Washington County is Utah’s third most populous county and the economic hub of Utah’s Dixie region, anchored by St. George — a city of approximately 100,000 that has been one of the fastest-growing metros in the United States for much of the past two decades. The county sits in the southwestern corner of Utah at the edge of the Mojave Desert and the Colorado Plateau, with a warm desert climate that averages over 300 sunny days per year and mild winters that attract retirees, remote workers, and in-migrants from colder states. Other communities include Washington City, Hurricane, Ivins, Santa Clara, and La Verkin. The county is the gateway to Zion National Park — one of the most visited national parks in the country — which drives significant tourism economy and STR activity.
The St. George rental market has been one of the hottest in the Mountain West, driven by in-migration from California, Nevada, and other high-cost states, combined with retiree demand and a growing tech and healthcare employment base anchored by Utah Tech University and Dixie Regional Medical Center. Rents for two-bedroom units typically run $1,400–$1,900 per month across most of St. George, with newer developments and premium areas running higher. The county experiences significant short-term rental activity around Zion National Park, particularly in Hurricane and Rockville, which has tightened long-term rental supply in those communities.
St. George, Washington City, Hurricane, Ivins, Santa Clara
Court
Fifth District Court
Typical Rent (2BR)
$1,400–$1,900/mo
Rent Control
None
Just-Cause Eviction
Not required
⚡ 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.
Washington County Ordinances & Local Rules
Topic
Rule / Notes
Rental Licensing
No county-level rental license required. Individual cities may have local requirements. St. George City may require business licenses for rental properties — verify at (435) 627-4000. STR permits are required in many Washington County municipalities.
Rent Control
None. Utah law prohibits local rent control (Utah Code § 57-22-6).
Security Deposit
No statutory cap. Must be returned with written itemization within 30 days of termination (Utah Code § 57-17-3).
Fifth District Court (Eviction Venue)
Unlawful detainer actions filed in Fifth District Court. St. George courthouse: 220 North 200 East, St. George, UT 84770. Phone: (435) 986-5700. Hours: Mon–Fri 8:00 a.m.–5:00 p.m.
STR Activity (Zion Gateway)
Hurricane, Rockville, and communities near Zion have significant STR activity. Individual cities have varying STR permit requirements. Verify current rules with the specific city before listing any property short-term.
Habitability
Utah Fit Premises Act (Utah Code §§ 57-22-1 through 57-22-7). St. George’s desert climate means summer heat (highs of 100°F+) is the primary habitability concern — functioning cooling systems are practically essential, though not explicitly mandated by statute.
Entry Notice
Minimum 24 hours advance written notice before non-emergency entry (Utah Code § 57-22-4).
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: St. George (primary market), Washington City, Hurricane, Ivins, Santa Clara, La Verkin, Springdale (Zion gateway).
St. George: Diverse tenant pool — retirees, Utah Tech University students, healthcare workers, tech workers, in-migrants. Verify income at 3x rent. For student tenants: require a co-signer with 5x monthly rent income.
Hurricane / Zion corridor: Tourism and hospitality worker market. Verify year-round vs seasonal employment. STR pressure has tightened long-term rental inventory significantly.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Washington County Utah Landlord-Tenant Law: Guide for St. George Area Rental Property Owners
Washington County and its principal city of St. George represent one of the most remarkable growth stories in the American West. Situated at the edge of the Mojave Desert and the Colorado Plateau in Utah’s southwestern corner, St. George has transformed from a small city of 28,000 in 1990 to a metro area of approximately 200,000 today. The combination of warm climate, dramatic red rock scenery, proximity to Zion National Park and multiple other national and state parks, and housing prices that — while no longer the bargains they once were — remain meaningfully more affordable than Las Vegas, Phoenix, or California coastal markets, has made Washington County one of the nation’s most consistently fast-growing metros for the past three decades.
The St. George rental market reflects this growth dynamism. Strong in-migration from California and Nevada has driven sustained demand for rental housing, while limited supply and active short-term rental conversions have kept vacancy low and rents elevated relative to most rural Utah markets. The county’s tenant pool is among the most diverse in Utah — retirees and active adults seeking warm climate and outdoor recreation, young families priced out of Wasatch Front markets, Utah Tech University students, healthcare and government workers anchored by Dixie Regional Medical Center and Washington County’s growing government employment base, and tourism and hospitality workers serving the millions of annual visitors to Zion and surrounding parks.
Utah Law in Washington County
All residential rental activity in Washington 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. St. George’s desert climate — with summer highs regularly exceeding 105°F — makes cooling systems a practical necessity. While the Fit Premises Act does not explicitly mandate air conditioning as it does heat, a unit that becomes uninhabitable due to extreme summer heat may give rise to habitability claims. Landlords should ensure AC units are serviced and functional before the summer rental season, and swamp coolers should be serviced, charged, and tested each spring. At St. George’s low elevation and desert humidity levels, swamp coolers are generally effective through most of the summer.
Security deposits carry no statutory cap. The 30-day return deadline under Utah Code § 57-17-3 is strict. Evictions in Washington County are filed in the Fifth District Court at 220 North 200 East, St. George, UT 84770, reachable at (435) 986-5700. Utah’s 3-day nonpayment notice period is among the shortest in the nation.
For landlords in the Zion corridor — Hurricane, La Verkin, Rockville, and Springdale — STR regulations have become an increasingly important consideration. Each municipality has enacted or is actively developing STR regulations in response to community pressure over housing availability and neighborhood character. Verify current permit requirements, caps, and zoning restrictions directly with the relevant municipality before converting any property to short-term use or purchasing a property with STR income in mind.
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 Fifth District Court in St. George at (435) 986-5700 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. Consult a licensed Utah attorney or contact the Fifth District Court at (435) 986-5700 for specific guidance. Last updated: April 2026.
