UT
Utah Landlord-Tenant Laws
Security Deposit Return Timeline
Utah Code
✅ Key Requirements
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- 30 days after end of tenancy OR receipt of forwarding address (whichever is later)
- Must provide itemized written notice of any deductions
- Must return remaining balance
- No statutory limit on deposit amount
- No interest required on deposits
Permitted Security Deposit Deductions
Utah Code
✅ Key Requirements
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- May deduct for unpaid rent
- May deduct for damage beyond normal wear and tear
- May deduct for cleaning costs to restore to original condition
- Must itemize all deductions
- Cannot deduct for normal wear and tear
Penalties for Wrongful Withholding
Utah Code
✅ Key Requirements
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- Tenant must send 5-day Notice to Provide Deposit Disposition first
- If landlord doesn't comply within 5 business days, tenant may sue
- Tenant may recover full deposit plus $100 penalty
- Tenant may recover court costs and attorney fees
Nonrefundable Fees Requirements
Utah Code
✅ Key Requirements
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- Nonrefundable fees allowed (pet fees, cleaning fees, etc.)
- Must be clearly identified as nonrefundable in writing
- Tenant must agree in writing at time fee is collected
- If not properly disclosed, fee is treated as refundable deposit
3-Day Notice for Nonpayment of Rent
Utah Code
✅ Key Requirements
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- 3 business days (not including day notice is served)
- No mandatory grace period for rent in Utah
- Notice must state exact amount owed
- Tenant can cure by paying within 3-day period
- If paid within 3 days, landlord cannot proceed with eviction
3-Day Notice for Lease Violations
Utah Code
✅ Key Requirements
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- 3 calendar days (including weekends and holidays)
- Notice must specify breach and required remedy
- Tenant has opportunity to cure within 3 days
- If cured within 3 days, landlord cannot proceed
- Applies to curable lease violations
3-Day Unconditional Notice to Quit
Utah Code
✅ Key Requirements
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- 3 calendar days to vacate (no cure opportunity)
- Applies to: subletting without permission, property damage/waste, nuisance, illegal business, criminal activity
- Tenant cannot fix violation
- Must vacate within 3 days or face eviction lawsuit
Unlawful Detainer (Eviction Lawsuit) Process
Utah Code
✅ Key Requirements
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- Filed in district or justice court after notice expires
- Filing fees range from $90-$375
- Sheriff/constable/process server serves summons
- Tenant must file answer within timeframe stated in summons (typically 3 days)
- For nonpayment: expedited hearing within 10 days if requested
- +1 more requirements
Possession Bond for Expedited Eviction
Utah Code
✅ Key Requirements
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- Available in nonpayment cases only
- Filed after complaint but before judgment
- Judge approves bond amount
- Bond types: corporate, cash, certified funds, or property
- Tenant must be notified and informed of remedies
- +2 more requirements
Order of Restitution and Physical Removal
Utah Code
✅ Key Requirements
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- Issued after landlord wins judgment
- Sheriff/constable enforces removal
- Personal property removed to safe storage
- Tenant has 15 days to claim property
- Tenant must pay all storage costs to reclaim
- +1 more requirements
Utah Fit Premises Act - Landlord Duties
Utah Code
✅ Key Requirements
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- Safe, sanitary, and fit for human occupancy
- Maintain common areas in safe/sanitary condition
- Maintain electrical, plumbing, HVAC, appliances in working order
- Provide hot and cold running water
- Comply with building and housing codes
- +2 more requirements
Tenant's Maintenance and Conduct Obligations
Utah Code
✅ Key Requirements
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- Keep premises clean and sanitary
- Comply with all rental agreement terms
- Not destroy, deface, damage, or remove property
- Not interfere with neighbors' peaceful enjoyment
- Must report dangerous conditions (becomes tenant's responsibility if not reported)
- +2 more requirements
Tenant Remedies for Uninhabitable Conditions
Utah Code
✅ Key Requirements
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- Tenant must give written notice describing problem
- Health/safety issues: landlord has 3 days to repair
- Other issues: reasonable time to repair
- If not repaired, tenant may: (1) repair and deduct, (2) terminate lease, or (3) reduce rent
- Must follow proper procedures or risk eviction
- +1 more requirements
Repair and Deduct Remedy
Utah Code
✅ Key Requirements
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- Must give proper written notice first specifying repair and deduct intention
- Must wait for corrective period to expire (3 days for health/safety, reasonable time for others)
- May only deduct actual and reasonable repair costs
- Must provide landlord with receipts
- Rental agreement must disclose tenant's right to repair and deduct
Rent Reduction and Lease Termination
Utah Code
✅ Key Requirements
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- Available after proper notice and expiration of corrective period
- Tenant may terminate lease without penalty
- OR tenant may reduce rent proportionally
- Proportional rent reduction based on degree of uninhabitability
- Must specify intention in original repair request notice
Landlord Right of Entry and Notice
Utah Code
✅ Key Requirements
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- Reasonable notice required (Utah doesn't specify exact hours)
- Emergency entry allowed without notice
- Valid reasons: repairs, inspections, services, showings
- Tenant entitled to quiet enjoyment
- Unreasonable entry may constitute harassment
Prohibition on Self-Help Eviction
Utah Code
✅ Key Requirements
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- Self-help evictions illegal (lockouts, utility shutoffs, removing property)
- Landlord must use unlawful detainer court process
- Only court order permits legal eviction
- Tenant may sue for damages if illegally evicted
- Tenant may recover possession and damages
Prohibition on Retaliatory Eviction
Utah Code
✅ Key Requirements
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- Cannot evict in retaliation for protected complaints
- Protected complaints: habitability issues, code violations, tenant rights
- Tenant may use retaliation as defense in eviction case
- Burden on tenant to prove retaliatory motive
- Landlord may still evict for legitimate non-retaliatory reasons
Termination of Month-to-Month Tenancies
Utah Code
✅ Key Requirements
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- 15 days' written notice required
- Either party may terminate
- No cause required
- Notice must be before next rental period begins
- If tenant doesn't move, landlord may file unlawful detainer
Holdover Tenant After Lease Expiration
Utah Code
✅ Key Requirements
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- Fixed-term leases expire automatically on end date
- No notice required to end fixed-term lease (unless lease specifies)
- Holdover without consent = unlawful detainer
- Landlord may file eviction immediately
- If landlord accepts rent, may create new month-to-month tenancy
Protections for Crime and Domestic Violence Victims
Utah Code
✅ Key Requirements
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- Applies to victims of: domestic violence, stalking, sexual assault, burglary, dating violence
- Tenant may request landlord change locks (at tenant's expense)
- Tenant may terminate lease with protective order or police report
- Landlord cannot restrict calls to police or public safety agencies
- Landlord cannot penalize tenant for being crime victim
- +1 more requirements
Source of Income Anti-Discrimination
Utah Code
✅ Key Requirements
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- Cannot discriminate based on source of income
- Also protected: race, color, religion, national origin, sex, familial status, disability
- Source of income includes: employment, Social Security, housing vouchers, etc.
- Applies to all aspects of tenancy: application, terms, eviction
- Enforced by Utah Antidiscrimination and Labor Division
Late Fee Limitations
Utah Code
✅ Key Requirements
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- Maximum late fee: greater of $75 or 10% of rent
- No mandatory grace period (unless in lease)
- Landlord may charge late fees immediately after due date if no grace period
- Late fees must be reasonable and stated in lease