Utah
Utah Landlord-Tenant Laws (2026): Deposits, Notice, and Tenant Rights
Utah law sets no cap on security deposits and requires landlords to return them within 30 days of a tenant vacating. Landlords must give at least 24 hours notice before entering unless the rental agreement provides otherwise (Utah Code 57-22-4(2)). Rent control is preempted statewide under Utah Code 57-20-1.
Security deposits in Utah
Utah imposes no statutory cap on security deposits. Landlords may charge any amount negotiated in the lease, and there is no separate maximum for furnished units, pets, or other categories. Once the tenancy ends and the tenant returns possession, the landlord has 30 days to return the deposit and any prepaid rent or send an itemized written statement explaining each deduction, along with any balance owed.
If the landlord misses that 30-day deadline, the tenant cannot go straight to court. Utah Code 57-17-3(3) requires the tenant to first serve the landlord a written notice demanding the deposit disposition, delivered in one of the ways prescribed by 57-17-3(4), after which the landlord has five business days to comply. This step is not optional: Utah Code 57-17-5(3) states that a renter is not entitled to relief under that section if the renter fails to serve a notice in accordance with Subsection 57-17-3(3). A tenant who skips the notice loses the claim.
If the landlord still does not comply, Utah Code 57-17-5(1) lets the tenant recover the full deposit, the full amount of any prepaid rent, and a $100 civil penalty. Costs and attorney fees are awarded only if the court finds that the opposing party acted in bad faith (57-17-5(2)). Allowed deductions include unpaid rent, damages beyond normal wear and tear, cleaning costs if the unit was left in an unusually dirty condition, and any charges expressly authorized by the lease.
| Key rule | Utah |
|---|---|
| Deposit cap | No statutory limit |
| Return deadline | 30 days after tenant vacates |
| Statement required | Yes, itemized in writing |
| Precondition to suing | Written notice under 57-17-3(3), plus 5 business days to cure |
When can a landlord enter? Notice rules
Utah's default rule is that a landlord must give at least 24 hours advance notice before entering a rental unit for non-emergency purposes. The requirement is codified at Utah Code 57-22-4(2), which opens with the words "except as otherwise provided in the rental agreement." That qualifier matters: the 24-hour period is a default a written lease may lawfully change, so read your rental agreement before assuming it applies. Landlords who want to set their own entry-notice terms can start with our lease agreement generator to draft a Utah lease that spells them out. The landlord may enter to make repairs, inspect the premises, show the unit to prospective tenants or buyers, or for other legitimate purposes, but only at reasonable times and after any required notice.
The notice rule applies to scheduled, non-emergency entry. If a genuine emergency occurs, such as a burst pipe, structural failure, fire, or a situation threatening the safety of occupants or the property, the landlord may enter immediately without prior notice. After an emergency entry, best practice is to inform the tenant as soon as practicable of what occurred and what was done.
Tenants who experience repeated unauthorized entry should document each incident in writing, but should also know the limit the statute builds in. Utah Code 57-22-4(9) provides that a renter may not use an owner's failure to comply with the entry-notice requirement as a basis to excuse the renter's own compliance with the rental agreement or to bring a cause of action against the owner. In other words, that subsection is not a hook for a lawsuit. A tenant's realistic routes are the common-law covenant of quiet enjoyment or a breach-of-lease claim if the lease itself sets an entry rule. Legal aid can advise whether repeated entry rises to that level.
Ending a lease: notice to vacate
To end a month-to-month tenancy in Utah, a landlord must serve written notice requiring the tenant to quit at least 15 calendar days before the end of the rental period (Utah Code 78B-6-802(1)(b)(i)). That statute sets the landlord's notice period only. It imposes no notice obligation on the tenant, so a tenant's own notice period is whatever the rental agreement provides. Utah's 15-day landlord notice is shorter than the 30-day standard in most other states, so tenants should be aware that their window to respond is compressed.
