10 of the 10 rules below carry a statute citation that was read at the official source (most recently October 2026), with the controlling text quoted. The rest are conservative reference values from Aptoria's compliance data and are labeled unverified.
Security deposit size: No statewide cap on security deposit amount. Utah Code ch. 57-17 (Residential Renters' Deposits) regulates only the return, itemization and non-refundable disclosure of 'deposits however denominated'; no section limits the amount. (Utah Code § 57-17-1 (no cap in tit. 57, ch. 17), confirmed 2026-10). Returning the deposit: No later than 30 days after the renter vacates and returns possession, mail/deliver (or send electronically if the renter provided a means) the deposit balance, prepaid-rent balance, and an itemized written notice of deductions. If the owner misses it, the renter may serve a statutory 5-business-day demand; continued failure requires refund of the entire deposit and prepaid rent plus a $100 penalty, with court costs and attorney fees if the owner acted in bad faith. (Utah Code § 57-17-3 (eff. 5/7/2025), confirmed 2026-10).
Late fees: Late fee may not exceed the greater of 10% of the rent in the rental agreement or $75. No statutory grace period. Other fees must be in the rental agreement (or, for month-to-month, added on 15 days' notice). Note § 57-22-4(9): a renter may not use the owner's violation of this subsection to excuse compliance or as a cause of action. (Utah Code § 57-22-4(5), confirmed 2026-10). Application fees: No dollar cap on application fees, but before accepting an application fee or any other payment the owner must disclose in writing a good-faith estimate of rent and each fixed non-rent charge, the types of use-based charges, the availability date, the screening criteria, and the refund process; if the lease later differs from the estimate, the applicant may demand a full refund within 5 business days. (Utah Code § 57-22-4(3)-(4), confirmed 2026-10).
Nonpayment notice: Written notice requiring payment of rent/other amounts due or surrender of the premises; tenant is in unlawful detainer if it remains uncomplied with for three BUSINESS days after service. Notice may be served any time after rent is due. (Utah Code § 78B-6-802(1)(c) (eff. 5/6/2026), confirmed 2026-10). Rent increases: No Utah statute sets a rent-increase notice period or rent cap (§ 57-20-1 bars local rent control). For a month-to-month tenancy the owner may end the tenancy on 15 calendar days' notice before the end of the period (§ 78B-6-802(1)(b)(i)) and may add a non-rent charge on 15 days' notice (§ 57-22-4(5)(b)(ii)), so 15 days before the start of the next rental period is the practical floor for a rent increase; a fixed-term lease's rent cannot be changed mid-term. (Utah Code § 78B-6-802(1)(b)(i); § 57-22-4(5)(b)(ii) (no dedicated rent-increase statute), confirmed 2026-10). Ending a month-to-month tenancy: Owner must serve notice to quit at least 15 calendar days before the end of the month/period for a periodic tenancy; tenancy at will: not less than 5 calendar days. (Utah Code § 78B-6-802(1)(b)(i), confirmed 2026-10). Entry: At least 24 hours' prior notice of the owner's entry, except as otherwise provided in the rental agreement (the lease may shorten or waive it). No private cause of action for violation (§ 57-22-4(9)). (Utah Code § 57-22-4(2), confirmed 2026-10).
Utah has no statewide rent regulation on file, so any cap on increases would come from a local ordinance. Source-of-income protection is not on file statewide, although cities and counties can add it. Card surcharges on rent: allowed within card-network limits. Managing property for others for compensation generally requires a state license: State real estate broker license required for property management for others — confirm with state commission.
Security deposits
What Utah allows a landlord to collect up front, how it must be held, and the deadline and paperwork for returning it.
Security deposit limit
Source-confirmed 2026-10
No statewide cap on security deposit amount. Utah Code ch. 57-17 (Residential Renters' Deposits) regulates only the return, itemization and non-refundable disclosure of 'deposits however denominated'; no section limits the amount.
“Owners or designated agents requiring deposits however denominated from renters leasing or renting residential dwelling units shall either return those deposits at the termination of the tenancy or provide the renter with written notice explaining why any deposit refundable under the terms of the lease or rental agreement is being retained.”
Excerpt from the cited source as read on the date shown.
Supersedes wave-1 draft.
Reference value in Aptoria's compliance data: “No statewide cap”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The maximum a landlord may collect up front as security against unpaid rent or damage, usually expressed as a multiple of one month's rent. Separate pet, key or cleaning deposits often count toward the same limit.
