What do Utah landlord tenant laws say about repairs, entry and deposits?

Utah landlord tenant day counts and hours, with sources

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What repairs is a landlord responsible for in Utah?

Section 57-22-3(1) of the Utah Fit Premises Act puts the duty on each owner and the owner's agent renting or leasing a residential rental unit, in these words: “Each owner and the owner's agent renting or leasing a residential rental unit shall maintain that unit in a condition fit for human habitation and in accordance with local ordinances and the rules of the board of health having jurisdiction in the area in which the residential rental unit is located.” (Utah Code § 57-22-3) read 2026-10-29 on le.utah.gov. Under 57-22-3(4), a duty of the owner renting or leasing the unit may be allocated to a different party by explicit written agreement signed by the parties.

Section 57-22-4(1) lists the systems: to protect the physical health and safety of the ordinary renter, an owner shall maintain electrical systems, plumbing, heating, and hot and cold water (57-22-4(1)(b)(ii)), and, also to protect the physical health and safety of the ordinary renter, shall maintain any air conditioning system in an operable condition (57-22-4(1)(b)(iii)).

For a plumbing, heating, electrical or hot-water repair at a rental unit, you can post the job on InstaBids and compare written bids on the same scope.

How long does a landlord have to make repairs in Utah?

Utah counts a corrective period from the renter's written notice of deficient condition: under 57-22-6(1)(a)(i) the corrective period for a standard of habitability is three calendar days, and under 57-22-6(1)(a)(ii) the corrective period for a requirement imposed by a rental agreement is 10 calendar days, read 2026-10-29 on le.utah.gov.

A dangerous condition runs on hours, not days: under 57-22-6(3)(c) an owner shall, within 24 hours after receiving notice of a dangerous condition, commence remedial action to correct the dangerous condition, and diligently pursue remedial action to completion. The item reads: “within 24 hours after receiving notice under Subsection (3)(b) of a dangerous condition, commence remedial action to correct the dangerous condition; and” (Utah Code § 57-22-6)

When a corrective period is running on a repair, you can describe the job once on InstaBids, add photos, and get written bids from contractors.

How much notice does a landlord have to give before entering in Utah?

Section 57-22-4(2) sets 24 hours, except as otherwise provided in the rental agreement: “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.” (Utah Code § 57-22-4) read 2026-10-29 on le.utah.gov.

The renter's side is in 57-22-5(2)(c): a renter may not unreasonably deny access to, refuse entry to, or withhold consent to enter the residential rental unit to the owner, agent, or manager for the purpose of making repairs to the unit.

To line up contractor access for a unit repair, you can post the job on InstaBids with the access window and compare the written bids side by side.

How long does a landlord have to return a security deposit in Utah?

Section 57-17-3(2) sets 30 days after the day on which a renter vacates and returns possession of a rental property: “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:” (Utah Code § 57-17-3) The list that follows names the balance of any deposit, the balance of any prepaid rent and, if the owner or the owner's agent made any deductions, a written notice that itemizes and explains the reason for each deduction, read 2026-10-29 on le.utah.gov.

If the owner or the owner's agent misses that, the renter may serve a notice under 57-17-3(3), and under 57-17-3(5) the owner or the owner's agent shall comply with 57-17-3(2) within five business days after the day on which that notice is served.

Upon termination of a tenancy, 57-17-3(1) says 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.

For move-out cleaning and repairs after a renter vacates, you can post the job on InstaBids and compare written bids before choosing a contractor.

When can a tenant end a lease over repairs in Utah?

Under 57-22-6(4)(a)(i), if an owner fails to take substantial action before the end of the corrective period and the renter chose the rent abatement remedy in the notice of deficient condition, the rent is abated and, in the statute's words, “the rental agreement is terminated;” (Utah Code § 57-22-6) read 2026-10-29 on le.utah.gov. With the rental agreement terminated, the same item says the renter shall vacate the residential rental unit within 10 calendar days after the expiration of the corrective period, and 57-22-6(4)(b) gives no renter remedy to a renter not in compliance with all requirements under 57-22-5.

