Utah (UT) law guide
Quick answer
Utah landlord-tenant law has no cap on security deposits and requires landlords to return them within 30 days of move-out with an itemized statement. Utah has no statewide rent control and a preemption law that blocks cities from enacting it. For nonpayment of rent, landlords must give tenants a 3-day pay-or-quit notice before filing for eviction.
Security deposit limit
No cap
Deposit return deadline
30 days after move-out
Statewide rent control
None (cities banned from enacting it)
Nonpayment eviction notice
3-day pay-or-quit notice
Utah rental market snapshot
Population
~3.4 million (2025 est.)
Renter households
~30% of households statewide
Median rent
~$1,650/mo for a 2-bedroom (2025-2026 est.)
Largest rental markets
Salt Lake City, Provo, Ogden, St. George, Logan
Utah is one of the fastest-growing states in the US, and 88% of renters cannot afford the state's median-priced home (~$520K), keeping rental demand strong across the Wasatch Front.
Utah sets no maximum on what a landlord can charge for a security deposit, so the amount is negotiated at signing. Landlords must return the deposit (or a written itemized statement of deductions) within 30 days of the tenant vacating.
Deductions are allowed for unpaid rent and actual damage beyond normal wear and tear. If a landlord wrongfully withholds a deposit, the tenant can sue for up to twice the withheld amount plus attorney fees.
Utah has no statewide rent control, and a preemption statute prohibits cities and counties from creating their own. Landlords can raise rent by any amount with no required advance notice unless the lease says otherwise.
Late fees are permitted but are not regulated by statute. A grace period is not required by law; the lease terms control when rent is considered late.
For nonpayment of rent, the landlord must serve a written 3-day pay-or-quit notice before filing in court. The tenant has 3 days to pay in full or move out; if neither happens, the landlord can file a forcible entry and detainer (FED) action.
For lease violations, the notice period depends on the violation type. Self-help evictions (changing locks, removing belongings, shutting off utilities) are illegal in Utah.
Landlords must give at least 24 hours written notice before entering a rental unit and must specify the date and approximate time. Emergency entry (fire, flooding, gas leak) is permitted without notice.
Under the Utah Fit Premises Act (Utah Code Title 57, Chapter 22), landlords must make repairs within a reasonable time after receiving written notice. Minor issues are generally expected within about 3 days; serious habitability issues should be addressed faster.
Under the Utah Fit Premises Act, landlords must maintain units that are safe, sanitary, and in compliance with local housing codes. This includes working heat, plumbing, electrical systems, and weatherproofing.
Landlords cannot retaliate against tenants for reporting habitability problems or contacting a government agency. Retaliatory rent increases or eviction notices following a complaint are prohibited. Tenants can sue for damages if retaliation occurs.
Utah follows the federal Fair Housing Act, prohibiting discrimination based on race, color, national origin, religion, sex, familial status, or disability. Landlords cannot refuse to rent, set different terms, or otherwise discriminate on those bases.
Tenants can legally break a lease early for specific reasons: active military duty under the Servicemembers Civil Relief Act, uninhabitable conditions the landlord failed to fix, or an early-termination clause in the lease itself. Outside those reasons, the tenant may owe rent through the end of the term unless the landlord re-rents the unit.
This guide is general information, not legal advice. Governing statute: Utah Code Title 57 (Real Estate) and Title 78B, Chapter 6 (Evictions). Laws change; confirm the current statute or consult an attorney before acting. Last reviewed 2026-06-05.
Utah FAQ
Utah law sets no maximum on security deposits, so landlords can charge any amount they choose. In practice, most landlords charge one to two months' rent.
**30 days** from the date the tenant moves out and returns the keys. The landlord must include a written itemized list of any deductions along with the remaining balance.
No. Utah has no statewide rent control, and state law **preempts cities and counties** from passing their own. Landlords can raise rent by any amount, though the increase cannot take effect mid-lease without tenant agreement.
At least **24 hours written notice** stating the date and approximate time of entry. Emergency situations (fire, flood, major leak) are the only exception where notice is not required.
The landlord must first serve a **3-day pay-or-quit notice** in writing. If the tenant neither pays in full nor moves out within 3 days, the landlord can file a forcible entry and detainer lawsuit in court to begin the formal eviction process.
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