Utah landlord-tenant laws.
Notable Utah quirk
Landlord-fast timelines: 15 calendar days' notice ends a month-to-month tenancy, and the nonpayment pay-or-vacate notice gives only 3 business days and can be served the moment rent is late (§ 78B-6-802). The Fit Premises Act's 24-hour entry notice and late-fee cap come with no tenant remedy — § 57-22-4(9) bars renters from suing over violations of those duties.
Utah landlord law FAQ
Is there a limit on security deposits in Utah?
No. Utah Code ch. 57-17 regulates handling and return of deposits but sets no cap on the amount. If any part of the deposit is nonrefundable, that must be stated in writing to the renter at the time the deposit is taken (§ 57-17-2).
How long do I have to return a security deposit in Utah?
30 days after the renter vacates and returns possession. Send the balance of the deposit and any prepaid rent, plus a written notice itemizing and explaining each deduction (§ 57-17-3(2)). You may deduct unpaid rent, damage beyond reasonable wear and tear, cleaning, and other costs and fees provided for in the contract (§ 57-17-3(1)).
What happens if I miss Utah's deposit-return deadline?
The renter can serve a statutory demand notice, and you then have 5 business days to comply (§ 57-17-3(3), (5)). Miss that window and the renter can recover the full deposit, the full prepaid rent, and a $100 civil penalty — plus costs and attorney fees if the court finds you acted in bad faith (§ 57-17-5).
What is the maximum late fee I can charge in Utah?
The greater of 10% of the rent agreed to in the rental agreement or $75 (§ 57-22-4(5)(a)). A fee not included in the rental agreement may not be charged at all, unless the tenancy is month-to-month and you give the renter 15 days' notice of the charge (§ 57-22-4(5)(b)).
How much notice before entering a rental in Utah?
At least 24 hours' prior notice — but only "except as otherwise provided in the rental agreement," so your lease can set different entry terms (§ 57-22-4(2)). A renter cannot use an entry-notice violation to excuse their own noncompliance or to sue you (§ 57-22-4(9)).
How much can a landlord charge for late rent in Utah?
Capped at the greater of 10% of the agreed rent or $75. Grace period: None statutory — rent is due on the lease date; the 3-business-day pay-or-vacate notice can be served as soon as rent is unpaid (§ 78B-6-802(1)(c)). Late fee terms should always be written into the lease.
What is the security deposit limit in Utah?
No cap. The deposit must be returned within 30 days after move-out.
How much notice does a landlord need to enter a rental in Utah?
24 hours (unless the rental agreement provides otherwise).
Is there rent control in Utah?
Prohibited.
Sources
Summarized from public statutes, state bar guides, and provincial residential tenancy acts. Last reviewed 2026-07-17. Deposit statute: Utah Code § 57-17-3 (30-day return and itemization; penalties § 57-17-5). Late fee statute: Utah Code § 57-22-4(5) (greater of 10% of agreed rent or $75; fees not in the rental agreement barred, except month-to-month with 15 days' notice of the charge).
- Utah Code § 57-17-3 (deposit return)
- Utah Code § 57-17-5 (deposit penalties)
- Utah Code § 57-22-4 (Fit Premises Act — entry, late fees)
- Utah Code § 78A-8-102 (small claims)
- Utah Code § 78B-6-802 (unlawful detainer notices)
This page is general information, not legal advice. Consult a local attorney for your specific situation.