Fixed-term leases end on the stated expiration date. If neither party gives notice to terminate or negotiate a new term before the lease expires, the tenancy typically converts to a month-to-month arrangement. A tenant who stays beyond the lease end date without agreement becomes a holdover tenant and may face an unlawful detainer action. That is a civil case in Utah's district court, not the justice court: Utah Code 78A-7-106 gives justice courts original jurisdiction over class B and C misdemeanors, ordinance violations, infractions, and small claims cases, while Utah Code 78A-5-102(1) gives the district court original jurisdiction in all civil matters not excepted by the Utah Constitution or by statute.
For evictions based on nonpayment of rent, lease violations, or other for-cause grounds, the landlord must serve the proper statutory notice. See the Utah eviction notice page for the specific notice periods and legal requirements.
A Utah landlord's 15-day notice
Utah Code 78B-6-802 sets only the landlord's notice: written notice to quit at least 15 calendar days before the end of the rental period, which a landlord can write as an ordinary letter at no cost. Converting that letter to PDF, editing it, or e-signing it is something PDFelement, a paid program, can do; it does not make the notice valid by itself. For nonpayment and other for-cause grounds, start with the free Utah eviction notice page linked above.
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Repairs and the warranty of habitability
Utah landlords must maintain rental units in compliance with the Fit Premises Act, codified at Utah Code ch. 57-22. The Act requires the premises to be fit for human habitation: weather-tight, structurally sound, plumbing and electrical in working order, adequate heating, and free from conditions that endanger health or safety. This is Utah's equivalent of the implied warranty of habitability recognized in most states.
Utah does provide a statutory repair-and-deduct remedy, but it is procedural and easy to forfeit. Under Utah Code 57-22-6, a renter who believes the unit has a deficient condition may serve the owner a written notice of deficient condition. That notice must describe each deficient condition, state the corrective period (three calendar days for a standard of habitability, 10 calendar days for a requirement imposed by the rental agreement), state which remedy the renter has chosen, and give the owner permission to enter to make the correction. If the owner fails to take substantial action before the corrective period ends, the renter may either abate rent and terminate the agreement under 57-22-6(4)(a)(i), or correct the condition and deduct what the renter paid from future rent, up to an amount equal to two months' rent, under 57-22-6(4)(a)(ii).
A renter using repair-and-deduct must keep all receipts documenting the cost and give the owner copies within five calendar days after the next rental period begins. One more condition is easy to miss: under 57-22-6(4)(b), a renter who is not in compliance with all of the renter duties in Utah Code 57-22-5, such as staying current on payments and keeping the unit clean and safe, is not entitled to either remedy. Tenants with habitability problems should also contact local code enforcement or the municipality's building inspection office.
Because the remedy turns on the notice, get the notice right. It must be in writing and served the way 57-22-6(2)(b)(v) requires, either under Utah Code 78B-6-805 or as the rental agreement specifies. A faster track applies to a dangerous condition, meaning one that poses a substantial risk of imminent loss of life or significant physical harm: the renter may notify the owner by any means reasonable under the circumstances, and the owner must begin remedial action within 24 hours and pursue it diligently (57-22-6(3)). Tenants facing serious unaddressed habitability failures should consult a local tenant-rights organization or legal aid.
Rent, late fees, and rent control
Utah caps late fees by statute. Under Utah Code 57-22-4(5)(a), an owner may not charge a late fee that exceeds the greater of 10% of the rent agreed to in the rental agreement or $75. The same subsection bars any fee, fine, assessment, interest, or other cost in an amount greater than the rental agreement provides, or one that is not included in the rental agreement at all, unless the agreement is month-to-month and the owner gives the renter 15 days notice of the charge. There is no mandatory statutory grace period before a late fee may be charged; in practice, most Utah leases set a grace period of 3 to 5 days.
