Utah Renter Rights: Emergency Exit Lighting Rules

If you rent a home or apartment in Utah, safety requirements like emergency exit lighting play a crucial role in your well-being. Understanding these standards can help you identify if your building is up to code—and what you can do if it's not. Here’s what every Utah renter should know about emergency exit lighting requirements, landlord responsibilities, and your rights under state law.

What Are Emergency Exit Lighting Standards in Utah?

Emergency exit lighting helps renters and visitors safely find exits in case of fire, power outages, or other emergencies. These standards aren't just for large apartment buildings—any multi-unit dwelling or rental property with shared access areas must follow state and local fire codes.

• Exit Signs and Lights: Rentals must have illuminated exit signs and emergency lighting in corridors, halls, stairways, and near exit doors.
• Regular Maintenance: Exit lights should be kept working and unobstructed at all times.
• Backup Power: In case of a power outage, emergency lighting should offer at least 90 minutes of illumination for safe evacuation.

Utah adopts the International Fire Code (IFC) through the Utah State Fire Marshal's Office, which outlines exit sign and emergency lighting requirements¹.

Who Enforces Emergency Exit Lighting Laws?

Utah’s fire codes are enforced by local fire departments and building inspectors. Landlords are legally required to ensure all safety standards—including emergency lighting—are met. Renters have the right to report safety violations.

Tenant Rights for Emergency Lighting Issues

If your rental lacks working emergency exit lighting, it could put your safety at risk and violate Utah law. The Utah Fit Premises Act requires landlords to maintain safe premises for tenants, including proper lighting and emergency exits².

• Right to Safe Living Spaces: Your landlord must keep rental units safe and habitable.
• Request Repairs: You can request repairs for non-working exit lighting in writing—a documented request is always recommended.
• Escalate if Needed: If repairs aren’t made within a reasonable time (usually 3–10 days for urgent safety issues), you can report the violation to local authorities.

How to Report an Emergency Exit Lighting Violation

If your landlord is not addressing a safety concern regarding emergency lighting, follow these steps:

• Document the Issue: Take photos and keep records of when the lights were not working.
• Send a Repair Request: Provide written notice to your landlord describing the problem and asking for repairs.
• File a Complaint: If not resolved, file a complaint with your local code enforcement or fire department (Utah State Fire Marshal contact).

Official Forms and Where to Find Them

• Utah Notice of Deficient Conditions Form (No. R592-2):
  When to use: Complete this form if your landlord has failed to fix a health or safety issue, such as faulty emergency exit lights. Attach photos as evidence and keep a copy for your records.
  How it’s used: Submit it to your landlord. If ignored, bring the form and evidence to your local code enforcement or justice court.
• Utah Small Claims Complaint Form (Official State Courts):
  When to use: If your landlord refuses to make required safety repairs, you can use this form to seek an order for repairs.
  How it’s used: File it with your county's justice court and present your evidence.

The main agency handling rental disputes in Utah is the Utah Justice Courts, which resolve landlord-tenant cases.

Related Legislation

• Utah Fit Premises Act (Utah Code Title 57, Chapter 22): Outlines landlord obligations for safe, habitable housing.
• Utah International Fire Code: Lists exit lighting and safety requirements for rental buildings.

Frequently Asked Questions

1. Do all rental buildings in Utah need emergency exit lights?
   Most multi-unit and apartment buildings are required to have exit lighting. Single-family rentals may not need exit lights unless they have common hallways or shared exits.
2. Can I withhold rent if my landlord won’t fix emergency lights?
   Utah law typically does not allow renters to withhold rent for repairs, but you can file a court claim or code complaint if safety issues aren't addressed.
3. Who do I call if emergency lighting is broken?
   Start with your landlord in writing. If no action, contact your local fire department or the Utah State Fire Marshal.
4. How long does my landlord have to fix exit lighting?
   Landlords must address safety issues within a reasonable time—often 3–10 days. Life safety hazards may require immediate attention.
5. What official forms are used to report landlord safety violations?
   The Utah Notice of Deficient Conditions Form and Small Claims Complaint Form can both be used to address serious safety violations. See above for links and instructions.

Summary: What Utah Renters Should Remember

• Utah law requires working emergency exit lighting in rentals with shared access areas.
• Landlords must make timely repairs to keep tenants safe.
• Know where to find forms and whom to contact if your safety is at risk.

Stay informed and never hesitate to ask for repairs or reach out to local authorities if your home doesn’t meet emergency safety standards.

Need Help? Resources for Renters

• Utah State Fire Marshal's Office – Fire code standards and complaints
• Utah Justice Courts – Small claims information and landlord-tenant dispute resolution
• Utah Department of Workforce Services – Housing & Community Development – Renter counseling and advocacy
• Your local city or county code enforcement office for urgent safety hazards

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1. Utah State Fire Marshal's Office: Building Codes and Fire Safety Standards
2. Utah Code Title 57, Chapter 22 – Utah Fit Premises Act

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