Utah's landlord-tenant laws are designed to ensure fair and balanced relationships between property owners and renters. While Utah does not impose rent control and offers landlords considerable flexibility in setting lease terms, it also mandates specific responsibilities to maintain habitable living conditions and protect tenant rights.
The primary legal framework governing these relationships is the Utah Fit Premises Act. This statute outlines the duties of landlords and tenants, including maintenance obligations, entry protocols, and remedies for lease violations.
It’s important to note that while state laws provide a foundational structure, local ordinances often introduce additional requirements or restrictions. Landlords and tenants should consult both state statutes and local regulations to ensure full compliance. For comprehensive information, resources such as the Utah State Courts' Landlord-Tenant page and the Renter Toolkit provided by the Utah Department of Workforce Services can offer some guidance.
Disclaimer: Innago does not provide legal advice. The content and materials provided in this article are for general informational purposes only and many not be the most up-to-date information.
NEW! 2025 Utah Rental Laws
The following new rental laws passed in Utah in recent years:
Mandatory fee and rent disclosures(HB 182): Beginning May 7, 2025, Utah landlords must provide written disclosures before collecting any payment from a tenant. Disclosures must include estimated rent and fees, screening criteria, unit availability, and refund terms if agreement terms differ.
Electronic returns and tenant access after eviction(HB 480): Also beginning May 7, 2025, landlords may return security deposits and prepaid rent electronically if the tenant consents. Tenants must also be allowed to retrieve essential items like IDs, medicine, and documents within five business days after eviction.
Quick Facts
Required Disclosures
Lead-based paint Landlord/agent ID Copy of rental agreement Move-in/move-out checklist Nonrefundable fees Tenant screening criteria Methamphetamine contamination
Rent and Fees
Application Fees: Permitted Rent Control: Banned Late Fee Limit: $75 or 10% of monthly rent Grace Period Minimum: None
Security Deposits
Amount Limit: N/A Interest: N/A Return Within: 30 days
Entry
Notice: 24 hours’ Permitted Times of Entry: N/A
Fair Housing Protections
Race Color National origin Religion Sex Familial status Disability Sexual orientation Gender identity Source of income
Eviction Notices
Rent Demand Notice: 3-day pay-or-quit notice Notice for Lease Violation: 3-day cure-or-quit notice Unconditional Notice to Quit: 3-day quit notice
Rights and Responsibilities of Utah Landlords and Tenants
Utah landlords and tenants both have specific rights and responsibilities under state law, primarily governed by the Utah Fit Premises Act. These laws ensure that rental properties are kept in a habitable condition and that both parties adhere to agreed-upon terms. Understanding these obligations prevents legal disputes and promotes a fair rental experience.
Utah landlords have the right to:
Receive rent payments as specified in the lease agreement.
Collect and apply security deposits to cover unpaid rent or damages beyond normal wear and tear.
Enter the rental unit for inspections, repairs, or showings, provided they give at least 24 hours' notice, except in emergencies.
Enforce lease terms and initiate eviction proceedings if the tenant violates the agreement.
Utah landlords are responsible for:
Maintaining the rental unit in a condition fit for human habitation, including functioning electrical, plumbing, heating systems, and hot and cold water.
Addressing repair requests within a reasonable timeframe, usually within 1-10 days, depending on the severity of the issue.
Notifying the landlord of any maintenance issues or necessary repairs in a timely manner.
Utah Required Disclosures
Required disclosures are details that Utah landlords must provide to tenants before or at the beginning of a lease. These disclosures help ensure transparency about key property conditions, legal obligations, and landlord policies.
Below are a few of the most important required disclosures in Utah:
Lead-based paint (Title X, Section 1018). Landlords in all 50 states must include information about lead-based paint hazards in the rental agreements for most properties built before 1978. Sellers and landlords must distribute an EPA-approved information pamphlet called “Protect Your Family from Lead in Your Home” and disclose any known lead hazards in the property. These obligations were established by Section 1018 of the Residential Lead-Based Paint Hazard Reduction Act of 1992.
Landlord/Agent Identification (US § 57-22-4(7)(a)). Landlords must disclose in writing the name, address, and telephone number of the owner or any person authorized to manage the rental unit and/or act on behalf of the owner for the purposes of receiving notices.
Copy of Rental Agreement (US § 57-22-4(7)(b)). Utah landlords must provide their renters with a copy of the written rental agreement as well as a copy of any rules and regulations applicable to the rental unit.
Move-In/Move-Out Checklist (US § 57-22-4(6)(a)). Before entering into a rental agreement, the landlord must provide prospective renters with a written inventory of the rental unit's condition, excluding ordinary wear and tear. They must also allow renters to conduct a walkthrough inspection or a form to document damages and allow them a reasonable time to complete and return it.