Utah sets no statutory notice period for a rent increase itself. On a fixed-term lease, the landlord cannot increase rent mid-term unless the lease specifically permits it. A landlord seeking a higher rent from a month-to-month tenant generally relies on a change-of-terms clause in the lease, or ends the tenancy with the 15-day notice to quit under Utah Code 78B-6-802 and offers new terms.
Rent control is preempted statewide in Utah, but the operative section is in a different chapter than the Fit Premises Act. Utah Code 57-20-1 provides that 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. The same section preserves local zoning, building, and planning authority. There is no statewide rent cap in Utah, and no local rent control ordinances are permitted.
If you have a landlord-tenant dispute in Utah
Begin every dispute with written documentation. Send all repair requests, notices, and complaints via email or certified mail and keep copies. A written record is critical in Utah's small-claims court and in any civil action.
For deposit disputes, file in Utah's Small Claims Court, which justice courts hear under Utah Code 78A-7-106. The ceiling is set by Utah Code 78A-8-102(1)(a)(i): $20,000 from January 1, 2025 through December 31, 2029, rising to $25,000 on January 1, 2030. You do not need an attorney. Bring your lease, move-out photos or video, all written communications, any receipts related to deductions you are contesting, and proof that you served the deposit notice required by Utah Code 57-17-3(3).
For habitability issues, send a written repair request specifying the problem and the date. Keep a copy. If the landlord does not respond within a reasonable time, contact the city or county building-inspection or code-enforcement office. A code-violation finding can strengthen your case considerably.
The Utah State Bar Lawyer Referral Service can connect you with a licensed attorney for a consultation. Utah Legal Services provides free civil legal aid for low-income residents. The Utah Division of Consumer Protection handles broader consumer complaints related to housing contracts.
This article is general legal information, not legal advice. Landlord-tenant rules vary by state and city and change, and some cities add their own ordinances. For advice about a specific situation, consult a licensed attorney or your state housing agency.
Related pages: Landlord-Tenant Laws by State | Utah Eviction Notice | Utah Squatters Rights
More Utah Laws
- Utah Property Records
- Utah Restraining Order Laws
- Utah Squatters Rights Laws
- Utah Unclaimed Property
Frequently Asked Questions
How long does a landlord have to return my deposit in Utah?
30 days from the date the tenant vacates and returns possession. The landlord must either return the full deposit and any prepaid rent or provide an itemized written statement of deductions along with any remaining balance within that window.
What is the maximum security deposit in Utah?
There is no maximum. Utah law sets no statutory cap on security deposits. The amount is whatever is agreed upon in the lease.
What do I have to do before suing over a deposit in Utah?
Serve a written notice. Utah Code 57-17-3(3) requires a renter to serve the owner a written notice demanding the deposit disposition, in one of the ways prescribed by 57-17-3(4), and give the owner five business days to comply. Utah Code 57-17-5(3) provides that a renter is not entitled to relief if the renter fails to serve that notice. If the owner still does not comply, 57-17-5(1) allows recovery of the full deposit, the full prepaid rent, and a $100 civil penalty, with costs and attorney fees only on a finding of bad faith.
How much notice must a landlord give to enter in Utah?
At least 24 hours is the default under Utah Code 57-22-4(2), but that subsection begins 'except as otherwise provided in the rental agreement,' so a written lease may set a different rule. In a genuine emergency the landlord may enter immediately without notice. Note also that Utah Code 57-22-4(9) bars a renter from using an entry-notice violation as a basis to excuse the renter's own lease compliance or to bring a cause of action against the owner.
How much notice is needed to end a month-to-month lease in Utah?
A landlord must serve written notice to quit at least 15 calendar days before the end of the rental period (Utah Code 78B-6-802(1)(b)(i)). That statute is silent on the tenant's side, so a tenant's own notice period is governed by the rental agreement rather than by statute. Check your lease.
Can I withhold rent for repairs in Utah?