Deposit return deadline
Source-confirmed 2026-10
No later than 30 days after the renter vacates and returns possession, mail/deliver (or send electronically if the renter provided a means) the deposit balance, prepaid-rent balance, and an itemized written notice of deductions. If the owner misses it, the renter may serve a statutory 5-business-day demand; continued failure requires refund of the entire deposit and prepaid rent plus a $100 penalty, with court costs and attorney fees if the owner acted in bad faith.
“No later than 30 days after the day on which a renter vacates and returns possession of a rental property to the owner or the owner's agent, the owner or the owner's agent shall mail or deliver to the renter at the renter's last known address”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “30 days after move-out”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The window after the tenant vacates in which the landlord must refund the deposit or deliver an itemized statement of deductions. Missing the deadline is the most common way a landlord forfeits the right to keep any part of the deposit.
Separate pet deposit
Source-confirmed 2026-10
Not separately regulated and no cap: Utah's deposit statute covers 'deposits however denominated', so a pet deposit is treated like any other renter deposit (return or written explanation at termination; 30-day return under § 57-17-3). Any part of a deposit that is non-refundable (e.g., a non-refundable pet fee) must be stated in writing to the renter when the deposit is taken (§ 57-17-2). No statewide maximum on any deposit.
“Owners or designated agents requiring deposits however denominated from renters leasing or renting residential dwelling units shall either return those deposits at the termination of the tenancy or provide the renter with written notice explaining why any deposit refundable under the terms of the lease or rental agreement is being retained.”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “Permitted”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
Whether a refundable pet deposit can be collected on top of the security deposit. Even where it is permitted, the combined amount usually has to stay inside the overall deposit limit.
In practice
• Hold the deposit the way the statute requires (separate or escrow account where applicable) and record the account in the file.
• Document move-in condition with a dated, photographed inventory the tenant can sign; it is the only evidence that supports a later deduction.
• Send the itemized statement and any refund by a trackable method, and keep the receipts or estimates behind every deduction.
Rent, late fees and application fees
The fees a Utah lease can charge, the statutory ceilings that override the lease, and whether rent increases are regulated statewide.
Late fees
Source-confirmed 2026-10
Late fee may not exceed the greater of 10% of the rent in the rental agreement or $75. No statutory grace period. Other fees must be in the rental agreement (or, for month-to-month, added on 15 days' notice). Note § 57-22-4(9): a renter may not use the owner's violation of this subsection to excuse compliance or as a cause of action.
“An owner may not charge a renter: (a) a late fee that exceeds the greater of: (i) 10% of the rent agreed to in the rental agreement; or (ii) $75;”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “Capped at $75”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
Any statutory ceiling on the fee for late rent and any mandatory grace period before it can be charged. Where there is no statutory cap, courts still strike fees they find punitive rather than a reasonable estimate of the landlord's cost.
Application fee limit
Source-confirmed 2026-10
No dollar cap on application fees, but before accepting an application fee or any other payment the owner must disclose in writing a good-faith estimate of rent and each fixed non-rent charge, the types of use-based charges, the availability date, the screening criteria, and the refund process; if the lease later differs from the estimate, the applicant may demand a full refund within 5 business days.
Reference value in Aptoria's compliance data: “No statewide cap”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
A cap on what an applicant can be charged to apply, sometimes limited to the actual cost of screening and sometimes prohibited outright. Fee receipts and refund rules usually travel with the cap.
Statewide rent regulation
Source-confirmed 2026-10
(b) Statewide preemption: a county, city or town may not enact an ordinance or resolution controlling rents or fees on private residential property without express legislative approval; no statewide rent cap or rent-increase limit exists.
“(1) A county, city, or town may not enact an ordinance or resolution that would control rents or fees on private residential property unless it has the express approval of the Legislature.”
Excerpt from the cited source as read on the date shown.
Chapter 57-20 is titled 'Local Rent Control Prohibition'; amended by Chapter 365, 2006 General Session.
Reference value in Aptoria's compliance data: “No statewide rent regulation (check local ordinances)”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
Whether a statewide law caps annual rent increases or whether rent control exists for covered units. Local ordinances can add limits even where the state has none.
In practice
• State the late fee, the grace period and the application fee in the lease in dollars or a clear percentage; a fee that is not in the lease is rarely enforceable.
• Never charge above the statutory cap even when the lease says more; the excess is unenforceable and can expose the landlord to penalties.
