Utah Security Deposit 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))

Itemized statement of 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 the deposit

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))

Where the deposit is held

Utah does not tell landlords where to keep a deposit: Chapter 57-17 has no separate-account, trust or anti-commingling rule (Utah Code §§ 57-17-1 to -5). (Utah Code Title 57, Ch. 17 (§§ 57-17-1 to -5), Utah Code § 57-17-3)

Receipt or written notice of the deposit

Utah law does not require a deposit receipt or a notice telling the renter where the deposit is held (Utah Code §§ 57-17-1 to -5). (Utah Code Title 57, Ch. 17 (§§ 57-17-1 to -5), Utah Code § 57-22-4)

Move-in condition checklist

Before a Utah lease is signed, the owner must give the prospective renter a written condition inventory, a condition form to fill out after moving in, or the chance to do a walkthrough (Utah Code § 57-22-4(6)). (Utah Code § 57-22-4)

The owner may satisfy the rule by giving a written inventory of the unit's condition (excluding ordinary wear and tear), by furnishing a condition form the renter completes within a reasonable time after moving in, or by offering a walkthrough inspection. Under § 57-22-4(9) a renter cannot use the owner's noncompliance to excuse lease obligations or to sue.

Pet deposits

Utah bars owners of private rental housing from charging a tenant with a disability any extra fee or deposit for a service or support animal (Utah Code § 26B-6-803(1)(b)). (Utah Code § 26B-6-803(1)(b))

The owner may still recover the reasonable cost to repair damage the animal causes, and the renter remains liable for loss or damage the animal inflicts. Utah has no statewide cap or rule for ordinary pet deposits.

Nonrefundable fees

Utah lets a landlord make part of a deposit nonrefundable only if, under a written agreement, that is stated in writing to the renter when the deposit is collected (Utah Code § 57-17-2). (Utah Code § 57-17-2, Utah Code § 57-22-4)

Nonrefundable deposits are allowed, but only the portion disclosed in writing at the time the deposit is taken can be kept as nonrefundable. Separately, fees not in the rental agreement may not be charged unless the tenancy is month-to-month and the owner gives 15 days' notice (§ 57-22-4(5)(b)).

Small-landlord exemptions

Utah's deposit chapter treats every owner of a residential dwelling unit alike, with no carve-out for small, owner-occupied or single-family landlords (Utah Code §§ 57-17-1 to -5). (Utah Code Title 57, Ch. 17 (§§ 57-17-1 to -5))

Deposit alternatives and installments

No Utah statute addresses surety bonds, deposit insurance, waiver fees or paying a deposit in installments (Utah Code §§ 57-17-1 to -5). (Utah Code Title 57, Ch. 17 (§§ 57-17-1 to -5))