Summit County is Utah’s premier resort county, home to Park City — one of the most recognized ski destinations in North America and the host of the Sundance Film Festival. The county seat is Coalville, a small ranching town of roughly 1,500, but Park City dominates the county’s economy, culture, and housing market. Summit County also encompasses Snyderville Basin, Kimball Junction, and the communities along the I-80 corridor east of Salt Lake City. The county’s population of approximately 45,000 has grown substantially as remote workers, resort workers, and wealthy second-home buyers have driven demand. Property values in Park City proper are among the highest in the Mountain West, with median home prices well above $1 million.
The Summit County rental market is one of Utah’s most expensive and most complex. Park City’s resort economy creates extreme demand for worker housing — ski instructors, lift operators, hospitality staff, restaurant workers, and retail employees face a housing market that is priced far beyond their wages. Long-term rental units in Park City are scarce due to the dominance of short-term vacation rentals and second-home ownership. Rents for the few available long-term units can reach $2,500–$4,000 per month or more in Park City. The Snyderville Basin and Kimball Junction area offers somewhat more accessible rents of $1,800–$2,500 for workforce housing. Summit County has taken active steps to address its workforce housing crisis through deed-restricted affordable units and STR regulations.
Park City, Snyderville Basin, Kimball Junction, Coalville
Court
Third District Court
Typical Rent (Park City)
$2,500–$4,000+/mo
Rent Control
None
Just-Cause Eviction
Not required by state law
⚡ Eviction At-a-Glance
Nonpayment Notice
3-Day Pay or Quit
Lease Violation
3-Day Notice to Cure or Quit
Month-to-Month Term.
15-Day Written Notice
Filing Fee
~$75–$185
Eviction Timeline
3–6 weeks typical
Security Deposit Return
30 days after termination
Deposit Cap
No statutory cap
Statute
Utah Code §§ 57-17-1 et seq.; 78B-6-801 et seq.
Summit County & Park City Ordinances
Topic
Rule / Notes
Rental Licensing
Park City has rental licensing and STR regulations. Verify current requirements with Park City Municipal Corporation at (435) 615-5000 before renting any property inside city limits, especially short-term.
Rent Control
None. Utah law prohibits local rent control (Utah Code § 57-22-6). Despite Summit County’s severe affordability crisis, rent control is not legally available as a local tool.
Security Deposit
No statutory cap. At Park City rents, deposits of $3,000–$8,000 are common and legally permissible. Must be returned with written itemization within 30 days of termination (Utah Code § 57-17-3).
Third District Court (Eviction Venue)
Unlawful detainer actions for Summit County filed in Third District Court. Summit County courthouse: 6300 Justice Center Road, Park City, UT 84098. Phone: (435) 615-4300. Hours: Mon–Fri 8:00 a.m.–5:00 p.m.
STR Regulations
Summit County and Park City have active STR regulations including permits, caps, and zoning restrictions. The regulatory environment has evolved rapidly. Verify current STR rules directly with Summit County or Park City before listing any property short-term.
Workforce Housing
Summit County and Park City have deed-restricted workforce housing programs. If your property is subject to a deed restriction, specific income and occupancy limits apply — verify with Summit County Housing Authority.
Habitability
Utah Fit Premises Act (Utah Code §§ 57-22-1 through 57-22-7). Park City at 7,000 ft has significant snowfall and cold winters. Heating systems, weatherproofing, and snow removal access are critical.
Self-Help Eviction
Prohibited. All tenant removals require court order and sheriff’s writ of restitution.
Notice Type3-Day Notice to Pay Rent or Quit (3 business days)
Notice Period3 business days days
Tenant Can Cure?Yes - tenant can pay all rent within 3 business days to stop eviction
Days to Hearing3-10 (tenant has 3 days to answer; occupancy hearing within 10 days of answer) days
Days to Writ3 days after Order of Eviction served (Order of Restitution) days
Total Estimated Timeline14-30 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).
Serve the required notice based on the eviction reason (nonpayment or lease violation).
Wait for the notice period to expire. If tenant cures the issue (where allowed), the process stops.
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)).
Tenant is served with a summons and has the opportunity to respond.
Attend the court hearing and present your case.
If you prevail, obtain a writ of possession from the court.