Yes, within a specific procedure. Utah Code 57-22-6 provides a repair-and-deduct remedy. You must first serve a written notice of deficient condition that describes each problem, states the corrective period (three calendar days for a standard of habitability, 10 calendar days for a lease requirement), names repair-and-deduct as the remedy you chose, and permits entry. If the landlord does not take substantial action within that period, you may correct the condition and deduct the cost from future rent, up to two months' rent, keeping all receipts and giving the landlord copies within five calendar days after the next rental period begins. Withholding or deducting rent outside this procedure is not protected, and a renter who is not in compliance with the duties in Utah Code 57-22-5 loses the remedy.
Can a landlord raise rent in Utah?
Yes. Utah does not cap rent increases and sets no statutory notice period for an increase itself. During a fixed-term lease, rent cannot be raised unless the lease explicitly allows it. On a month-to-month tenancy, a landlord generally relies on a change-of-terms clause or ends the tenancy with the 15-day notice to quit under Utah Code 78B-6-802 and offers new terms. Rent control is preempted statewide by Utah Code 57-20-1; no Utah city may limit rents without express legislative approval.
What is the Fit Premises Act in Utah?
The Fit Premises Act (Utah Code ch. 57-22) is Utah's habitability law. It requires landlords to maintain rental units in a condition fit for human habitation, including structural integrity, working plumbing and heating, and freedom from conditions threatening health or safety. Utah Code 57-22-6, in the same chapter, gives renters a rent-abatement remedy or a repair-and-deduct remedy after a proper written notice of deficient condition and an expired corrective period.
Updates
Corrected Utah's late-fee cap, repair-and-deduct remedy, rent-control and habitability citations, small-claims limit, eviction court, and the notice a tenant must serve before pursuing a security-deposit claim.
The Law Behind This Article
This article rests on the statutory provisions below, held in our own legal record and retrieved from the official source. Tap a section to read the operative text.
Utah Code, Title 57: Real Estate
§ 57-22-4Owner's duties.In forcecited in 3 of our articles
(1) To protect the physical health and safety of the ordinary renter, an owner: (a) may not rent the premises unless they are safe, sanitary, and fit for human occupancy; and (b) shall: (i) maintain common areas of the residential rental unit in a sanitary and safe condition; (ii) maintain electrical systems, plumbing, heating, and hot and cold water; (iii) maintain any air conditioning system in an operable condition; (iv) maintain other appliances and facilities as specifically contracted in the rental agreement; and (v) for buildings containing more than two residential rental units, provide and maintain appropriate receptacles for garbage and other waste and arrange for its removal, except to the extent that the renter and owner otherwise agree. (2) 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.
Official text (excerpt) · last checked 2026-09-06 · Read the full text in our law library · Verify at le.utah.gov
Cited in 2 court opinions in our collectionLatest citing opinion in our collection: 2021
Opinions citing this section in our collection:
- Building Monitoring Systems, Inc. v. Paxton (Utah Supreme Court 1995, 276 Utah Adv. Rep. 31)“…the rental agreement if the unit is unfit for occupancy.” Utah Code Ann. § 57-22-4 (4). Finally, section 57-22-6(2) provid…”
- Win-Win v. Dutson (Court of Appeals of Utah 2021, 483 P.3d 64)“…v. Century Mortg. LLC, 3. Win-Win points out that, under Utah Code section 57-22-4, before entering into the Lease, the Du…”
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
Also relied on in: Utah Landlord-Tenant Recording Laws, Utah Ring Doorbell Laws: What You Need to Know in 2026
§ 57-22-6Renter remedies for deficient condition of residential rental unit.In force
(1) As used in this section: (a) "Corrective period" means: (i) for a standard of habitability, three calendar days; and (ii) for a requirement imposed by a rental agreement, 10 calendar days. (b) "Deficient condition" means a condition of a residential rental unit that: (i) violates a standard of habitability or a requirement of the rental agreement; and (ii) is not caused by: (A) the renter, the renter's family, or the renter's guest or invitee; and (B) a use that would violate: (I) the rental agreement; or (II) a law applicable to the renter's use of the residential rental unit. (c) "Notice of deficient condition" means the notice described in Subsection (2). (d) "Rent abatement remedy" means the remedy described in Subsection (4)(a)(i). (e) "Renter remedy" means: (i) a rent abatement remedy; or (ii) a repair and deduct remedy. (f) "Repair and deduct remedy" means the remedy described in Subsection (4)(a)(ii).
