Demanding Repairs Before You Move In: Utah Renters’ Guide

Before moving into a rental home or apartment in Utah, it's important to ensure the property is safe, clean, and meets all health and safety standards. Utah law protects renters’ rights and requires landlords to provide habitable housing at move-in, but sometimes necessary repairs slip through the cracks. If you notice any issues during the pre-move-in walkthrough, you have the right to request repairs before signing the lease or picking up your keys.

Your Right to a Habitable Rental in Utah

The Utah Fit Premises Act (Utah Code Title 57, Chapter 22) states that landlords must offer rentals that are safe, sanitary, and fit for occupancy. This means your home must have working plumbing, heating, electrical systems, locking doors and windows, and be free from hazards such as mold, pests, or broken fixtures.¹

What Counts as "Necessary Repairs" Before Move-In?

• Plumbing leaks or lack of hot water
• Non-functioning heating/cooling systems
• Electrical problems or unsafe wiring
• Broken windows or entry doors that don’t lock
• Infestations (pests, rodents)
• Mold, water damage, or structural hazards
• Missing smoke detectors or carbon monoxide alarms

If you identify any of these issues before move-in, you should formally notify the landlord to request repairs be completed first.

How to Request Repairs Before Move-In

To protect yourself, always document needed repairs before moving in. Written communication is best for clarity and proof. Follow these steps for requesting repairs:

• Conduct a thorough inspection of the rental unit during a walkthrough with the landlord (if possible)
• Document all issues: Take dated photos or videos, and note the location and nature of each problem
• Send a written repair request to your landlord or property manager before you sign your lease or move in
• Keep copies of your request and any correspondence for your records

Sample Written Repair Request in Utah

Utah does not have a mandatory state form for pre-move-in repair requests, but it’s best to use a dated, signed written notice. If your city provides an Official Tenant Repair Request Form (check your local city or county housing office), use it. For example, Salt Lake City suggests using a written repair request letter. An example template is available from their Housing Assistance Program.

When to Use the Official Utah Rent Escrow Form

If the landlord fails to repair serious health or safety hazards after you move in, you can use the official Notice of Deficient Condition & Rent Escrow Request (Utah Code Section 57-22-6). This form is available through the Utah Courts Self-Help Center under "Fit Premises."²

• Form Name: Notice of Deficient Condition
• When to Use: Only after you’ve moved in and a serious repair hasn’t been addressed after written notice and expiration of the legal repair period.
• Where to Find: Utah Courts: Fit Premises (Habitability) Self-Help
• Example: If your heater is broken in winter and the landlord does not fix it within reasonable time after written notice, you may file this form and request to pay rent into court until repairs are made.

Remember: For pre-move-in issues, communicate in writing. If repairs aren’t made, you are not obligated to sign the lease or move in.

Tip: Always do the pre-move-in inspection before signing any lease documents or handing over any rent or deposits where possible.

Official Utah Tribunal for Renters' Disputes

Utah rental housing disputes are handled by the Utah State Courts. Small claims may be used if you need to recover repair costs or deposits. For general housing issues or enforcement, see the Utah Courts’ Renter and Landlord Self-Help Center.

FAQ: Utah Renters and Pre-Move-In Repairs

1. What if the landlord refuses to make repairs before I move in?
   If major repairs remain incomplete, you are not required to sign the lease or move in. Try to resolve the issue in writing; you may also contact local code enforcement if the rental is unsafe.
2. Can I make repairs myself and deduct the cost?
   In Utah, this “repair and deduct” process may only be used after move-in, with written notice and within legal limits. It does not apply before you move in.
3. Is a walkthrough inspection legally required in Utah?
   Utah law does not require a formal walkthrough but it is strongly recommended for both documenting pre-existing conditions and supporting any repair requests.
4. What kind of documentation should I keep?
   Keep dated photos, inspection lists, written requests, and any responses from your landlord to protect your rights.

Key Takeaways for Utah Renters

• Utah law protects your right to a habitable home at move-in—document and request repairs before signing a lease.
• Use written requests and keep records for your protection.
• If repairs aren’t made, you have the right to refuse move-in or seek help from the courts if necessary.

Need Help? Resources for Renters

• Utah Courts: Renter and Landlord Self-Help Center – Free legal guides and official forms
• Salt Lake City Housing Assistance Program – Assistance and local resources for renters
• Utah Department of Workforce Services, Housing Division – Rental assistance and complaint information statewide
• For code enforcement, check your city or county building department

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1. Utah Fit Premises Act (Utah Code Title 57, Chapter 22) – Utah Fit Premises Act Legislation
2. Utah Courts Self-Help Center: Habitability Issues – Utah Courts: Fit Premises Self-Help

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