Nonrefundable Fees (US § 57-17-2). According to Utah rental rights, tenants have a right to know about any nonrefundable fees. If a Utah landlord charges any nonrefundable fees during the application process or tenancy, these must be disclosed in writing to the tenant when the security deposit is taken.
Tenant Screening Criteria (US § 57-22-4(3)(a)(iv)) Before accepting any rental application fee, Utah landlords must disclose the criteria they will use to determine prospective tenants’ eligibility, including criteria related to criminal history, credit, income, employment, or rental history.
Methamphetamine Contamination (US § 57-27-201). If the landlord knows that a unit is contaminated by the use, storage, or manufacture of methamphetamines, the landlord must disclose this to tenants before entering a rental agreement. The contamination must be reported to a government agency responsible for monitoring the decontamination process and documenting the test results.
Utah Rent and Fees
Although Utah does not have rent control, the state still enforces multiple laws that affect how landlords can charge and collect rent, apply late fees, and respond to maintenance issues. For example, landlords must follow proper procedures before increasing rent and cannot impose excessive charges for bounced checks.
Below are the most important rent and fee laws that Utah landlords should know:
Rent Payments
Rent Due Date: There is no statute in Utah specifying when rent should be due.
Rent Increases: Rent control is banned in Utah (US § 57-20-1).
Grace Period: There is no mandatory grace period in Utah.
Fees
Application Fees: Rental application fees are not regulated in Utah.
Late Fees: $75 or 10% of monthly rent, whichever is greater (US § 57-22-4(5)(a)). The average rent late fee structure in Utah tends to be a one-time fee, as late fees that accumulate daily are not upheld in Utah courts.
NSF/Bounced Check Fee Maximum: If the tenant’s rent check bounces, the landlord may charge a fee of $20 (US § 7-15-2(2)).
Tenant Remedies
Withholding Rent/Repair and Deduct: If the landlord fails to take substantial action toward correcting a dangerous or deficient condition within 24 hours after receiving notice, the tenant may choose to arrange for the condition to be remedied and deduct the cost (up to two months’ rent) from future rent. However, the renter must be fully compliant under the lease to use this remedy and must also provide copies of all receipts to the landlord within five days after the beginning of the next rental period (US § 57-22-6(4)(a-b)).
Security Deposits
Almost all states have laws that control how landlords may collect, hold, and return a tenant’s security deposit, and Utah is no exception. These laws outline limits on the amount landlords can charge, the conditions for withholding funds, and the timeframe for returning the deposit after a lease ends.
Below is an overview of Utah’s security deposit laws:
Deposit Limit: There is no limit on security deposit amounts in Utah.
Interest: Utah landlords are not required to pay interest on security deposits.
Deposit Location: Utah landlords are not required to keep security deposits in a separate bank account.
Withholding: Landlords may withhold funds from the security deposit for unpaid rent/bills, damages beyond reasonable wear and tear, cleaning, or other costs or fees listed in the rental agreement (US § 57-17-3(1)). Landlords must also provide a written statement itemizing any withholdings from the deposit (US § 57-17-1)
Utah Tenant Screening and Fair Housing Protections
Tenants in Utah, like those in every state, are protected by federal laws that prohibit housing discrimination. The Federal Fair Housing Act (Title 24 USC § 3601–3607) ensures that landlords cannot make housing decisions based on a tenant’s inclusion in certain protected classes. These protections continue throughout the rental process from advertising and applications to lease terms and eviction.
What actions are considered housing discrimination?
Housing discrimination occurs when a landlord uses a tenant’s protected characteristics to make decisions about:
Accepting or denying rental applications
Setting or enforcing lease terms
Selecting screening criteria or background checks
Advertising or marketing rental units
Charging different rental rates, fees, or deposits
Offering or denying repairs and services
Terminating a lease or pursuing eviction
etc.
What are the protected classes in Utah?
Under federal law, landlords may not discriminate based on:
Race
Color
Religion
Sex
National origin
Familial status
Disability
In addition, Utah state law (US § 57-21-5) reinforces these protections and prohibits housing discrimination on the same basis. Utah law also adds sexual orientation, gender identity, and source of income to its protected classes and requires landlords to make reasonable accommodations for tenants with disabilities.
Utah landlords are subject to the federal Fair Credit Reporting Act (FCRA) (15 USC § 1681), which outlines the responsibilities of landlords to protect tenant credit information. According to the Act, landlords may not share tenant credit information with anyone without a legal reason to view it. They must also investigate disputed information, dispose of credit reports after use in tenant screening, and notify applicants when their credit score or history was the reason for their denial.