Official text (excerpt) · last checked 2026-07-29 · Read the full text in our law library · Verify at le.utah.gov
Cited in 3 court opinions in our collectionLatest citing opinion in our collection: 2022
Opinions citing this section in our collection:
- Zazetti v. Prestige Senior Living Center (Court of Appeals of Utah 2022, 2022 UT App 42)“…y pathway to remedy conditions they consider deficient. See Utah Code Ann. § 57-22-6 (LexisNexis 2020). Tenants must provide…”
- Building Monitoring Systems, Inc. v. Paxton (Utah Supreme Court 1995, 276 Utah Adv. Rep. 31)“…damages and injunctive relief as determined by the court. Utah Code Ann. § 57-22-6 (3). It is obvious that if the o…”
- Lompe v. Sunridge Partners, LLC (Court of Appeals for the Tenth Circuit 2016, 818 F.3d 1041)“…udes the recovery of damages for pain and suffering. See Utah Code Ann. § 57-22-6 (6) (“An owner may not be held liable u…”
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
§ 57-20-1Rent and fee control prohibition.In force
(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. (2) This section does not impair the right of a state agency, county, city, or town to enforce its zoning, building, and planning authority.
Official text (excerpt) · last checked 2026-07-29 · Read the full text in our law library · Verify at le.utah.gov
§ 57-17-3Deductions from deposit -- Written itemization -- Time for return.In force
(1) Upon termination of a tenancy, the owner or the owner's agent may apply property or money held as a deposit toward the payment of rent, damages to the premises beyond reasonable wear and tear, other costs and fees provided for in the contract, or cleaning of the unit. (2) 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 or electronically to the renter by a means provided to the owner or owner's agent by the renter: (a) the balance of any deposit; (b) the balance of any prepaid rent; and (c) if the owner or the owner's agent made any deductions from the deposit or prepaid rent, a written notice that itemizes and explains the reason for each deduction.
Official text (excerpt) · last checked 2026-07-29 · Read the full text in our law library · Verify at le.utah.gov
§ 57-17-5Failure to return deposit or prepaid rent or to give required notice -- Recovery of deposit, penalty, costs, and attorney fees.In force
(1) If an owner or the owner's agent fails to comply with the requirements described in Subsection 57-17-3(5), the renter may: (a) recover from the owner: (i) if the owner or the owner's agent failed to timely return the balance of the renter's deposit, the full deposit; (ii) if the owner or the owner's agent failed to timely return the balance of the renter's prepaid rent, the full amount of the prepaid rent; and (iii) a civil penalty of $100; and (b) file an action to enforce compliance with the provisions of this section. (2) In an action under Subsection (1)(b), the court shall award costs and attorney fees to the prevailing party if the court determines that the opposing party acted in bad faith. (3) A renter is not entitled to relief under this section if the renter fails to serve a notice in accordance with Subsection 57-17-3(3). (4) This section does not preclude an owner or a renter from recovering other damages to which the owner or the renter is entitled.
Official text (excerpt) · last checked 2026-07-29 · Read the full text in our law library · Verify at le.utah.gov
§ 57-22-5Renter's duties -- Cleanliness and sanitation -- Compliance with written agreement -- Destruction of property, interference with peaceful enjoyment prohibited.In force
(1) Each renter shall: (a) comply with the rules of the board of health having jurisdiction in the area in which the residential rental unit is located which materially affect physical health and safety; (b) maintain the premises occupied in a clean and safe condition and shall not unreasonably burden any common area; (c) dispose of all garbage and other waste in a clean and safe manner; (d) maintain all plumbing fixtures in as sanitary a condition as the fixtures permit; (e) use all electrical, plumbing, sanitary, heating, and other facilities and appliances in a reasonable manner; (f) occupy the residential rental unit in the manner for which it was designed, but the renter may not increase the number of occupants above that specified in the rental agreement without written permission of the owner; (g) be current on all payments required by the rental agreement; and (h) comply with each rule, regulation, or requirement of the rental agreement, including any prohibition on, or the allowance of, smoking tobacco products within the residential rental unit, or on the premises, or both.
