Utah Landlord-Tenant Law

Maximum deposit

Utah sets no limit on the amount of a security deposit, but any non-refundable part must be stated in writing when the deposit is taken (Utah Code §§ 57-17-1 to -5; § 57-17-2). (Utah Code Title 57, Ch. 17 (no amount limit), Utah Code § 57-17-2 (non-refundable portion must be disclosed in writing))

Return deadline

Landlords must mail, deliver, or electronically send the deposit balance, any prepaid-rent balance, and an itemized notice of deductions within 30 days after the renter vacates and returns possession (Utah Code § 57-17-3(2)). (Utah Code § 57-17-3(2) (eff. May 7, 2025), H.B. 480 (2025), Laws of Utah 2025, Ch. 275 (enrolled))

• In effect since May 7, 2025.
• Before May 7, 2025: Same 30-day deadline, but the deposit balance and itemization had to be mailed or delivered to the renter's last known address; H.B. 480 (2025) added electronic delivery by a means the renter provided and revised the tenant's demand-notice form.

Itemized deductions

If the landlord makes any deduction, it must send a written notice that itemizes and explains the reason for each deduction within the 30-day period (Utah Code § 57-17-3(2)(c)). (Utah Code § 57-17-3(2)(c), Utah Code § 57-17-1)

Interest on deposits

Utah law does not require landlords to pay interest on security deposits (Utah Code Title 57, Ch. 17 is silent on interest). (Utah Code Title 57, Ch. 17 (silent on interest))

Penalty for wrongful withholding

A landlord who does not comply within 5 business days after the renter's statutory demand notice owes the full deposit plus a $100 civil penalty, and costs and attorney fees if it acted in bad faith (Utah Code §§ 57-17-3(5), 57-17-5). (Utah Code § 57-17-5 (eff. July 1, 2024), Utah Code § 57-17-3(3)-(5))

Late-fee limit

A late fee may not exceed the greater of 10% of the rent stated in the rental agreement or $75, and must be agreed to in the rental agreement (Utah Code § 57-22-4(5)). (Utah Code § 57-22-4(5) (eff. May 5, 2021))

Grace period

Utah law sets no grace period before a late fee may be charged; any grace period comes from the rental agreement (Utah Code § 57-22-4(5) is silent on timing). (Utah Code § 57-22-4(5) (no grace period))

Unless the lease sets different terms, a Utah owner has to give the renter at least 24 hours' notice before entering the unit (Utah Code § 57-22-4(2)). (Utah Code § 57-22-4)

A Utah owner can end a month-to-month tenancy by serving notice at least 15 calendar days before the end of the month or rental period, effective at the end of that period (Utah Code § 78B-6-802(1)(b)(i)). (Utah Code § 78B-6-802(1)(b))

Utah has no statute on rent-increase notice, so a lease controls; for a month-to-month renter, give written notice at least 15 calendar days before the next rent due date, matching the termination period (Utah Code §§ 78B-6-802(1)(b), 57-22-4(5)). (Utah Code § 78B-6-802(1)(b), Utah Code § 57-22-4)

Utah has no rent control, and counties, cities and towns may not adopt ordinances that control rents or fees on private residential property unless the Legislature expressly approves (Utah Code § 57-20-1). (Utah Code § 57-20-1)

Before taking any application fee, give a written estimate of rent and charges plus screening criteria; before signing, offer a condition inventory, form or walkthrough; and at move-in give the owner or manager's contact details, a signed lease copy and any rules, plus the federal lead-paint disclosure for pre-1978 housing (Utah Code §§ 57-22-4(3), (6), (7), 57-17-2). (Utah Code § 57-22-4, Utah Code § 57-17-2)

• Good-faith estimate of rent and fixed non-rent charges, types of use-based charges, availability date, screening criteria, and how to recover money paid (Before accepting an application fee or any other payment) — Utah Code § 57-22-4(3)
• Written condition inventory, a condition form for the renter to complete, or a walkthrough opportunity (owner's choice) (Before entering into the rental agreement) — Utah Code § 57-22-4(6)
• Name, address and phone number of the owner, or of the manager or agent authorized to receive notices (In writing at or before the start of the rental term) — Utah Code § 57-22-4(7)(a)
• Executed copy of the written rental agreement and a copy of any rules and regulations (At or before the start of the rental term) — Utah Code § 57-22-4(7)(b)
• Written statement that part of the deposit is nonrefundable (When the deposit is taken, if any part is nonrefundable and there is a written agreement) — Utah Code § 57-17-2
• Lead-based paint disclosure and EPA pamphlet (Housing built before 1978) — 42 U.S.C. § 4852d; 40 CFR Part 745 Subpart F

Unpaid rent

For unpaid rent, serve a written notice to pay the rent and other amounts due or surrender the unit within 3 business days; it may be served any time after rent is due (Utah Code § 78B-6-802(1)(c)). (Utah Code § 78B-6-802(1)(c))

Lease violations

For breaking a lease term (other than rent, waste, unlawful business, nuisance or criminal acts), serve a written notice to perform the term or surrender the unit within 3 calendar days; the tenant can save the lease by complying (Utah Code § 78B-6-802(1)(h), (2)). (Utah Code § 78B-6-802(1)(h), (2))