---
title: "Utah Landlord Rules: Deposits, Notices, Evictions | MCC"
description: "Utah landlord-tenant rules: no deposit cap in the law read, deposit returned within 30 days, 15-day notice to end month-to-month. Official sources linked."
url: "https://mcc-solutionsnj.com/tools/utah-landlord-rules"
---

Free tool · Utah · Landlords and tenants

# Utah landlord rules: deposits, notices and the eviction steps

The deposit rules, notice periods, eviction case and small claims limit for Utah, each from the state's own pages or courts.

**Quick answer.** Security deposit return deadline in Utah: No later than 30 days after the renter vacates and returns possession: the balance with a written itemization (57-17-3(2)). Deposit limit: No maximum in 57-17-3.

**Sources checked:** November 2026

**Quick answer.** Utah: no deposit cap in the law read; deposit returned within 30 days; 15-day notice to end month-to-month; 3-business-day notice for unpaid rent; 24-hour entry notice; $20,000 small claims limit. 18 of 23 items are confirmed on official pages; 5 are marked not confirmed, with the page to check.

## Key numbers

Deposit limit

No cap in the law read

Deposit back within

30 days

Month-to-month notice (landlord)

15 days

Unpaid rent notice

3 business days

Entry notice

24 hours

Time to answer or appear

3 court days

Writ to lockout

3 days

Small claims limit

$20,000

## Security deposit (5 of 6 confirmed)

Law read: Utah Code 57-17-3.

Need the other side served? [Process serving with an affidavit of service](/notary/process-serving).

- ### ConfirmedDeposit limit No maximum in 57-17-3. Source: [Utah Legislature: Utah Code 57-17-3 (effective 5/7/2025)](https://le.utah.gov/xcode/Title57/Chapter17/C57-17-S3_2025050720250507.html), checked November 2026
- ### ConfirmedReturn deadline No later than 30 days after the renter vacates and returns possession: the balance with a written itemization (57-17-3(2)). Source: [Utah Legislature: Utah Code 57-17-3 (effective 5/7/2025)](https://le.utah.gov/xcode/Title57/Chapter17/C57-17-S3_2025050720250507.html), checked November 2026
- ### ConfirmedItemized list of deductions A written notice that itemizes and explains the reason for each deduction (57-17-3(2)(c)). Source: [Utah Legislature: Utah Code 57-17-3 (effective 5/7/2025)](https://le.utah.gov/xcode/Title57/Chapter17/C57-17-S3_2025050720250507.html), checked November 2026
- ### ConfirmedInterest on the deposit None stated in Utah Code 57-17-3. Source: [Utah Legislature: Utah Code 57-17-3 (effective 5/7/2025)](https://le.utah.gov/xcode/Title57/Chapter17/C57-17-S3_2025050720250507.html), checked November 2026
- ### ConfirmedWhere the deposit is held None stated in 57-17-3. Source: [Utah Legislature: Utah Code 57-17-3 (effective 5/7/2025)](https://le.utah.gov/xcode/Title57/Chapter17/C57-17-S3_2025050720250507.html), checked November 2026
- ### Not confirmedPenalty the law states Not confirmed — check [Utah Legislature: Utah Code 57-17-3 (effective 5/7/2025)](https://le.utah.gov/xcode/Title57/Chapter17/C57-17-S3_2025050720250507.html). Not confirmed from official text. Check Utah Code 57-17-5.

More: [Security deposit rules by state](/tools/security-deposit-rules-by-state#st-UT) · [Deposit return deadline calculator](/tools/security-deposit-return-deadline-calculator?state=UT)

## Notice periods (6 of 6 confirmed)

What the official text says about each notice. Cities and counties can add their own notice, just-cause or rent rules. Check local rules too.