Official text (excerpt) · last checked 2026-07-29 · Read the full text in our law library · Verify at le.utah.gov
Utah Code, Title 78A: Judiciary and Judicial Administration
§ 78A-5-102Jurisdiction of the district court -- Appeals.In force
(1) Except as otherwise provided by the Utah Constitution or by statute, the district court has original jurisdiction in all matters civil and criminal. (2) A district court judge may: (a) issue all extraordinary writs and other writs necessary to carry into effect the district court judge's orders, judgments, and decrees; (b) preside over an action for which the Business and Chancery Court has jurisdiction if: (i) the district court judge is designated by the presiding officer of the Judicial Council to preside over an action in the Business and Chancery Court as described in Section 78A-1-103.5; and (ii) a Business and Chancery Court judge is unable to preside over the action due to recusal or disqualification; and (c) sit as a member of a panel for the Constitutional Court if: (i) Chapter 5b, Constitutional Court, takes effect as described in Section 78A-5b-102; (ii) the district court judge is designated by the presiding officer of the Judicial Council to sit as a member of a panel as described in Section 78A-5a-202; and (iii) a Constitutional Court judge is unable to sit on the panel due to recusal or disqualification.
Official text (excerpt) · last checked 2026-07-29 · Read the full text in our law library · Verify at le.utah.gov
Cited in 27 court opinions in our collectionLatest citing opinion in our collection: 2026
Opinions citing this section in our collection:
- Office of Professional Conduct v. Bernacchi (Utah Supreme Court 2022, 513 P.3d 669)“…lature ran afoul of article VIII, section 4 when it enacted Utah Code section 78A-5-102(3)—a provision that recognizes that “[t…”
- State v. Sommerville (Court of Appeals of Utah 2010, 670 Utah Adv. Rep. 15)“…cepted in the Utah Constitution and not prohibited by law," Utah Code Ann. § 78A-5-102(1) (Supp.2010). A justice court's juris…”
- Adoption B.B. v. R.K.B. (Utah Supreme Court 2017, 417 P.3d 1)“…s have the statutory authority to issue an adoption decree. UTAH CODE § 78A-5-102(1); id. § 78B-6-105; In re Adoption of…”
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
§ 78A-7-106Original jurisdiction of a justice court -- Territorial jurisdiction -- Transfer of a domestic violence case.In force
(1) A justice court has original jurisdiction over class B and C misdemeanors, violations of ordinances, and infractions committed within the justice court's territorial jurisdiction by an individual who is 18 years old or older. (2) A justice court has original jurisdiction over the following offenses committed within the justice court's territorial jurisdiction by a minor or an adult high school student: (a) class C misdemeanor and infraction violations described in Title 53, Chapter 3, Part 2, Driver Licensing Act; and (b) class B and C misdemeanor and infraction violations described in: (i) Title 23A, Wildlife Resources Act; (ii) Title 41, Chapter 1a, Motor Vehicle Act; (iii) Title 41, Chapter 6a, Traffic Code; (iv) Title 41, Chapter 12a, Financial Responsibility of Motor Vehicle Owners and Operators Act; (v) Title 41, Chapter 22, Off-highway Vehicles; (vi) Title 73, Chapter 18, State Boating Act; (vii) Title 73, Chapter 18a, Boating - Litter and Pollution Control; (viii) Title 73, Chapter 18b, Water Safety; and (ix) Title 73, Chapter 18c, Financial Responsibility of Motorboat Owners and Operators Act.
