Overview
Utah security deposit laws are governed by the Utah Fit Premises Act (Utah Code Title 57, Chapter 17). Utah has no statutory cap on deposit amounts, a 30-day return deadline, and relatively landlord-friendly regulations with minimal restrictions. Using security deposit management software keeps you compliant with return deadlines and itemization requirements.
Maximum Security Deposit
Utah does not set a maximum limit on security deposit amounts. The amount is determined by agreement between the landlord and tenant.
- No statutory cap on deposits
- Market practice typically ranges from 1-2 months' rent
- The deposit amount should be clearly stated in the lease agreement
Pet Deposits
Utah allows landlords to charge additional pet deposits without restriction. These may be collected in addition to the standard security deposit. Service animals and emotional support animals cannot be charged pet deposits under federal fair housing laws.
Return Timeline
Under Utah Code § 57-17-3, landlords must return the security deposit within 30 days after the tenancy terminates and the tenant vacates.
- Must include a written notice itemizing any deductions
- The notice must describe each item deducted and the amount
- The remaining balance must be returned to the tenant
Lease Provisions
The rental agreement may specify a different return timeline, as long as it is reasonable. Tenants should review their lease for any specific provisions regarding deposit returns. (Colorado takes a similar approach—see Colorado security deposit laws.)
Interest Requirements
Utah does not require landlords to pay interest on security deposits. Any interest earned on the deposit belongs to the landlord.
Storage Requirements
Utah law does not mandate that security deposits be held in a separate account or in any specific type of financial institution. Landlords have flexibility in how they manage security deposit funds.
Allowable Deductions
Landlords may deduct from the security deposit for:
- Unpaid rent
- Damages beyond normal wear and tear
- Cleaning costs to restore the property to its original condition
- Other charges specified in the rental agreement
Important: Normal wear and tear cannot be charged to the tenant. This includes gradual deterioration from ordinary use such as minor scuffs, worn carpet paths, and faded paint.
Penalties for Non-Compliance
Utah's penalty provisions for security deposit violations are relatively limited compared to other states:
- If the landlord fails to return the deposit or provide itemization within 30 days, the tenant may pursue the return of the deposit through small claims court
- The court may award the tenant the amount wrongfully withheld
- Actual damages may be awarded
- Utah does not provide for statutory multiplied damages or automatic attorney's fees
Common Compliance Questions
What counts as "normal wear and tear"?
Normal wear and tear includes minor scuffs on walls, slightly worn carpet in high-traffic areas, small nail holes from hanging pictures, and faded paint from sunlight. It does not include large holes in walls, stained or burned carpet, broken fixtures, or damage from pets. When in doubt, document the condition at move-in with dated photos.
How should I document the unit's condition?
Complete a detailed move-in checklist with the tenant, noting existing damage, appliance conditions, and overall cleanliness. Take timestamped photos or video of every room. At move-out, repeat the process. This documentation protects both parties and makes deduction decisions defensible if disputed. See how Passive works to automate condition documentation.
Can I deduct for unpaid utility bills?
Only if your lease specifically allows it and the utilities are in your name. If utilities are in the tenant's name, contact the utility company directly—they have their own collection processes. Never make unauthorized deductions, even for amounts you believe the tenant owes.