Utah Landlord Repair Duties: Your Rights Explained

If you're renting in Utah, it’s important to know what your landlord must fix and how to ensure your home stays livable. Utah law clearly defines landlord repair responsibilities, so you can confidently request repairs, understand your options, and know what official forms and resources can help along the way.

What Does Utah Law Require Landlords to Repair?

Under the Utah Fit Premises Act, landlords must keep rental properties in a safe and habitable condition. This means your landlord is responsible for fixing or maintaining essential systems and making sure your home meets basic health and safety standards.

• Plumbing, heating, and electrical systems in working order
• Running water, including hot water
• Safe and functional structural elements (walls, floors, roofs)
• Smoke detectors and, where required, carbon monoxide detectors
• Extermination of infestations (rodents, insects, etc.)
• Compliance with applicable building and housing codes impacting health and safety

A landlord cannot simply agree (in your lease) to ignore these duties. They are legal obligations under state law.

How to Request Repairs: Steps for Renters

If you need something fixed, Utah law requires you to notify your landlord in writing before further action is taken. Here’s how to do it:

• Step 1: Draft a written repair request outlining the problems and what you want fixed.
• Step 2: Deliver your repair request to your landlord. Email is acceptable if your landlord agrees, but certified mail or hand-delivery with a receipt is best for proof.

Official Form: Notice of Deficient Condition

Utah provides the Notice of Deficient Condition Form (official PDF). Use this if your rental needs repairs affecting health, safety, or habitability.

• Form Name: Notice of Deficient Condition
• When to Use: If your landlord hasn’t fixed a problem after you notify them, or if it concerns serious habitability issues
• How to Use: Fill in your details, describe the problems, and give it to your landlord. Keep a copy for yourself.

Learn more and find the form at the Utah State Courts self-help page on repairs.

What Happens After You Notify the Landlord?

Once the landlord receives your written notice, Utah law gives them:

• 3 days to begin repairs if the issue threatens health and safety (for example, no heat in winter)
• 10 days to start repairs for less critical problems

If repairs aren’t started on time, you have several options under the Utah Fit Premises Act:

• Withholding rent (after very specific legal steps and only for major issues)
• Paying for repairs and deducting the cost from rent, following all required procedures
• Filing a complaint or action in court

It’s vital to follow Utah’s required steps carefully—failing to use written notice or official forms can weaken your case if you need to escalate.

Where to Go if Repairs Aren’t Completed

If your landlord doesn’t make the required repairs after proper notice, you may need to file a complaint. For Utah renters, landlord-tenant disputes are handled by the district courts. The Utah State Courts: Housing & Eviction Self-Help Center is your main resource for official forms, procedures, and contact information.

You may need to use the Utah Courts’ Complaint Form (official PDF) if filing a legal action for unresolved repairs. Always review instructions on the Utah Courts’ website or seek free legal help (see resources below).

Utah Fit Premises Act: The Key Legislation

All repair rights described here are based on the Utah Fit Premises Act. This law covers lease requirements, habitability standards, and outlines steps renters and landlords must follow for repairs, security deposits, and more.

Every Utah renter has a right to a habitable home. If you feel your safety or health is at risk, act promptly and document every communication.

FAQ: Utah Landlord Repair Responsibilities

1. What should I do if my landlord ignores my repair request?
   If you sent a proper written notice and used the Notice of Deficient Condition form, but your landlord does nothing, you can explore options such as making the repair and deducting the cost (for serious issues), withholding rent (with caution), or filing a complaint through the district court. Always keep written documentation.
2. Can my landlord ask me to pay for repairs in Utah?
   Landlords can only require you to pay for repairs if you, your family, or guests caused the damage through negligence or misuse. They cannot charge you for ordinary wear and tear or pre-existing issues.
3. How long does my landlord have to fix something?
   For serious health or safety risks, landlords have 3 days to start repairs. For less urgent problems, they have 10 days from receiving your written notice.
4. Is it legal to withhold rent in Utah if repairs aren’t made?
   You may be able to withhold rent for major issues, but you must strictly follow Utah legal procedures, starting with proper written notice and documentation. Consider getting legal advice first, as mistakes can risk eviction.
5. Where do I file a complaint if my rental isn’t repaired?
   Landlord-tenant repair disputes in Utah are handled by the District Court. Use official forms, and visit the Utah Courts Housing Self-Help Center for instructions.

Key Takeaways for Utah Renters

• Your landlord must maintain basic living standards as outlined by Utah law.
• Always put repair requests in writing and keep copies.
• Use official forms for habitability or health/safety complaints to protect your rights.
• If repairs aren’t started in the required time, Utah courts can help resolve the issue.

Knowing your rights and following proper procedures helps ensure a safe and comfortable rental experience.

Need Help? Resources for Renters

• Utah State Courts: Repairs Self-Help Center – Official repair complaint process, forms, and legal information
• Utah Fit Premises Act – Full legislation text
• Utah Legal Services – Free legal help for low-income renters
• Utah Department of Workforce Services: Housing Assistance – Housing resources and renter support

---

1. Utah Fit Premises Act: Utah Code Title 57, Chapter 22
2. Utah State Courts: Housing & Eviction Self-Help Center
3. Notice of Deficient Condition Form (Utah State Courts)
4. Landlord-Tenant Complaint Form (Utah State Courts)

Categories

Renter Rights & Legal Protections Lease Agreements & Renewals Rent, Fees & Security Deposits Moving In: Inspections & Disclosures Moving Out & Ending a Lease Maintenance, Repairs & Habitability Health & Safety Standards Evictions & Lease Violations Roommates, Subletting & Shared Housing Discrimination & Fair Housing Laws Accessibility & Disability Accommodations Utilities, Services & Billing Affordable Housing & Rental Assistance Rent Control & Rent Stabilization Privacy Rights & Landlord Entry Security, Locks & Emergency Protections Dispute Resolution & Legal Aid Retaliation & Harassment Protections Mobile Home & Manufactured Housing Rights Special Housing Types & Situations