Official text (excerpt) · last checked 2026-07-29 · Read the full text in our law library · Verify at le.utah.gov
Cited in 5 court opinions in our collectionLatest citing opinion in our collection: 2023
Opinions citing this section in our collection:
- Kamoe v. Hon. Ridge (Utah Supreme Court 2021, 483 P.3d 720)“…itted within the justice court‘s territorial jurisdiction.‖ UTAH CODE § 78A-7-106(1). Meanwhile, ―[t]he district court ha…”
- Taylorsville City v. Mitchell (Utah Supreme Court 2020, 466 P.3d 148)“…e, the justice courts have jurisdiction over these charges. UTAH CODE § 78A-7-106. But not all municipalities operate a j…”
- South Jordan City v. Summerhays (Court of Appeals of Utah 2017, 831 Utah Adv. Rep. 37)“…is classified by statute as a class A misdemeanor. Compare Utah Code Ann. § 78A-7-106(1) (LexisNexis Supp. 2016) (‚Justice co…”
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
§ 78A-8-102Small claims -- Defined -- Counsel not necessary -- Removal from district court -- Deferring multiple claims of one plaintiff -- Supreme Court to govern procedures.In forcecited in 3 of our articles
(1) A small claims action is a civil action: (a) for the recovery of money when: (i) the amount claimed does not exceed: (A) on or after May 4, 2022, through December 31, 2024, $15,000 including attorney fees but exclusive of court costs and interest; (B) on or after January 1, 2025, through December 31, 2029, $20,000 including attorney fees but exclusive of court costs and interest; and (C) on or after January 1, 2030, $25,000 including attorney fees but exclusive of court costs and interest; and (ii) the defendant resides or the action of indebtedness was incurred within the jurisdiction of the court in which the action is to be maintained; or (b) involving interpleader under Rule 22 of the Utah Rules of Civil Procedure, in which the amount claimed does not exceed the amount described in Subsection (1)(a)(i).
Official text (excerpt) · last checked 2026-07-29 · Read the full text in our law library · Verify at le.utah.gov
Cited in 52 court opinions in our collectionLatest citing opinion in our collection: 2016
Opinions citing this section in our collection:
- Patterson v. Patterson (Utah Supreme Court 2011, 694 Utah Adv. Rep. 25)“…appeal, which we granted. We have jurisdiction pursuant to Utah Code section 78A-8-102(8)(). STANDARD OF REVIEW 7 Summary…”
- Giusti v. Sterling Wentworth Corp. (Utah Supreme Court 2009, 621 Utah Adv. Rep. 11)“…iusti's appeal was timely. We have jurisdiction pursuant to Utah Code section 78A-8-102(8)(j) (2008). STANDARDS OF REVIE…”
- Davencourt at Pilgrims Landing Homeowners Ass'n v. Davencourt at Pilgrims Landing, LC (Utah Supreme Court 2009, 640 Utah Adv. Rep. 16)“…as final. We have jurisdiction over this appeal pursuant to Utah Code section 78A-8-102(8)(7)(2008). STANDARD OF REVIEW…”
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
Also relied on in: Utah Scam and Fraud Laws: Where to Report, Your Right to Sue (2026), Utah Small Claims Court: $20,000 Limit, Fees and How to File
Utah Code, Title 78B: Judicial Code
§ 78B-6-802Unlawful detainer by tenant for a term less than life.In forcecited in 2 of our articles
(1) A tenant holding real property for a term less than life is guilty of an unlawful detainer if the tenant: (a) continues in possession, in person or by subtenant, of the property or any part of the property, after the expiration of the specified term or period for which it is let to the tenant, which specified term or period, whether established by express or implied contract, or whether written or parol, shall be terminated without notice at the expiration of the specified term or period; (b) having leased real property for an indefinite time with monthly or other periodic rent reserved: (i) continues in possession of the property in person or by subtenant after the end of any month or period, in cases where the owner, the owner's designated agent, or any successor in estate of the owner, 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; or (ii) in cases of tenancies at will, remains in possession of the premises after the expiration of a notice of not less than five calendar days; (c) continues in possession, in person or by subtenant, after default in…