Use of Criminal Histories
Criminal background checks may be used during tenant screening in Utah. Utah landlords should follow HUD recommendations for using criminal background checks fairly. This includes avoiding blanket policies for denying applicants with criminal convictions, assessing applicants and their criminal histories on a case-by-case basis, and only denying an applicant when they demonstrate a risk to the safety of other residents or the property.
Landlords in Utah are legally expected to provide tenants with reasonable notice, which is typically 24 hours, before entering a rental unit for non-emergency reasons such as repairs, inspections, or showings. Entry should only take place at reasonable times and for legitimate purposes agreed upon in the lease or permitted by law.
Advanced Notice: 24 hours’, unless otherwise specified in the rental agreement (US § 57-22-4(2)).
Permitted Times: Utah state law does not designate any time-of-day restrictions for entering.
Emergency Entry: There are no laws in Utah regarding emergency entry without notice.
Utah Eviction Notices
Evictions are complex legal processes often poorly understood by both parties. Before pursuing eviction in Utah, consider hiring an experienced real estate attorney and be sure to review the Utah eviction process in more detail.
If an eviction becomes necessary, the process begins with delivering a written notice to the tenant. Utah law provides several types of eviction notices, each tailored to different lease violations or reasons for termination:
Notice for Lease Violation: 3 calendar days to cure or quit (US § 78B-6-802(h)).
Unconditional Notice to Quit: 3 calendar days to quit. This notice gives no opportunity to "cure" the violation and applies if the tenant does any of the following on the leased premises as per US § 78B-6-802(d-g):
Assigns or sublets the property against the lease
Commits or permits waste on the premises
Sets up or carries out unlawful business at the premises
Squatters are people who occupy a property without the owner's permission and without a valid lease. In Utah, removing a squatter typically requires going through the formal eviction process in court. Property owners are not allowed to forcibly remove a squatter by changing locks, shutting off utilities, or using physical force. These "self-help" evictions are illegal under Utah law.
Utah does allow squatters to attempt to gain legal ownership of a property through a process called adverse possession, but this is rare and only possible under strict conditions. According to Utah Code § 78B-2-208 and § 78B-2-210, a squatter must:
Occupy the property continuously for at least 7 years.
Pay all property taxes assessed on the property during that time.
Possess the property under a claim of right or color of title.
Use the property in a manner that is open, notorious, and exclusive, meaning the true owner could reasonably discover the occupation.
Because of the difficulty of proving adverse possession and the legal risks involved, property owners dealing with squatters should consult a qualified Utah real estate attorney.
In Utah, tenants who are crime victims (victims of domestic violence, stalking, sexual assault, burglary, or dating violence) are entitled to certain safety precautions and can require the landlord to install new locks (US § 57-22-5.1).
Conclusion
Utah’s rental laws provide a clear framework for landlords and tenants, promoting fairness, safety, and legal compliance in rental relationships. Landlords who look to follow the law, respect tenant rights, and seek legal guidance when needed are more likely to maintain positive rental relationships and avoid legal disputes.
FAQs
Is Utah a landlord-friendly state?
Yes, Utah is considered a landlord-friendly state. It does not have rent control laws, allows relatively flexible lease terms, and has minimal restrictions on fees. However, landlords must still follow the Utah Fit Premises Act and federal fair housing laws.
How much can a landlord charge for a security deposit in Utah?
Utah law does not place a limit on the amount a landlord can charge for a security deposit. However, landlords must return the deposit within 30 days of lease termination, along with an itemized list of any deductions (Utah Code § 57-17-3).
Can a Utah landlord enter a tenant's unit without notice?
Landlords in Utah must provide "reasonable" notice before entering a tenant’s unit, unless there is an emergency. 24 hours is commonly accepted as reasonable (Utah Code § 57-22-4(2)).
Is rent control allowed in Utah?
No. Utah state law preempts local governments from enacting rent control ordinances. Landlords are free to set and increase rent amounts, though increases must comply with the terms of the lease and cannot be made during a fixed-term lease (Utah Code § 10-1-203(4)).
What are a landlord's maintenance responsibilities in Utah?
Landlords must maintain rental units in a habitable condition, including keeping plumbing, heating, electrical, and structural systems in safe and working order. Tenants can request repairs in writing, and landlords typically have 10 days to address non-urgent issues (Utah Code § 57-22-4(1)).
What steps must be taken to evict a tenant in Utah for nonpayment of rent?
The landlord must serve a 3-day notice to pay or vacate. If the tenant does not pay within that time or move out, the landlord may begin the eviction process by filing a complaint with the court (Utah Code § 78B-6-802).
Are there any new rental laws in Utah for 2025?
Yes. Starting May 7, 2025, Utah landlords must give at least 60 days' notice before a rent increase if the increase exceeds 10%. Additionally, landlords who own 4 or more units must disclose screening criteria and provide denied applicants with specific reasons for rejection (HB 182 and HB 480).
