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Utah Landlord Tenant Law

Utah Landlord Tenant Law

Utah Landlord Tenant Law: What You Need to Know

As a landlord or tenant in Utah, it’s important to understand the state’s laws governing rental agreements. These laws are intended to protect the rights of both parties and ensure fairness in the landlord-tenant relationship. In this article, we’ll take a closer look at the key provisions of Utah landlord tenant law.

Overview of Utah Landlord Tenant Law

Utah’s landlord tenant laws are set out in Title 57 of the Utah Code, which covers “”Real Property””. The laws apply to any rental agreement for residential property, including apartments, houses, and rooms for rent.

In general, the laws set out the legal responsibilities and obligations of landlords and tenants. They cover issues like rent, security deposits, evictions, and maintenance and repair of rental property.

It’s worth noting that some cities and counties in Utah have their own landlord-tenant laws. When a local law is more restrictive than state law, the local law takes precedence. Therefore, it’s important to check any city or county ordinances that may apply.

Lease Agreements

Utah law requires that a lease agreement be in writing and signed by both the landlord and tenant. It must include the following information:

– Names of the landlord and tenant(s)
– Address of the rental property
– Rent amount and due date
– Security deposit amount and terms
– Lease start and end date
– Penalties for late rent payment
– Rules and regulations for use of the property

It’s important for landlords to provide copies of the lease agreement to the tenants and keep a signed copy on file.

Rent and Rent Increases

Under Utah law, landlords have the right to set the rent amount and require tenants to pay it on time. Rent cannot be increased during the lease term unless the lease agreement specifically allows for it. Landlords are required to provide at least 15 days’ written notice before increasing the rent.

In Utah, the law does not limit how much a landlord can charge for rent. However, landlords cannot require tenants to pay more than two months’ rent as a security deposit.

Security Deposits

Utah law allows landlords to require tenants to pay a security deposit at the start of the tenancy. The purpose of the deposit is to cover any damages to the property caused by the tenant during the lease period.

Landlords are required to return the security deposit within 30 days after the tenant has moved out, unless there are charges for damages or unpaid rent. In that case, landlords must provide an itemized list of deductions and the remaining deposit.

If the landlord fails to return the deposit or provide an itemized list of deductions within 30 days, the tenant may be entitled to damages of up to twice the amount of the deposit.

Landlord Access to Property

Utah law allows landlords to enter the rental property only for certain reasons, such as to make repairs, show the property to potential tenants or buyers, or in case of emergency. Landlords must provide the tenant with at least 24 hours’ notice before entering the property, except in cases of emergency.

Tenants have the right to refuse entry to the landlord if the reason for entry is not allowed by law or the lease agreement. However, tenants cannot unreasonably refuse entry for allowed reasons.

Maintenance and Repairs

Under Utah law, landlords are required to maintain the rental property in a safe and habitable condition. This includes making necessary repairs to plumbing, heating, and electrical systems, as well as ensuring that the property is free from hazardous conditions.

If a landlord fails to make necessary repairs, tenants have the right to make the repairs themselves and deduct the cost from their rent. However, tenants must follow specific procedures to do this, such as giving the landlord prior written notice of the repairs and the estimated cost.


Evictions are a last resort for landlords, but they may become necessary if a tenant fails to pay rent, violates the lease agreement, or engages in criminal activities on the property. Utah law sets out specific procedures that landlords must follow in order to evict a tenant.

First, landlords must provide the tenant with a written notice of the violation and a deadline for correcting it. If the tenant does not correct the violation, the landlord can file a complaint with the court and request an eviction.

If the court decides in favor of the landlord, the sheriff will then serve a 3-day notice to vacate. If the tenant does not move out within 3 days, the landlord can take possession of the property.


Utah’s landlord tenant laws provide a framework for a fair landlord-tenant relationship. Landlords and tenants should familiarize themselves with these laws to ensure that they understand their rights and responsibilities. By doing so, they can help prevent disputes and ensure a positive rental experience for both parties.

Commonly Accessed Landlord/Tenant Laws

Utah Landlord/Tenant Laws

There are two public resources that provide valuable information about some of the most important sections of Utah landlord/tenant law: the U.S. Department of Housing and Urban Development and the official government website of the Utah State Courts.  The majority of information about Utah landlord/tenant law in this article is referenced from the Utah State Courts, but you can find more information under HUD at the following link.

Responsibilities of Landlord under Utah Landlord/Tenant Laws

A landlord has the following responsibilities under Utah landlord/tenant law:

• comply with all health and building codes, especially local ordinances

• make all requested repairs promptly when landlord is responsible for such repairs

• give tenants at least 24 hours notice before entering the premises except in emergencies

• maintain the peace and quiet of the premises and allow each tenant enough quiet space

• give written notice at least 15 days before any changes to month-to-month agreements, such as rent increases, unless the rental agreement covers the entire year

• follow all conditions under the lease agreement

• follow all Utah Code in 78B-6-801-816 during a lawful eviction

Responsibilities of Tenant under Utah Landlord/Tenant Laws

A tenant has the following responsibilities under Utah landlord/tenant law unless the rental agreement places more responsibility on the tenant and they sign the lease:

• pay all of the rent on time

• take care of the property and leave the property in equivalent condition to when you moved in except for normal wear and tear

• notify the landlord when you’ll be away for an extended period of time, and this notice should often be in writing

• inform the landlord of any needed repairs in writing and keep a copy in your records

• keep all notice level down and be considerate of the other renters and neighbors around your property

• abide by all conditions within the lease agreement and discuss the entire lease with the landlord before signing the document

• give at least 15 days notice before the end of your rental term if you’ll be terminating your tenancy

Under Utah landlord/tenant law, a tenant must give the landlord proper notice before moving out, or the landlord may be able to keep the entire security deposit.  However, Utah landlord/tenant laws also state a tenant can move out before the end of the lease agreement without penalty if the landlord violated laws or the lease agreement.

Utah Landlord/Tenant Laws on Security Deposits

A landlord must return a security deposit within 30 days after termination of tenancy or 15 days after receiving the forwarding address (whichever is greater.  If there are deductions, the landlord must give an itemized list, and the landlord may keep the deposit if there is unpaid rent.

Utah Landlord/Tenant Law on Evictions

In order to evict a tenant under Utah landlord/tenant law, the landlord must serve an eviction notice, file a lawsuit if the notice is not obeyed, and have the Sheriff call for an Order of Restitution if approved by the court.  For more information on the eviction process, reference the article on this website titled, “Tenant Rights in Utah.”