Utah Landlord Repair Timeframes: Renter Rights Explained

If you’re renting a home or apartment in Utah, you deserve a safe and livable space. But what happens if your landlord doesn’t fix things—like heating, hot water, leaks, or broken appliances? Understanding your rights under Utah law can help you know exactly how long a landlord has to fix issues, which official forms to use, and what steps to take if repairs aren’t made on time.

Understanding Landlord Repair Responsibilities in Utah

Utah law requires landlords to keep rental properties habitable, meaning safe and fit to live in. This includes making timely repairs when things break that affect your health, safety, or essential utilities.

• Urgent issues (such as no heat in winter, plumbing failure, or pest infestation) must be addressed quickly—usually within 3 days of written notice from the renter.
• Non-urgent repairs (like broken screens or minor leaks) generally must be fixed within 10 days after written notice.
• If the issue is caused by a renter, the landlord may not be responsible for fixing it.

These requirements and timelines are set by Utah’s Utah Fit Premises Act, which protects renters’ rights to habitable housing.¹

How to Request Repairs: The Written Notice Process

To start the repair timeline, renters must provide their landlord with a written notice describing what needs to be fixed. This written notice triggers the legal countdown for the landlord to act.

• Describe the problem clearly (e.g., “No heat in two bedrooms since Jan 2”).
• Date and sign your notice, and keep a copy for your records.
• Deliver the notice as directed in your lease or by certified mail for proof.

Official Form: "Tenant's Notice to Landlord to Remedy Condition"

Utah provides a standard form, Tenant's Notice to Landlord to Remedy Condition Affecting Health or Safety (no formal number), which renters can use to notify landlords of issues that must be fixed.

• When to use: When health, safety, or essential services—like heating or plumbing—aren’t working.
• How to use: Fill out the form, state the problem and deadline, deliver to the landlord, and keep a copy.
• Download the official Tenant’s Notice form from Utah Courts

What If the Landlord Doesn’t Repair in Time?

If your landlord does not make repairs within the legal timeframes—3 days for urgent repairs, 10 days for others—you have options under the Utah Fit Premises Act:

• Withhold rent (only for qualifying repairs, and only after proper notice — see the law for details)
• Pay for the repair yourself and deduct reasonable costs from your rent (after following notice requirements)
• File a complaint with the local housing authority or Utah Justice Court, which handles residential tenancy cases

Relevant Official Forms and Next Steps

• Tenant's Notice to Landlord to Remedy Condition (see above link)
• Tenant's Notice of Intent to Repair and Deduct
  
  • When to use: After giving the landlord notice and waiting the required time, if no repair is made
  • How to use: Notify the landlord in writing, stating that you intend to make or pay for the repair and deduct the cost from your rent
  • Download the official Repair and Deduct form from Utah Courts

You can review official tenant rights and forms on the Utah Courts Tenants’ Rights page for more guidance.

How Long Does My Landlord Have to Fix Different Issues?

The actual time depends on the severity and nature of the repair:

• 3 days (after written notice): Health and safety issues, like no heat, no water, major electrical, or severe leaks
• 10 days (after written notice): Non-urgent repairs that impact your comfort, but don’t pose a health risk

For complaints related to discrimination, retaliation, or after an eviction notice, timeframes and processes may differ. Always consult Utah’s official resources or seek help from a housing professional.

FAQ: Utah Landlord Repairs

1. How do I prove my landlord got my repair request?
   Sending your notice by certified mail, return receipt requested, or delivering it in person and getting a signed copy, helps prove delivery.
2. Can I withhold rent if the landlord doesn’t fix something?
   You may withhold rent for urgent issues if you follow the law’s written notice process. Always use the official forms and consult the Fit Premises Act for specifics.
3. Who handles landlord-tenant disputes in Utah?
   Most disputes go to your local Justice Court. See the Utah Justice Courts page to locate yours.
4. What if the repair isn’t urgent?
   Non-urgent repairs must be fixed within 10 days of written notice. If that doesn’t happen, you can use the repair and deduct option or file a complaint.
5. Where can I get the official tenant repair forms?
   All forms are available on the Utah Courts Tenants’ Rights page.

Key Takeaways for Utah Renters

• Put all repair requests in writing and keep copies.
• Landlords must fix urgent repairs within 3 days, non-urgent within 10 days, after proper notice.
• Use official forms and channels to protect your rights and avoid disputes.

Understanding landlord responsibilities and the official process helps you maintain a safe, healthy rental—and assert your rights confidently.

Need Help? Resources for Renters

• Utah Courts – Tenants’ Rights & Forms
• Utah Department of Workforce Services – Housing & Community Development
• Utah Justice Court Directory (for filing legal actions)
• Utah Legal Services (free or low-cost legal help)

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1. Utah Code Title 57 Chapter 22 – Fit Premises Act
2. Utah Courts Official Tenant Rights and Forms
3. Utah Department of Workforce Services – Housing

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