Landlord Guide to Renting in Utah

Utah recognizes both written and oral lease agreements. However, any lease for a term exceeding one year must be in writing under the Utah Statute of Frauds (Utah Code § 25-5-3). The lease should specify rent, due dates, the lease term, security deposit terms, and the responsibilities of both parties.

• Written and oral leases are valid; leases over one year must be in writing
• Month-to-month tenancies arise when no fixed term is specified or upon lease expiration without renewal
• Lease terms are largely left to the parties to negotiate
• All lease provisions must comply with the Utah Fit Premises Act

Utah does not impose a statutory maximum on the amount landlords may charge as a security deposit. There is no requirement to hold the deposit in a separate account or to pay interest. However, the Utah Fit Premises Act sets specific deadlines and requirements for the return of the deposit.

• No statutory cap on security deposit amounts
• No requirement to hold deposits in a separate or escrow account
• No interest payment requirement on deposits
• Deposits may be used for unpaid rent, damages beyond normal wear and tear, and cleaning costs

Utah requires landlords to make certain disclosures to tenants before or at the beginning of a tenancy. These ensure tenants are informed about key property conditions and contact information.

• Name and address of the landlord or authorized agent for service of process and notices (Utah Code § 57-22-4)
• Lead-based paint disclosure for pre-1978 properties (federal requirement, 42 U.S.C. § 4852d)
• Disclosure of nonrefundable fees — any portion of a deposit or fee that is nonrefundable must be clearly stated in writing (§ 57-17-3)
• Details of any pending foreclosure or code violations affecting the property, if known

Rent is due on the date specified in the lease agreement. Utah does not mandate a grace period for rent payments. Late fees are permitted if provided for in the lease, and the fee amount must be stated in the rental agreement.

• No statutory grace period — rent is due on the date stated in the lease
• Late fees are enforceable if specified in the written lease agreement
• There is no statutory cap on late fees, but they must be reasonable
• Landlords may specify accepted payment methods in the lease

Under the Utah Fit Premises Act (Utah Code § 57-22-3), landlords must maintain the rental property in a condition fit for human habitation. This includes keeping structural components, plumbing, electrical systems, and heating in good working order, and complying with applicable building codes.

• Maintain the premises in a condition fit for habitation (§ 57-22-3)
• Keep common areas clean, safe, and in good repair
• Maintain plumbing, electrical, heating, and ventilation systems
• Comply with all applicable building, housing, and health codes

Utah requires landlords to provide at least 24 hours' notice before entering a rental unit, except in cases of emergency. Entry must be at reasonable times and for a lawful purpose such as inspections, repairs, or showing the property to prospective tenants or buyers (Utah Code § 57-22-4(2)).

• Minimum 24 hours' notice required for non-emergency entry (§ 57-22-4(2))
• Entry must be at reasonable times during normal business hours
• No notice required for genuine emergencies
• Tenants may not unreasonably withhold consent to lawful entry

Utah has no rent control statutes and does not limit the amount or frequency of rent increases. For month-to-month tenancies, the landlord should provide reasonable advance written notice (typically 15 days, matching the notice-to-quit period). During a fixed-term lease, rent cannot be increased unless the lease contains an escalation clause.

• No rent control — landlords may set rent at market rates
• Reasonable notice (at least 15 days) recommended for month-to-month rent increases
• Fixed-term lease rent cannot be changed unless the lease expressly allows it
• Rent increases must not be retaliatory (§ 57-22-5.1)

The notice required to terminate a tenancy in Utah depends on the type of rental arrangement. Fixed-term leases end automatically at the expiration of the term unless the lease stipulates otherwise.

• Month-to-month tenancy: 15 days' written notice before the end of the rental period (Utah Code § 78B-6-802)
• Week-to-week tenancy: reasonable notice (no specific statutory period)
• Fixed-term lease: no notice required — ends at lease expiration
• Nonpayment of rent: 3 days' written notice to pay or vacate (§ 78B-6-802)

Utah evictions are handled through an unlawful detainer action filed in district court or justice court. The landlord must first serve the required notice. For nonpayment of rent, the tenant receives 3 days to pay the outstanding balance or vacate (Utah Code § 78B-6-802).

• Serve the required written notice (3 days for nonpayment; 3 days for lease violations with no cure right for certain breaches)
• File an unlawful detainer complaint in the appropriate court
• The tenant is served with a summons and has a short window to respond
• If the court rules for the landlord, a writ of restitution is issued for removal

Under Utah Code § 57-17-3, landlords must return the security deposit within 30 days after the tenant vacates, unless the lease specifies otherwise. If the landlord withholds any portion, an itemized written notice of the deductions must be provided along with any remaining balance.

• Return deadline: 30 days after the tenant vacates, or as specified in the lease (§ 57-17-3)
• Permissible deductions: unpaid rent, damages beyond normal wear and tear, cleaning costs, other lease-specified charges
• An itemized written statement of deductions must accompany any withheld amount
• Failure to return the deposit or provide an itemized statement may expose the landlord to liability for the full deposit amount