Renting in Utah
Your rights as a tenant in Utah
Utah law sets no maximum for the security deposit. What state law says about your deposit, the notices you must get, repairs and eviction. Every rule comes with its citation and the text of the law.
Key numbers in Utah
- Maximum deposit
- No maximum in the law
- Utah Code §57-17-1
- To return your deposit
- 30 days
- Utah Code §57-17-3(2)
- Notice for late rent
- 3 business days
- Utah Code §78B-6-802(1)(c)
What the law says
The rules, one by one
The basic rules for renting in Utah, answered with state law and its citation.
Tap “What the law says” to read the exact text and see where it comes from.
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How much can they charge for a deposit?
Utah law sets no maximum for the security deposit.
Utah law sets no maximum for the security deposit. The renters' deposits chapter (Utah Code, title 57, chapter 17) says the owner must return it or explain in writing why any part is kept, but caps no amount.
What the law says · Utah Code §57-17-1
“Owners or designated agents requiring deposits however denominated from renters leasing or renting residential dwelling units shall either return those deposits at the termination of the tenancy or provide the renter with written notice explaining why any deposit refundable under the terms of the lease or rental agreement is being retained.”
Source: Utah State Legislature (Utah Code) · Verified on November 5, 2026
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When must they return my deposit?
30 days
No later than 30 days after you vacate and return the home, the landlord must send you the balance of the deposit and any prepaid rent, with a written notice itemizing and explaining each deduction. If not, you may serve a 5-business-day notice; if the landlord still fails, the full deposit plus a $100 penalty is owed.
What the law says · Utah Code §57-17-3(2)
“No later than 30 days after the day on which a renter vacates and returns possession of a rental property to the owner or the owner's agent, the owner or the owner's agent shall mail or deliver to the renter at the renter's last known address or electronically to the renter by a means provided to the owner or owner's agent by the renter: (a) the balance of any deposit; (b) the balance of any prepaid rent; and (c) if the owner or the owner's agent made any deductions from the deposit or prepaid rent, a written notice that itemizes and explains the reason for each deduction.”
Source: Utah State Legislature (Utah Code) · Verified on October 23, 2026
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If I fall behind on rent, what notice must I get?
3 business days
If you owe rent or other amounts, the landlord must serve a written notice giving you the choice to pay or surrender the home; if 3 business days pass without compliance, the landlord may sue for unlawful detainer.
What the law says · Utah Code §78B-6-802(1)(c)
“continues in possession, in person or by subtenant, after default in the payment of any rent or other amounts due and after a notice in writing requiring in the alternative the payment of the rent and other amounts due or the surrender of the detained premises, has remained uncomplied with for a period of three business days after service, which notice may be served at any time after the rent becomes due”
Source: Utah State Legislature (Utah Code) · Verified on October 23, 2026
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How much notice ends a month-to-month rental?
15 days
In a month-to-month tenancy, the landlord must serve notice at least 15 calendar days before the end of the month requiring you to leave when that month ends. In a tenancy at will, the notice is at least 5 calendar days.
What the law says · Utah Code §78B-6-802(1)(b)
“continues in possession of the property in person or by subtenant after the end of any month or period, in cases where the owner, the owner's designated agent, or any successor in estate of the owner, 15 calendar days or more before the end of that month or period, has served notice requiring the tenant to quit the premises at the expiration of that month or period; or (ii) in cases of tenancies at will, remains in possession of the premises after the expiration of a notice of not less than five calendar days”
Source: Utah State Legislature (Utah Code) · Verified on October 23, 2026
Protections
Protections the law gives you
We show only what state law says, with its citation. Your city may give you more protections.
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Only a court order can remove you
Yes: state law says so
It is unlawful for an owner to willfully exclude you from your home in any manner except by judicial process, unless you have abandoned the premises.
What the law says · Utah Code §78B-6-814
“It is unlawful for an owner to willfully exclude a tenant from the tenant's premises in any manner except by judicial process, provided, an owner or his agent shall not be prevented from removing the contents of the leased premises under Subsection 78B-6-816(2) and retaking the premises and attempting to rent them at a fair rental value when the tenant has abandoned the premises.”
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Repair and deduct from the rent
Yes: state law says so
If the home has a deficient condition, you may give the owner written notice with the corrective period (3 calendar days for a habitability standard; 10 for a lease requirement) and choose the repair-and-deduct remedy. If the owner does not act within that period, you may correct the condition and deduct what you paid from future rent, up to two months' rent, providing receipts.