| Notice | Rule | Source |
| --- | --- | --- |
| Ending month-to-month (landlord) | For a tenant for an indefinite time, notice served 15 calendar days or more before the end of the month or period. | Source: [Utah Legislature: Utah Code Title 78B, Chapter 6, Part 8 (Forcible entry and detainer), as amended 2026](https://le.utah.gov/xcode/Title78B/Chapter6/C78B-6-P8_1800010118000101.pdf), checked November 2026 (Utah Code 78B-6-802(1)(b)(i)) |
| Ending month-to-month (tenant) | No tenant notice period in Utah Code Title 57, Chapter 22 or Title 78B, Chapter 6, Part 8 as read. Check the lease. | Sources: [Utah Legislature: Utah Code Title 78B, Chapter 6, Part 8 (Forcible entry and detainer), as amended 2026](https://le.utah.gov/xcode/Title78B/Chapter6/C78B-6-P8_1800010118000101.pdf); [Utah Legislature: Utah Code Title 57, Chapter 22 (Utah Fit Premises Act), current](https://le.utah.gov/xcode/Title57/Chapter22/C57-22_1800010118000101.xml), checked November 2026 |
| Rent increase notice | No rent increase notice rule in Utah Code Title 57, Chapter 22 or Title 78B, Chapter 6, Part 8 as read. Check the lease. | Sources: [Utah Legislature: Utah Code Title 78B, Chapter 6, Part 8 (Forcible entry and detainer), as amended 2026](https://le.utah.gov/xcode/Title78B/Chapter6/C78B-6-P8_1800010118000101.pdf); [Utah Legislature: Utah Code Title 57, Chapter 22 (Utah Fit Premises Act), current](https://le.utah.gov/xcode/Title57/Chapter22/C57-22_1800010118000101.xml), checked November 2026 |
| Unpaid rent notice | Three business days after service of a notice to pay or vacate. | Source: [Utah Legislature: Utah Code Title 78B, Chapter 6, Part 8 (Forcible entry and detainer), as amended 2026](https://le.utah.gov/xcode/Title78B/Chapter6/C78B-6-P8_1800010118000101.pdf), checked November 2026 (Utah Code 78B-6-802(1)(c)) |
| Entry notice | At least 24 hours' prior notice of the owner's entry, unless the rental agreement provides otherwise. | Source: [Utah Legislature: Utah Code Title 57, Chapter 22 (Utah Fit Premises Act), current](https://le.utah.gov/xcode/Title57/Chapter22/C57-22_1800010118000101.xml), checked November 2026 (Utah Code 57-22-4(2)) |
| Late fee limits | A late fee can't be more than the greater of 10% of the rent agreed to in the rental agreement or $75. | Source: [Utah Legislature: Utah Code Title 57, Chapter 22 (Utah Fit Premises Act), current](https://le.utah.gov/xcode/Title57/Chapter22/C57-22_1800010118000101.xml), checked November 2026 (Utah Code 57-22-4(5)(a)) |

More: [Notice periods by state](/tools/landlord-tenant-notice-periods-by-state#st-UT) · [Notice date calculator](/tools/notice-date-calculator?state=UT)

## Eviction case, in order (6 of 10 confirmed)

- **Notice before filing** The written notice comes first; its length is in the notice table above.Unpaid rent: Three business days after service of a notice to pay or vacate.
- **Filing the case** Where the case goes and what it costs to start. #### ConfirmedCourt The court's eviction forms are for the district court of the county.In the District Court of Utah Source: [Utah Courts: Order of Restitution, form 1200EVJ (rev. April 14, 2025)](https://legacy.utcourts.gov/howto/landlord/docs/1200EV_Order_of_Restitution.pdf), checked November 2026
- #### Not confirmedFiling fee Not confirmed — check [Utah Courts: Eviction Information for Tenants](https://www.utcourts.gov/en/self-help/case-categories/housing/landlord/eviction-tenant.html). Not confirmed on an official page we opened.

- **The tenant's answer or appearance** #### ConfirmedTime to answer or appear Three business days to respond after receiving the court papers.You only have 3 business days to respond Source: [Utah Courts: Eviction Information for Tenants](https://www.utcourts.gov/en/self-help/case-categories/housing/landlord/eviction-tenant.html), checked November 2026

- **Hearing or trial** #### Not confirmedHearing after filing Not confirmed — check [Utah Courts: Eviction Information for Tenants](https://www.utcourts.gov/en/self-help/case-categories/housing/landlord/eviction-tenant.html). Not confirmed on an official page we opened.

- **Judgment and the writ** The order that lets the officer act. #### Not confirmedJudgment to writ Not confirmed — check [Utah Courts: Eviction Information for Tenants](https://www.utcourts.gov/en/self-help/case-categories/housing/landlord/eviction-tenant.html). Not confirmed on an official page we opened.

- **Lockout** Carried out by an officer, not by either side. #### ConfirmedWrit to lockout After the Order of Restitution is served, the tenant usually has 3 days to move.usually within 3 days Source: [Utah Courts: Eviction Information for Tenants](https://www.utcourts.gov/en/self-help/case-categories/housing/landlord/eviction-tenant.html), checked November 2026
- #### ConfirmedWho carries out the lockout The Order of Restitution tells a sheriff or constable to remove the tenant.tells a sheriff or constable to remove you from the rental unit. Source: [Utah Courts: Eviction Information for Tenants](https://www.utcourts.gov/en/self-help/case-categories/housing/landlord/eviction-tenant.html), checked November 2026