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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⚠️ Disclaimer: These calculations are estimates based on state statutes and typical court timelines. Actual results vary by county, court backlog, and case specifics. Always verify current requirements with your local courthouse. This is not legal advice.
Underground Landlord
🏘️ Communities & Screening Tips
Key communities: Park City (primary market, very high rents), Snyderville Basin, Kimball Junction (more affordable), Coalville (county seat, agricultural).
Park City workforce: Hospitality, ski resort, and retail workers are the primary tenant pool for workforce housing. At Park City rents, require verified income of 3x monthly rent — at $3,000/month rent, that’s $9,000/month gross. Many resort workers share units; verify all occupants on the lease.
Professional / remote workers: A growing segment. Verify remote work income with employer letter and 3 months bank statements. Check for stability — remote roles can be eliminated.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Summit County Utah Landlord-Tenant Law: Guide for Park City Area Rental Property Owners
Summit County is Utah’s most affluent county and home to one of the Mountain West’s most recognized resort destinations — Park City, a historic silver-mining town transformed into a world-class ski resort community sitting at approximately 7,000 feet elevation in the Wasatch Range. The county encompasses Park City, the Snyderville Basin, Kimball Junction along I-80, Coalville (the county seat), and several smaller communities including Heber City’s gateway communities, Jeremy Ranch, and the Jordanelle Reservoir area. With a permanent population of approximately 45,000 that swells dramatically during ski season and the Sundance Film Festival, Summit County is one of Utah’s fastest-growing and most economically dynamic counties.
For landlords, Summit County presents an extreme version of the resort-market paradox: property values and short-term rental income potential are extraordinary, but the workforce that operates the resort economy cannot afford to live in the community. Park City’s median home price has exceeded $1 million for years, and long-term rental rates for the few available units have followed property values upward. A modest two-bedroom apartment in Park City proper that might rent for $1,200 in Price or Richfield commands $3,000 to $4,000 or more per month. Summit County and Park City have responded with active workforce housing programs, deed-restricted affordable units, and STR regulations designed to preserve long-term housing inventory — but the fundamental supply-demand imbalance remains severe.
Utah Law and Summit County Local Rules
All residential rental activity in Summit County is governed by Utah’s statewide landlord-tenant framework. The Fit Premises Act (Utah Code §§ 57-22-1 through 57-22-7) requires functional heating, weatherproofing, plumbing, and structural safety. Park City at 7,000 feet receives substantial snowfall — average annual snowfall of 300+ inches in the ski resort areas is common — and winter temperatures regularly drop below 0°F. Heating systems must be functional and properly maintained, and landlords should ensure adequate snow removal access to rental units. Evictions are filed in the Third District Court at 6300 Justice Center Road, Park City, UT 84098, reachable at (435) 615-4300.
Security deposits carry no statutory cap in Utah, and at Park City rent levels of $3,000 to $4,000 per month, deposits of two to three months’ rent are common and defensible. The 30-day return deadline under Utah Code § 57-17-3 is strict. With deposits of $6,000 to $12,000 at stake, meticulous move-in and move-out documentation is essential — dated photographs, written inventories, and signed checklists from both parties.
Park City has enacted STR regulations including permit requirements, caps on the number of STR permits in certain zones, and other restrictions designed to preserve workforce housing. Landlords considering converting long-term rentals to short-term use must verify current Park City Municipal ordinances and Summit County zoning rules before proceeding. The regulatory landscape continues to evolve. If your property is subject to a deed restriction through Summit County’s workforce housing program, specific income limits for tenants and other occupancy requirements apply — contact the Summit County Housing Authority to confirm your obligations.
This guide is provided for general informational purposes only and does not constitute legal advice. Landlord-tenant law and local ordinances in Summit County are subject to change. Consult a licensed Utah attorney or contact the Third District Court in Park City at (435) 615-4300 for guidance specific to your situation. Last updated: April 2026.
⚠️ Legal Disclaimer: This page is provided for general informational purposes only and does not constitute legal advice. Park City and Summit County local ordinances are subject to change — verify current STR, licensing, and workforce housing requirements directly. Consult a licensed Utah attorney or contact the Third District Court at (435) 615-4300 for specific guidance. Last updated: April 2026.