To get a deficient condition in a unit repaired, you can post the job on InstaBids with photos and compare written bids from contractors on one scope.

When can a tenant withhold rent over repairs in Utah?

The path starts with 57-22-6(2)(a): if a renter believes that the renter's residential rental unit has a deficient condition, the renter may give the owner written notice, and under 57-22-6(2)(b) that notice shall state the renter remedy chosen and provide the owner permission to enter to make corrective action, read 2026-10-29 on le.utah.gov.

If an owner fails to take substantial action before the end of the corrective period and the renter chose the repair and deduct remedy, 57-22-6(4)(a)(ii) lets the renter correct the deficient condition and “deduct from future rent the amount the renter paid to correct the deficient condition, not to exceed an amount equal to two months' rent; and” (Utah Code § 57-22-6) Under 57-22-6(4)(b), a renter not in compliance with all requirements under 57-22-5 is not entitled to a renter remedy.

For the repair named in a renter's written notice of deficient condition, you can post it on InstaBids and compare written bids side by side.

Who does Utah landlord tenant law cover?

Chapter 22 of title 57 is the Utah Fit Premises Act, and 57-22-2(5) defines the unit it reaches: “"Residential rental unit" means a renter's principal place of residence and includes the appurtenances, grounds, and facilities held out for the use of the residential renter generally, and any other area or facility provided to the renter in the rental agreement. It does not include facilities contained in a boarding or rooming house or similar facility, mobile home lot, or recreational property rented on an occasional basis.” (Utah Code § 57-22-2) read 2026-10-29 on le.utah.gov. Section 57-22-3(3) adds that chapter 22 does not apply to breakage, malfunctions, or other conditions which do not materially affect the physical health or safety of the ordinary renter.

For a property manager, 57-22-2(1) says a managing agent, leasing agent, or resident manager is considered an owner for purposes of notice and other communication under chapter 22 unless the agent or manager specifies otherwise in writing in the rental agreement.

For a repair that affects renter health or safety in a residential rental unit, you can post the job on InstaBids and get written bids to compare.

Utah Fit Premises Act and deposit rules a property manager works to

What to put in a written repair scope for a Utah rental

• The repair in plain words, with photos, tied to 57-22-4(1): to protect the physical health and safety of the ordinary renter, an owner shall maintain electrical systems, plumbing, heating, and hot and cold water.
• The date the renter's written notice of deficient condition arrived and which corrective period runs: three calendar days for a standard of habitability (57-22-6(1)(a)(i)) or 10 calendar days for a requirement imposed by a rental agreement (57-22-6(1)(a)(ii)).
• For a dangerous condition, the hour notice was received, since an owner shall commence remedial action within 24 hours after receiving notice of a dangerous condition (57-22-6(3)(c)).
• The access plan: except as otherwise provided in the rental agreement, an owner shall provide the renter at least 24 hours prior notice of entry (57-22-4(2)).
• The move-out date the renter vacates and returns possession, since under 57-17-3(2) the owner or the owner's agent shall mail or deliver to the renter the deposit balance and any itemized deduction notice within 30 days after it.

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Calling contractors one by one, or one written scope?

Calling contractors one by one gets as many ideas of the repair as calls. With one written scope that names the corrective period of 57-22-6(1)(a), three calendar days for a standard of habitability, you describe it once, contractors bid in writing on that scope, and you choose who gets your number.

Property managers can post a rental job on InstaBids today.

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Sources

• Utah Code § 57-22-6, read 2026-10-29: le.utah.gov
• Utah Code § 57-22-4, read 2026-10-29: le.utah.gov
• Utah Code § 57-22-5, read 2026-10-29: le.utah.gov
• Utah Code § 57-17-3, read 2026-10-29: le.utah.gov
• Utah Code § 57-22-3, read 2026-10-29: le.utah.gov
• Utah Code § 57-22-2, read 2026-10-29: le.utah.gov