• Keep fee calculations in the ledger so a tenant, a court or an auditor can reproduce them from the rent roll.
Notices, rent increases and termination
How much written notice Utah requires before a rent increase, before ending a month-to-month tenancy, and before filing for nonpayment.
Rent-increase notice
Source-confirmed 2026-10
No Utah statute sets a rent-increase notice period or rent cap (§ 57-20-1 bars local rent control). For a month-to-month tenancy the owner may end the tenancy on 15 calendar days' notice before the end of the period (§ 78B-6-802(1)(b)(i)) and may add a non-rent charge on 15 days' notice (§ 57-22-4(5)(b)(ii)), so 15 days before the start of the next rental period is the practical floor for a rent increase; a fixed-term lease's rent cannot be changed mid-term.
“15 calendar days or more before the end of that month or period, has served notice requiring the tenant to quit the premises at the expiration of that month or period;”
Excerpt from the cited source as read on the date shown.
its (5)(b)(ii) text: 'that is not included in the rental agreement, unless: (A) the rental agreement is on a month-to-month basis; and (B) the owner provides the renter a 15-day notice of the charge.' Supersedes wave-1 draft; 15 days is an inference from the termination rule, not a statutory rent-increase rule.
Reference value in Aptoria's compliance data: “15 days”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The written notice a landlord must give before a rent increase takes effect on a periodic (month-to-month) tenancy. Fixed-term leases generally cannot be changed mid-term.
Month-to-month termination notice
Source-confirmed 2026-10
Owner must serve notice to quit at least 15 calendar days before the end of the month/period for a periodic tenancy; tenancy at will: not less than 5 calendar days.
“15 calendar days or more before the end of that month or period, has served notice requiring the tenant to quit the premises at the expiration of that month or period;”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “15 days”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The notice a landlord must give to end a periodic tenancy without cause. Some jurisdictions require longer notice for long-term tenants or require a stated cause.
Pay-or-quit notice
Source-confirmed 2026-10
Written notice requiring payment of rent/other amounts due or surrender of the premises; tenant is in unlawful detainer if it remains uncomplied with for three BUSINESS days after service. Notice may be served any time after rent is due.
“after a notice in writing requiring in the alternative the payment of the rent and other amounts due or the surrender of the detained premises, has remained uncomplied with for a period of three business days after service, which notice may be served at any time after the rent becomes due;”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “3 days”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The notice a tenant must receive for nonpayment before the landlord can file for possession, and the time the tenant has to pay in full and cure. This is the step most often done wrong in an eviction.
In practice
• Serve notices in the form and by the method the statute names, and keep proof of service with the dated notice.
• Count notice periods the way the statute counts them (calendar days, business days, or "before the next rent due date") and build in a margin.
• Treat a notice to a possibly rent-regulated or subsidized unit as a legal check, because longer periods and extra content requirements usually apply.
Landlord entry
When a Utah landlord may enter an occupied unit and how much notice the tenant must receive.
Non-emergency entry notice
Source-confirmed 2026-10
At least 24 hours' prior notice of the owner's entry, except as otherwise provided in the rental agreement (the lease may shorten or waive it). No private cause of action for violation (§ 57-22-4(9)).
“Except as otherwise provided in the rental agreement, an owner shall provide the renter at least 24 hours prior notice of the owner's entry into the renter's residential rental unit.”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “24 hours”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The advance notice required before a landlord enters an occupied unit for repairs, inspections or showings. Emergencies are the usual exception.
In practice
• Give written notice with the date, a reasonable time window and the purpose, and log the entry afterwards.
• Emergencies are the only common exception; document what made the entry urgent.
• A pattern of unannounced entries is a common basis for tenant complaints and counterclaims.
Payments, fair housing and licensing
Operational rules that sit outside the landlord-tenant act but decide how rent can be collected, who can be screened out, and who may manage for others.
Card surcharges on rent
Allowed within card-network limits
Returned-payment (NSF) fee
No statewide statutory cap on file
Source-of-income protection
No statewide protection on file
Local ordinances can extend protection beyond the statewide rule.
Property-management licensing
License generally required to manage for others
State real estate broker license required for property management for others — confirm with state commission.
Compliance posture values are reference data compiled from public statutes and are not source-confirmed line by line. Confirm with the state agency before relying on them.
Utah next to its neighbors
Own units on both sides of a state line? These are the reference values for every bordering jurisdiction. Open a state to see which values carry a citation.