- **Along the way** Paying to stop the case, counsel and diversion programs. #### ConfirmedPaying to stop the case In a case based only on unpaid rent, the complaint is dismissed if the tenant pays what is owed within three calendar days of being served notice of the landlord's possession bond.shall be dismissed if the defendant, within three calendar days Source: [Utah Code, Title 78B, Chapter 6, Part 8 (Forcible Entry and Detainer)](https://le.utah.gov/xcode/Title78B/Chapter6/C78B-6-P8_1800010118000101.pdf), checked November 2026
- #### ConfirmedRight to counsel (statewide) No statewide right to counsel for tenants in eviction cases (as of November 2026, per the National Coalition for a Civil Right to Counsel): its tracker of enacted laws lists no statewide law here.An eviction right to counsel is created by an enacted law that, at a minimum: Source: [National Coalition for a Civil Right to Counsel (secondary source): National Coalition for a Civil Right to Counsel: Enacted Eviction Right to Counsel and Eviction Defense Programs (last modified November 2026)](https://civilrighttocounsel.org/wp-content/uploads/2023/11/RTC_Enacted_Legislation_in_Eviction_Proceedings_FINAL.pdf), checked November 2026
- #### Not confirmedDiversion or mediation (statewide) Not confirmed — check [Utah Courts: Eviction Information for Tenants](https://www.utcourts.gov/en/self-help/case-categories/housing/landlord/eviction-tenant.html). Not confirmed on an official page we opened.

An occupancy hearing is held within 10 days after someone requests it.

### Example: a case filed Monday, March 1, 2027

The earliest date of each stage the confirmed rules allow, from our eviction timeline estimator. Earliest under the statute; courts' calendars often take longer.

| Stage | Earliest date |
| --- | --- |
| Case filed | Monday, March 1, 2027 |
| Answer due (if served the day of filing) | Thursday, March 4, 2027 |

Help the official pages name: The court's Self-Help Center, Utah Legal Services (for tenants in government housing) and Utah Community Action or Utah Dispute Resolution for mediation.

More: [Utah eviction process](/tools/eviction-process-utah) · [Eviction timeline estimator](/tools/eviction-timeline-estimator?state=ut)

## Deposit disputes: small claims

- ### ConfirmedSmall claims limit (for a deposit dispute) $20,000: the most a small claims case can ask for.Utah Code 78A-8-102 (last amended 2022, ch. 210): $20,000 from January 1, 2025 through December 31, 2029; $25,000 from January 1, 2030 (was $15,000 May 4, 2022 - Dec 31, 2024). Limit includes attorney fees, excludes court costs and interest; judgment cannot exceed the limit.Filing fee to start a case: $50 to $185. Source: [Utah State Courts: Small Claims](https://www.utcourts.gov/en/self-help/case-categories/consumer/small-claims.html), checked November 2026

More: [Utah small claims court](/tools/small-claims-utah)

## Still to confirm

- Penalty the law states: check [Utah Legislature: Utah Code 57-17-3 (effective 5/7/2025)](https://le.utah.gov/xcode/Title57/Chapter17/C57-17-S3_2025050720250507.html)
- Filing fee: check [Utah Courts: Eviction Information for Tenants](https://www.utcourts.gov/en/self-help/case-categories/housing/landlord/eviction-tenant.html)
- Hearing after filing: check [Utah Courts: Eviction Information for Tenants](https://www.utcourts.gov/en/self-help/case-categories/housing/landlord/eviction-tenant.html)
- Judgment to writ: check [Utah Courts: Eviction Information for Tenants](https://www.utcourts.gov/en/self-help/case-categories/housing/landlord/eviction-tenant.html)
- Diversion or mediation (statewide): check [Utah Courts: Eviction Information for Tenants](https://www.utcourts.gov/en/self-help/case-categories/housing/landlord/eviction-tenant.html)

General information, not legal advice. We are not lawyers, and MCC Solutions is not a law firm. The same rules apply whichever side of the lease you are on; this page describes them and doesn't take a side. Rules change, cities and counties can add their own, a lease can add terms, and the official source has the final word.

## Common questions

**How much can a security deposit be in Utah?**

No maximum in 57-17-3.

**How long does a Utah landlord have to return a deposit?**

No later than 30 days after the renter vacates and returns possession: the balance with a written itemization (57-17-3(2)). What goes with it: A written notice that itemizes and explains the reason for each deduction (57-17-3(2)(c)).

**How much notice ends a month-to-month tenancy in Utah?**

From the landlord: For a tenant for an indefinite time, notice served 15 calendar days or more before the end of the month or period. From the tenant: No tenant notice period in Utah Code Title 57, Chapter 22 or Title 78B, Chapter 6, Part 8 as read. Check the lease.

**What notice comes before an unpaid-rent case in Utah?**

Three business days after service of a notice to pay or vacate.

**How much notice before a landlord enters a rental in Utah?**

At least 24 hours' prior notice of the owner's entry, unless the rental agreement provides otherwise.

**How long does an eviction case take in Utah?**

Time to answer or appear: 3 court days. Writ to lockout: 3 days. These are the stated rules; the court's calendar often takes longer.

**Can a Utah deposit dispute go to small claims court?**

The small claims limit in our data: $20,000: the most a small claims case can ask for. The court's own page explains what kinds of cases it hears.

Related: [Landlord rules by state](/tools/landlord-rules-by-state) · [Kits for landlords](/toolkits/for/landlords)

## Keep rental records in order

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