Official text (excerpt) · last checked 2026-07-29 · Read the full text in our law library · Verify at le.utah.gov
Cited in 14 court opinions in our collectionLatest citing opinion in our collection: 2025
Opinions citing this section in our collection:
- Osguthorpe v. Wolf Mountain Resorts, L.C. (Utah Supreme Court 2010, 655 Utah Adv. Rep. 69)“…under the Utah unlawful detainer statute. See Utah Code Ann. § 78B-6-802 (2008). We also hold that American Skii…”
- Ortega v. Ridgewood Estates LLC (Court of Appeals of Utah 2016, 815 Utah Adv. Rep. 20)“…ce in accordance with Utah’s Unlawful Detainer statute. See Utah Code Ann. § 78B-6-802 (LexisNexis 2012). The following month,…”
- Gardiner v. York (Court of Appeals of Utah 2010, 655 Utah Adv. Rep. 5)“…Legislature has provided statutory contempt authority, see Utah Code Ann. § 78B-6-802 (2008), which together with the common…”
Identified automatically from the court opinions citing this section — not a ranking of which case controls.
Also relied on in: Utah Squatters Rights and Adverse Possession Laws (2026)
§ 78B-6-805Notice -- How served.In force
(1) A notice required by this part may be served: (a) by delivering a copy to the tenant personally or, if the tenant is a commercial tenant, by delivering a copy to the commercial tenant's usual place of business by leaving a copy of the notice with a person of suitable age and discretion; (b) by sending a copy through registered mail, certified mail, or an equivalent means, addressed to the tenant at the tenant's residence, leased property, or usual place of business; (c) if the tenant is absent from the residence, leased property, or usual place of business, by leaving a copy with a person of suitable age and discretion at the tenant's residence, leased property, or usual place of business; (d) if a person of suitable age or discretion cannot be found at the place of residence, leased property, or usual place of business, then by affixing a copy in a conspicuous place on the leased property; or (e) if an order of abatement by eviction of the nuisance is issued by the court as provided in Section 78B-6a-303, when issued, the parties present shall be on notice that the abatement by eviction order is issued and immediately effective or as to any absent party, notice shall be…
Official text (excerpt) · last checked 2026-07-29 · Read the full text in our law library · Verify at le.utah.gov
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This article also draws on these acts and chapters (opening at their first section): Utah Code, Title 57: Real Estate § 57-17-1 (Return or explanation of retainage upon termination of tenancy.) · Utah Code, Title 57: Real Estate § 57-22-1 (Short title.)
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Sources and References
- Utah Code Title 57, Chapter 22 (Fit Premises Act)(le.utah.gov).gov
- Utah Code Title 57, Chapter 17 (Residential Rental Practices)(le.utah.gov).gov
- Utah Division of Consumer Protection: Landlord-Tenant(consumerprotection.utah.gov).gov
- Utah Code 57-22-6: Renter remedies for deficient condition of residential rental unit (rent abatement and repair-and-deduct)(le.utah.gov)
- Utah Code 57-20-1: Rent and fee control prohibition(le.utah.gov)
- Utah Code 57-17-3: Deposit disposition, 30-day deadline, and the renter's notice requirement(le.utah.gov)
- Utah Code 57-17-5: Renter remedies for a deposit violation and the notice precondition(le.utah.gov)
- Utah Code 78A-8-102: Small claims defined, including the dollar ceilings(le.utah.gov)
- Utah Code 78A-7-106: Original jurisdiction of a justice court(le.utah.gov)
- Utah Code 78A-5-102: Jurisdiction of the district court(le.utah.gov)
- Utah Code 78B-6-802: Unlawful detainer by a tenant for a term less than life, including the 15-day notice to quit(le.utah.gov)