What the law says · Utah Code §57-22-6(4)(a)(ii)
“if the renter chose the repair and deduct remedy in the notice of deficient condition, and subject to Subsection (4)(c), the renter: (A) may: (I) correct the deficient condition described in the notice of deficient condition; and (II) deduct from future rent the amount the renter paid to correct the deficient condition, not to exceed an amount equal to two months' rent; and (B) shall: (I) maintain all receipts documenting the amount the renter paid to correct the deficient condition; and (II) provide a copy of those receipts to the owner within five calendar days after the beginning of the next rental period.”
Eviction
How an eviction works in Utah
Step by step, with the time periods the law sets. No landlord can skip the court.
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3-business-day notice to pay or surrender the premises
at least 3 business days
What the law says · Utah Code §78B-6-802(1)(c)
“after a notice in writing requiring in the alternative the payment of the rent and other amounts due or the surrender of the detained premises, has remained uncomplied with for a period of three business days after service”
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Complaint and summons; you must appear and defend within 3 business days of service
up to 3 business days
What the law says · Utah Code §78B-6-807(3)(a)
“The summons shall include the number of days within which the defendant is required to appear and defend the action, which shall be three business days from the date of service, unless the defendant objects to the number of days, and the court determines that the facts of the case should allow more time.”
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Evidentiary hearing within 10 business days of your answer, if either party asks
up to 10 business days
What the law says · Utah Code §78B-6-810(2)(a)
“In an action for unlawful detainer, the court shall hold an evidentiary hearing, upon request of either party, within 10 business days after the day on which the defendant files an answer or response.”
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Judgment; execution issues immediately
What the law says · Utah Code §78B-6-811(4)(a)
“If the proceeding is for unlawful detainer, the court shall issue execution upon the judgment immediately after the entry of the judgment.”
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Order of restitution: 3 calendar days to vacate after service
at least 3 days
What the law says · Utah Code §78B-6-812(2)(b)
“advise the defendant that the defendant has three calendar days after service of the order to vacate the premises, unless: (i) a constable or sheriff of the county where the premises are located immediately returns possession of the property to the plaintiff as described in Subsection 78B-6-810(3)(d); (ii) the plaintiff and defendant agree otherwise; or (iii) the court issues an order in accordance with Subsection 78B-6-810(4)”
Free or low-cost legal help
If you get a notice or a court case, look for help early: the deadlines are short. These are official pages or pages the state courts link to.
Where to file a housing discrimination complaint
The Utah Labor Commission's Antidiscrimination and Labor Division (UALD) takes housing discrimination complaints. In most situations, the complaint must be filed within 365 days of the discrimination. UALD investigates claims filed within 180 days. If the complaint is made between day 181 and day 365, UALD processes the paperwork and sends the case to HUD, the federal housing agency.
Utah Labor Commission, Antidiscrimination and Labor Division (UALD)Frequently asked questions
How much can a landlord charge for a deposit in Utah?
Utah law sets no maximum for the security deposit. The renters' deposits chapter (Utah Code, title 57, chapter 17) says the owner must return it or explain in writing why any part is kept, but caps no amount. (Utah Code §57-17-1)
When must a deposit be returned in Utah?
No later than 30 days after you vacate and return the home, the landlord must send you the balance of the deposit and any prepaid rent, with a written notice itemizing and explaining each deduction. If not, you may serve a 5-business-day notice; if the landlord still fails, the full deposit plus a $100 penalty is owed. (Utah Code §57-17-3(2))
What notice is required for late rent in Utah?
If you owe rent or other amounts, the landlord must serve a written notice giving you the choice to pay or surrender the home; if 3 business days pass without compliance, the landlord may sue for unlawful detainer. (Utah Code §78B-6-802(1)(c))
How much notice ends a month-to-month rental in Utah?
In a month-to-month tenancy, the landlord must serve notice at least 15 calendar days before the end of the month requiring you to leave when that month ends. In a tenancy at will, the notice is at least 5 calendar days. (Utah Code §78B-6-802(1)(b))
A summary of state law, not legal advice. Cities may have additional rules.
Pending
What is left to verify
We have not yet verified these Utah rules in the law with their citation, so we do not show them. If you need them today, ask for free legal aid.
- Are there limits on late fees? Not verified yet
- How much notice before a rent increase? Not verified yet
- Protection from retaliation Not verified yet
- Protection related to immigration status Not verified yet