Utah Tenant Law: Security Deposits, Late Fees & Landlord Entry (2026)
What Utah law says about the clauses that matter most in a residential lease. Data as of 2026-10-18.
Security deposits
- Max
- No statutory cap. Any non-refundable portion of a deposit must be stated in writing to the renter when the deposit is taken (57-17-2).
- Return deadline days
- 30 days
- Itemization required
- Yes
- Interest required
- No
Calculate your Utah deposit return deadline
Late fees
- Rule
- A late fee may not exceed the greater of 10% of the agreed rent or $75. Fees not in the rental agreement can't be charged unless the tenancy is month-to-month and the landlord gives 15 days' notice of the charge.
Source: Utah Code § 57-22-4(5)
Check if your Utah late fee is legal
Landlord entry
- Notice
- At least 24 hours' notice, unless the rental agreement provides otherwise.
Source: Utah Code § 57-22-4(2)
Ending a month-to-month tenancy
- Landlord
- Notice served at least 15 calendar days before the end of the month or rental period.
Source: Utah Code § 78B-6-802(1)(b)
Rent increases
We haven't verified a statewide rule for this yet. Check your lease, your city's rules, or a local tenant organization.
Repairs & habitability
- Rule
- Landlord must keep the unit fit for human habitation and maintain electrical, plumbing, heating, hot and cold water, and any air conditioning. After written notice, the landlord has 3 calendar days to start fixing a habitability problem (10 days for a lease requirement). If they don't, the tenant can use the remedy named in the notice: rent abatement (lease ends, full deposit back) or repair-and-deduct up to two months' rent. Dangerous conditions require action within 24 hours. The tenant must be current on rent and otherwise compliant (57-22-5). Note: duties can be shifted to the other party by an explicit written agreement signed by both (57-22-3(4)).
Retaliation
We haven't verified a statewide rule for this yet. Check your lease, your city's rules, or a local tenant organization.
Clauses often unenforceable in Utah
- Late fee above the greater of 10% of rent or $75 (57-22-4(5))
- Fees, fines or charges not in the rental agreement (unless month-to-month with 15 days' notice) (57-22-4(5)(b))
- Deposit deductions for reasonable wear and tear (57-17-3(1))
- A 'non-refundable' deposit portion that was never disclosed in writing when the deposit was taken (57-17-2)
Notes
Utah is landlord-friendly: no deposit cap, and many owner duties can be reassigned by explicit signed agreement (57-22-3(4)). If the deposit isn't returned within 30 days, the tenant must serve the statutory 'Tenant's Notice to Provide Deposit Disposition'; if the owner then fails to comply within 5 business days, the tenant can recover the full deposit plus a $100 penalty (57-17-3, 57-17-5). Before taking an application fee, landlords must disclose estimated rent and fixed fees, screening criteria and the refund process (57-22-4(3)), but a renter can't sue over these disclosure rules alone (57-22-4(9)). Verified against le.utah.gov on 2026-10-17.
Common lease red flags, explained
General information only, not legal advice. Laws change — verify with the linked source or a licensed attorney.