Utah Landlord-Tenant Laws (2026)
Last reviewed: July 2026
Utah has no deposit cap, requires deposit return within 30 days, and caps late fees at the greater of $75 or 10% of monthly rent. Nonpayment evictions start with a 3-day pay-or-vacate notice, and month-to-month tenancies can end on just 15 days' notice. Utah courts can also award treble damages against tenants who hold over after an eviction order.
General information, not legal advice. Verify with the current statute or a local attorney before acting.
Utah landlord-tenant rules at a glance
| Security deposit limit | No statutory limit |
|---|---|
| Deposit return deadline | 30 days |
| Notice to enter | 24 hours' notice |
| Rent control | Preempted/none |
| Eviction notice (nonpayment) | 3-day notice to pay or vacate |
| Late fee rule | Capped at the greater of $75 or 10% of monthly rent |
| Month-to-month termination | 15 days |
| Governing statute | Utah Fit Premises Act and eviction statutes (Utah Code Title 57, Ch. 17 and 22) |
Security deposits in Utah
The deposit rule in Utah is: No statutory limit. After the tenancy ends, the landlord must return the deposit within 30 days, typically with an itemized statement for any amounts withheld. Deductions are limited to unpaid rent, damage beyond normal wear and tear, and other charges the statute or lease allows — routine repainting and carpet aging from ordinary use generally cannot be charged to the tenant. Both parties should document the unit’s condition at move-in and move-out; disputes usually turn on that evidence.
Landlord entry and tenant privacy
Utah’s entry rule is: 24 hours' notice. Entry is generally limited to legitimate purposes such as repairs, inspections, and showings, and emergencies allow immediate entry everywhere. Where the statute is silent or vague, courts fall back on the tenant’s right to quiet enjoyment, so landlords should give written notice and enter at reasonable hours regardless of the statutory minimum.
Rent increases and rent control
Rent control status in Utah: Preempted/none. Even without rent control, a landlord cannot raise rent mid-lease unless the lease allows it, and periodic tenancies require proper advance notice of an increase — commonly the same notice period used to terminate (15 days in Utah). Retaliatory increases after a tenant exercises a legal right are prohibited in most states.
Eviction process overview
For unpaid rent, Utah requires: 3-day notice to pay or vacate. If the tenant does not pay or leave, the landlord files an eviction case (the name varies: unlawful detainer, summary process, forcible entry and detainer), serves the tenant, and attends a hearing. Only a court judgment followed by a sheriff or constable can remove a tenant — lockouts and utility shutoffs are illegal in every state. Timelines vary from a few weeks to several months depending on court backlog and whether the tenant contests the case.
Late fees
Utah’s late fee rule: Capped at the greater of $75 or 10% of monthly rent. Even where no statutory cap exists, courts can strike down fees that operate as penalties rather than reasonable estimates of the landlord’s actual cost, and the fee must appear in the written lease to be enforceable.
Ending a lease or month-to-month tenancy
To end a month-to-month tenancy in Utah, the required notice is: 15 days. Fixed-term leases end on their own schedule unless renewed, though some states and cities require just cause or additional notice even at lease end. Notice should always be written, dated, and delivered by a method the statute recognizes.
Is Utah landlord-friendly or tenant-friendly?
Utah is generally considered landlord-friendly. Utah pairs a 3-day eviction notice, a short 15-day termination requirement, and no rent control with treble-damage penalties against holdover tenants.
Official source
The governing law is the Utah Fit Premises Act and eviction statutes (Utah Code Title 57, Ch. 17 and 22). Read the current text at the state’s official legislative site: https://le.utah.gov/xcode/code.html.
Utah landlord-tenant law FAQs
- How much can a landlord charge for a security deposit in Utah?
- Security deposits in Utah are governed by the Utah Fit Premises Act and eviction statutes (Utah Code Title 57, Ch. 17 and 22). The deposit rule is: No statutory limit. After the tenancy ends, the landlord must return the deposit (minus properly documented deductions) within 30 days. Landlords who miss the deadline or take undocumented deductions can owe the tenant damages, so both sides should document the unit's condition at move-in and move-out and keep an itemized statement of any charges. Deposit rules are amended fairly often, so verify the current statute before relying on a specific number.
- How much notice does a landlord have to give before evicting for unpaid rent in Utah?
- For nonpayment of rent, Utah requires: 3-day notice to pay or vacate. That notice is only the first step, a landlord cannot legally remove a tenant without then filing an eviction case and winning a court judgment, and self-help evictions (changing locks, shutting off utilities) are prohibited. Local courts and city ordinances can add procedural steps, so check the Utah Fit Premises Act and eviction statutes (Utah Code Title 57, Ch. 17 and 22) and local rules before starting an eviction.
- Can a landlord enter a rental property without permission in Utah?
- Utah's entry rule is: 24 hours' notice. Genuine emergencies (fire, flooding, gas leaks) are a standard exception in every state, and lease clauses can add detail but generally cannot strip a tenant's right to quiet enjoyment. For ending a month-to-month tenancy, Utah requires 15 days of notice. When in doubt, put entry requests and termination notices in writing and confirm the current rule in the Utah Fit Premises Act and eviction statutes (Utah Code Title 57, Ch. 17 and 22).
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Related Lofty resources
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This page is general information, not legal advice. Laws change — verify with the current statute or a local attorney before acting. Rules reflect widely documented statutes as of July 2026; cities and counties in Utah may add their own requirements.