Federal and state disclosures Aptoria's lease workflow surfaces for Utah. This is a working checklist from public sources, not a complete legal inventory for a specific property.
• Lead-based paint hazards (pre-1978 housing) — EPA Pamphlet "Protect Your Family from Lead in Your Home"
Official sources
Primary sources a Utah landlord should bookmark. Each link was fetched and read during the October 2026 review; the binding text is always the current official version.
How much can a landlord charge for a security deposit in Utah?
No statewide cap on security deposit amount. Utah Code ch. 57-17 (Residential Renters' Deposits) regulates only the return, itemization and non-refundable disclosure of 'deposits however denominated'; no section limits the amount. (Utah Code § 57-17-1 (no cap in tit. 57, ch. 17), confirmed 2026-10).
How long does a Utah landlord have to return the security deposit?
No later than 30 days after the renter vacates and returns possession, mail/deliver (or send electronically if the renter provided a means) the deposit balance, prepaid-rent balance, and an itemized written notice of deductions. If the owner misses it, the renter may serve a statutory 5-business-day demand; continued failure requires refund of the entire deposit and prepaid rent plus a $100 penalty, with court costs and attorney fees if the owner acted in bad faith. (Utah Code § 57-17-3 (eff. 5/7/2025), confirmed 2026-10).
What is the maximum late fee in Utah?
Late fee may not exceed the greater of 10% of the rent in the rental agreement or $75. No statutory grace period. Other fees must be in the rental agreement (or, for month-to-month, added on 15 days' notice). Note § 57-22-4(9): a renter may not use the owner's violation of this subsection to excuse compliance or as a cause of action. (Utah Code § 57-22-4(5), confirmed 2026-10).
How many days does a Utah pay-or-quit notice give the tenant?
Written notice requiring payment of rent/other amounts due or surrender of the premises; tenant is in unlawful detainer if it remains uncomplied with for three BUSINESS days after service. Notice may be served any time after rent is due. (Utah Code § 78B-6-802(1)(c) (eff. 5/6/2026), confirmed 2026-10).
How much notice must a Utah landlord give before entering?
At least 24 hours' prior notice of the owner's entry, except as otherwise provided in the rental agreement (the lease may shorten or waive it). No private cause of action for violation (§ 57-22-4(9)). (Utah Code § 57-22-4(2), confirmed 2026-10).
How much notice is required to raise rent in Utah?
No Utah statute sets a rent-increase notice period or rent cap (§ 57-20-1 bars local rent control). For a month-to-month tenancy the owner may end the tenancy on 15 calendar days' notice before the end of the period (§ 78B-6-802(1)(b)(i)) and may add a non-rent charge on 15 days' notice (§ 57-22-4(5)(b)(ii)), so 15 days before the start of the next rental period is the practical floor for a rent increase; a fixed-term lease's rent cannot be changed mid-term. (Utah Code § 78B-6-802(1)(b)(i); § 57-22-4(5)(b)(ii) (no dedicated rent-increase statute), confirmed 2026-10).
How much notice is required to end a month-to-month tenancy in Utah?
Owner must serve notice to quit at least 15 calendar days before the end of the month/period for a periodic tenancy; tenancy at will: not less than 5 calendar days. (Utah Code § 78B-6-802(1)(b)(i), confirmed 2026-10).
Does Utah have statewide rent control?
No statewide rent regulation is on file for Utah. Local ordinances can still limit increases, so check the city or county where the unit sits before setting a renewal rent.
Is source of income a protected class in Utah?
No statewide source-of-income protection is on file for Utah, but cities and counties can adopt it. Check local law before refusing a voucher or benefit income, and apply any screening criteria consistently.
Can a Utah landlord add a surcharge for paying rent by card?
Allowed within card-network limits. Where a surcharge is allowed, it must still follow card-network rules and be disclosed before payment.
How this page was verified
Every rule is shown in one of two states. “Source-confirmed” means an editor opened the official statute page named next to the rule on the date shown, read the controlling text, and recorded the excerpt you see; the excerpt is quoted verbatim so you can check it. “Reference value” means Aptoria's compliance engine applies a conservative number for this rule, but nobody has yet tied it to a specific statute section on this page, so it must be checked before you rely on it.
This page meets Aptoria's evidence floor for publication (10 source-confirmed rules and 5 fetched official sources). Statutes change; local ordinances can be stricter; the facts of a tenancy change the result.