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Utah landlord-tenant law.

Updated August 2026. No Utah city currently imposes rent control and none is known to be authorized; research did not find a statewide statute either authorizing or expressly banning local rent control.

Deposit limit

No statutory dollar cap on security deposits; any part of the deposit that is nonrefundable must be disclosed to the renter in writing at the time it is collected (Utah Code § 57-17-2).

Deposit return

Owner must deliver the deposit balance, along with a written itemized notice explaining any deductions, to the renter's last known address within 30 days after the renter vacates and returns possession (Utah Code § 57-17-3); noncompliance after a tenant's demand adds a 100 dollar penalty plus possible attorney fees.

Notice to pay

Tenant is subject to unlawful detainer if rent remains unpaid 3 business days after written notice requiring payment or surrender (Utah Code § 78B-6-802(1)(c)); other lease violations generally require only 3 calendar days' notice to cure or quit.

Landlord entry

Owner must give the renter at least 24 hours' prior notice before entering the rental unit, unless the rental agreement provides otherwise (Utah Code § 57-22-4(2)).

Security deposits

Deposit limit. No statutory dollar cap on security deposits; any part of the deposit that is nonrefundable must be disclosed to the renter in writing at the time it is collected (Utah Code § 57-17-2).

Getting it back. Owner must deliver the deposit balance, along with a written itemized notice explaining any deductions, to the renter's last known address within 30 days after the renter vacates and returns possession (Utah Code § 57-17-3); noncompliance after a tenant's demand adds a 100 dollar penalty plus possible attorney fees.

Late fees and rent

No statutory percentage cap or mandatory grace period for late fees was found in the Utah Fit Premises Act; late fees are governed by the lease and ordinary contract reasonableness standards, though any use based or non-rent fee must be disclosed to a prospective renter in writing before accepting money (Utah Code § 57-22-4(3)).

Ending a tenancy

Nonpayment of rent. Tenant is subject to unlawful detainer if rent remains unpaid 3 business days after written notice requiring payment or surrender (Utah Code § 78B-6-802(1)(c)); other lease violations generally require only 3 calendar days' notice to cure or quit.

Month-to-month termination. For a month to month or other periodic tenancy, the owner must serve notice to quit at least 15 calendar days before the end of that month or period (Utah Code § 78B-6-802(1)(b)).

Landlord entry

Owner must give the renter at least 24 hours' prior notice before entering the rental unit, unless the rental agreement provides otherwise (Utah Code § 57-22-4(2)).

Required disclosures

  • Federal lead based paint disclosure for housing built before 1978 (42 U.S.C. 4852d, 24 CFR Part 35)
  • Before accepting any application fee or payment, a good faith estimate of rent, fixed and use based non-rent fees, unit availability date, and screening criteria (Utah Code § 57-22-4(3))
  • Written disclosure if any part of a collected deposit is nonrefundable (Utah Code § 57-17-2)

Lease clauses that do not hold up

  • A lease or landlord policy may not restrict or penalize a renter's ability to request assistance from a public safety agency (Utah Code § 57-22-5.1)
  • A landlord may not penalize or retaliate against a domestic violence victim who exercises the statutory right to terminate the lease early (Utah Code § 57-22-5.1)
  • A county or municipal ordinance may not override or weaken the habitability obligations or renter remedies set by the Fit Premises Act (Utah Code § 57-22-7)

Notes for landlords

Utah's 24 hour entry notice can be waived or changed entirely by the lease itself, so property managers should not assume it is a hard floor for their tenants. The 15 day month-to-month notice period and 3 business day pay-or-quit window are both shorter than many other states, which shortens eviction timelines. Because there is no statutory late fee cap, disputes over late fee reasonableness in Utah fall back on general contract unconscionability principles rather than a bright line percentage rule.

Sources

This guide is general legal information for landlords, not legal advice. Statutes change and local ordinances can add stricter rules on top of state law. Confirm any requirement with the current statute or a licensed attorney in your state before acting on it.

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