operate as a traditional rural agricultural community where housing is owner-occupied or informally rented to ranch workers at modest prices. The two markets barely intersect.

Utah Law in Rich County

All residential rental activity in Rich County is governed by Utah’s statewide landlord-tenant framework. The Fit Premises Act (Utah Code §§ 57-22-1 through 57-22-7) requires landlords to maintain habitable conditions. Rich County sits at elevations of 6,000 feet and above, and the Bear Lake basin specifically is known for harsh winters with significant snowfall, strong winds, and cold temperatures that can plunge well below zero Fahrenheit. Heating systems and proper weatherproofing are essential legal obligations for Rich County landlords, not optional amenities. Landlords should service heating equipment annually and document that service.

Security deposits carry no statutory cap in Utah. The 30-day return deadline under Utah Code § 57-17-3 applies strictly. Evictions in Rich County are filed in the First District Court at 20 South Main Street, Randolph, UT 84064, reachable at (435) 793-2415. As a rural county courthouse, landlords should contact the clerk directly to confirm current hearing schedules and procedures before filing.

For landlords near Bear Lake who are considering short-term rental conversions, Rich County has enacted STR-related regulations in response to the rapid growth of vacation rentals along the lake. Verify current permit requirements and zoning restrictions directly with Rich County before listing any property on Airbnb, VRBO, or similar platforms. The regulatory landscape for STRs in Rich County continues to evolve as the community grapples with balancing tourism economics against the needs of year-round residents.

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 First District Court in Randolph at (435) 793-2415 for guidance specific to your situation. Last updated: April 2026.