Utah Lease Renewal Rights: Can a Landlord Refuse?

Lease Agreements & Renewals Utah published: June 21, 2025 Flag of Utah

If you’re renting in Utah, you might wonder if a landlord can simply refuse to renew your lease at the end of its term. It’s important to understand your rights under Utah law, what proper notice looks like, and when a landlord’s refusal is (or isn’t) allowed. This guide explains the essentials so you can approach lease renewals and non-renewals with confidence.

Lease Renewal Basics in Utah

Under Utah law, a lease is a contract that outlines your right to occupy a rental unit for a specific period. When that time is up, the landlord is generally not required to renew your lease, unless you live in subsidized or specially protected housing.

Reasons a Landlord Can Refuse to Renew

Most often, landlords in Utah may choose not to renew a lease for any reason—or even no reason—so long as their reasons do not violate anti-discrimination laws. Here are examples of lawful non-renewals:

  • Wanting to sell or renovate the property
  • Personal use of the rental unit
  • Other business or personal reasons (except illegal discrimination)

However, landlords cannot refuse to renew a lease for an illegal or retaliatory reason:

  • Discrimination: The Utah Fair Housing Act prohibits refusals based on race, color, religion, sex, national origin, disability, or familial status. Learn more at Utah Housing and Community Development.
  • Retaliation: A landlord cannot refuse renewal just because you asked for repairs, reported code violations, or otherwise exercised your legal tenant rights.[1]

Notice Requirements for Non-Renewal in Utah

Utah law says your landlord must give you proper written notice if they do not intend to renew your lease. The length of notice depends on what your lease says:

  • Fixed-term lease: Check your lease—most require advance notice (usually 15-30 days). If silent, Utah law generally defaults to 15 days.[2]
  • Month-to-month rental: Landlord must provide at least 15 days’ written notice before the end of the rental period.[2]

Your lease may specify a longer notice period, so always review your agreement closely.

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Official Forms for Utah Lease Non-Renewal

  • Utah Notice to Vacate Form (no specific state form number):
    • When to use: If your landlord provides written notice that your lease will not be renewed, you may receive a Notice to Vacate document.
    • Example: Your landlord gives you a written Notice to Vacate giving you 15 days to move out at the end of your lease. This written notice is required for lawful non-renewal.
    • Review official Utah eviction notice information

There is no state-mandated or standardized form for lease non-renewal in Utah, but written notice is required.

What to Do if You Feel Your Non-Renewal Is Unfair

If you believe your landlord is refusing renewal due to discrimination or retaliation, you have options:

If you receive a non-renewal or Notice to Vacate, do not ignore it—acting promptly improves your position regardless of whether you plan to contest or comply.

If you suspect wrongful non-renewal, you may seek legal help or file a formal complaint for investigation.

Tribunal Handling Residential Tenancy Disputes in Utah

The Utah State Courts handle tenant-landlord cases, including lease disputes and wrongful non-renewals. Visit their site for guides, forms, and court assistance.

Relevant Utah Tenancy Legislation

Always refer to these laws for up-to-date protections and procedures.

FAQ: Utah Lease Renewal and Non-Renewal

  1. Does my landlord have to give a reason for not renewing my lease in Utah?
    Generally, no. As long as the decision is not discriminatory or retaliatory, landlords do not need to provide a reason for non-renewal.
  2. How much advance notice does a landlord need to give for non-renewal?
    For most situations, at least 15 days’ written notice is required unless your lease says otherwise.
  3. Can I stay past my lease if my landlord doesn’t renew it?
    No. If you do not move out and the landlord has served proper notice, you could face eviction proceedings.
  4. What if I think the non-renewal is discriminatory?
    You can file a complaint with the Utah Antidiscrimination & Labor Division.
  5. Where can I get official help with a lease renewal dispute?
    Contact Utah State Courts or a local legal aid organization for guidance—links are below.

Key Takeaways for Utah Renters

  • Utah landlords can generally choose not to renew a lease if proper notice is given and there’s no illegal reason.
  • Discrimination or retaliation as a reason for non-renewal is against the law.
  • Always seek official resources or legal help if you believe your rights have been violated.

Reviewing your lease and acting quickly when you receive a notice can help protect your interests.

Need Help? Resources for Renters

  1. See the Utah Fit Premises Act for tenant and landlord rights and rules
  2. Utah Code § 78B-6-802; see official Utah eviction notice information

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Bob Jones
Bob Jones

Editor & Researcher, Tenant Rights USA

Bob writes and reviews tenant law content for various regions. They’re passionate about housing justice and simplifying legal protections for renters everywhere.

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