--- title: "Utah Landlord-Tenant Law: What Property Owners Must Know" canonical: https://www.ondorealestate.com/blog/utah-landlord-tenant-law-guide/ --- # Utah Landlord-Tenant Law: What Property Owners Must Know Know your rights and obligations before a dispute arises. [Home](/)[Blog](/blog/)LegalLegal Educational Ondo RE Team·Published March 23, 2026·4 min read [← All articles](/blog/) On this page - [The Utah Fit Premises Act (Utah Code § 57-22)](#the-utah-fit-premises-act-utah-code-57-22) - [Security Deposits](#security-deposits) - [Eviction Process in Utah](#eviction-process-in-utah) - [Required Lease Disclosures](#required-lease-disclosures) - [Utah Fair Housing Requirements](#utah-fair-housing-requirements) - [Rent Increases and Notice Requirements](#rent-increases-and-notice-requirements) - [Entry Rights](#entry-rights) Utah landlord-tenant law sits in the Utah Code under Title 57 (Real Property). Violations, even unintentional ones, can expose you to liability, voided lease clauses, or tenant remedies such as rent abatement or repair-and-deduct. Here is what every Utah property owner must know in 2026. ## The Utah Fit Premises Act (Utah Code § 57-22) Utah landlords are legally required to maintain rental properties in a habitable condition. Under the Fit Premises Act, this means: - Adequate weatherproofing, including roof, walls, windows, and doors - Functional plumbing, hot and cold running water, and a working sewage system - Heating capable of maintaining 68°F during winter months - Electrical systems in good and safe working order - Common areas kept clean and structurally safe - No infestation of insects or rodents If a landlord fails to address a habitability issue after written notice, Utah Code § 57-22-6 gives the tenant specific remedies: end the lease, ask a court for rent abatement, or pay for the repair and deduct the cost (capped at two months' rent). Rent withholding is not one of them. Document every maintenance request and your response with timestamps, this is your best protection against disputes. ## Security Deposits Utah does not cap the amount a landlord can charge as a security deposit. However, the rules for returning it are strict: - **Return timeline:** 30 days after the tenancy ends, or 15 days after the tenant gives a forwarding address, whichever is later (Utah Code § 57-17-3) - **Itemized deductions:** Any deductions must be accompanied by a written, itemized list explaining what was deducted and why - **Normal wear and tear:** Cannot be deducted, only damage beyond normal use qualifies - **Penalty for non-compliance:** After the tenant's written demand and a 5-business-day cure period, you can owe the deposit plus a $100 penalty (Utah Code § 57-17-5) Take dated photos at move-in and move-out. Use a written move-in inspection form signed by the tenant. This documentation is your defense if a deposit deduction is contested. ## Eviction Process in Utah Utah has a relatively landlord-friendly eviction process, but strict procedural compliance is required. There are no shortcuts: - **Non-payment of rent:** 3-day notice to pay or vacate (Utah Code § 78B-6-802) - **Lease violation:** 3-day notice to cure or quit for material violations - **Month-to-month tenancy termination:** 15-day written notice to vacate - **Fixed-term lease expiration:** No notice required, lease ends on the agreed date After the notice period, if the tenant has not complied, you may file an Unlawful Detainer action in the local circuit court. Utah's courts move relatively quickly, a hearing is typically set within 10–14 days. However, a single procedural error (improper service, incorrect notice language, wrong statutory cite) can reset the process. Never attempt a "self-help" eviction, changing locks, removing belongings, or shutting off utilities to force a tenant out. This is illegal in Utah and exposes you to significant liability. ## Required Lease Disclosures Utah law requires certain disclosures in or alongside a rental agreement: - Owner or authorized agent name and address for receiving notices and process of service - Disclosure of any known lead-based paint hazards (federal requirement for pre-1978 properties) - Methamphetamine contamination history if applicable (Utah Code § 57-27) ## Utah Fair Housing Requirements Both federal Fair Housing Act (FHA) and the Utah Fair Housing Act prohibit discrimination based on: - race, color, religion, sex, national origin, familial status, source of income, disability, sexual orientation, and gender identity (Utah Code § 57-21-5) - Source of income includes a tenant who pays with rental assistance such as a Section 8 voucher - Disability (physical or mental): you must also allow reasonable accommodations, including assistance animals, which are not pets under the Fair Housing Act - Familial status means families with children under 18 Apply the same screening criteria, income ratio, credit threshold, eviction history, to every applicant in the same property. Keep records of every application decision for at least 3 years. A complaint to the Utah Antidiscrimination and Labor Division (UALD) or HUD can trigger an investigation even if your intent was not discriminatory. For HUD Fair Housing guidance, the Utah Fit Premises Act, and third-party landlord classes (not Ondo programs), see [Utah landlord education & official resources](/resources/#utah-landlord-education). ## Rent Increases and Notice Requirements Utah has no rent control. Landlords may raise rent to any amount, but must provide proper notice: - **Month-to-month tenancy:** 15 days' written notice before the next rental period - **Fixed-term lease:** Cannot increase during the lease term unless the lease explicitly allows it ## Entry Rights Utah law requires landlords to give reasonable notice before entering a tenant's unit, generally interpreted as 24 hours. Exceptions include genuine emergencies. Include your entry notice policy in the lease agreement to prevent misunderstandings. [Let Ondo RE Handle Compliance](/property-management/)[Owner FAQ](/faq/owner-faqs/) Managing Utah rental law compliance across multiple properties is one of the strongest arguments for professional [property management](/property-management/). Ondo RE stays current on Utah statutory changes, uses Utah-specific lease agreements, and handles all required notices and disclosures on your behalf. [Contact us](/contact/) to discuss how we protect your investment. On this page - [The Utah Fit Premises Act (Utah Code § 57-22)](#the-utah-fit-premises-act-utah-code-57-22) - [Security Deposits](#security-deposits) - [Eviction Process in Utah](#eviction-process-in-utah) - [Required Lease Disclosures](#required-lease-disclosures) - [Utah Fair Housing Requirements](#utah-fair-housing-requirements) - [Rent Increases and Notice Requirements](#rent-increases-and-notice-requirements) - [Entry Rights](#entry-rights) ## Keep going [All articles Guides on Utah property management, buying, selling and notary.](/blog/)[Property management What Ondo RE manages and what it costs.](/property-management/)[Talk with Ondo RE Ask a question.](/contact/) ## What to do next Questions about your own property or plan? Ondo RE can walk through it with you. [Talk with Ondo RE](/contact/)[All articles](/blog/)[Property management](/property-management/) Real estate services provided by Ondo Real Estate. Information is deemed reliable but is not guaranteed and should be independently verified. Equal Housing Opportunity. This article is general education, not investment, tax or legal advice. Talk to a licensed professional about your own situation.