Utah Renters: When to Hire a Pro for Emergency Repairs

If you’re renting a home or apartment in Utah, your landlord is required to keep the rental unit safe and livable. But what should you do if a burst pipe floods your kitchen at midnight, or the heat fails during a winter freeze? This guide explains when you can call a professional for emergency repairs in Utah and what steps to take to protect your rights.

What Counts as an Emergency Repair in Utah?

Emergency repairs address problems that threaten your health or safety, or make your home uninhabitable. Common examples include:

• No heat during winter
• Major water leaks or flooding
• Broken plumbing or sewer backups
• Exposed wiring or electrical hazards
• No running water
• Pest infestations threatening health

Issues like squeaky doors or dripping faucets are not emergencies. For emergencies, Utah law lets you act fast to protect your health and safety.

What Does Utah Law Require from Landlords?

Utah landlords must provide “habitable” premises, which means your rental must comply with health and safety codes, be weather-tight, and have essential utilities in working order. This requirement is set out in the Utah Fit Premises Act.¹

Contacting Your Landlord First

If possible and safe, always notify your landlord in writing about the emergency right away—call, text, or email, and keep a record. Utah law generally requires you to give landlords a reasonable opportunity to make repairs, unless the situation is urgent and waiting would cause more damage or put you in danger.

When Can You Call a Professional Repair Service Yourself?

Utah’s repair law says you may arrange and pay for emergency repairs if:

• The repair affects your health or safety
• You have notified the landlord, or attempted to in good faith
• The landlord fails to start repairs within 24 hours for emergencies (or 3 days for non-emergencies)

Once the above steps are met, you may hire a licensed professional and can deduct up to two months’ rent to cover the costs, but only for habitability-related repairs. Always save all receipts and records.

Tip: Only hire a licensed repair professional and keep full documentation. Unlawful deductions or unlicensed work may risk your deposit or lease.

Required Forms: Notice of Deficient Condition

You must document your request using the official Notice of Deficient Condition form. Here’s how to do it:

• Form Name: Notice of Deficient Condition
• When to use it: If your unit needs a repair affecting your health or safety, fill out the form and deliver it to your landlord, preferably in person, by certified mail, or email (retain proof).
• Download: Notice of Deficient Condition (PDF, Utah Department of Workforce Services)

Practical example: If your furnace fails during a cold snap and your landlord doesn’t respond, submit this notice. If there’s no repair within 24 hours, state law allows you to hire a licensed technician and deduct reasonable costs from future rent (with receipts).

How Much Can You Deduct and What’s Covered?

Deduction cannot exceed two months’ rent per repair event, and you may not deduct for cosmetic or nonessential repairs. Only health or safety-related issues qualify. See Utah Code Section 57-22-6 for details.¹

Reporting Ongoing Issues: Utah’s Renter Complaint Process

If your landlord refuses to make emergency repairs and you’re unable to resolve the issue, you may:

• File a formal complaint with the Utah Labor Commission, Antidiscrimination and Labor Division (UALD)
• Consider filing a claim in Utah small claims court

Official Agency for Rental Disputes in Utah

Most residential tenancy disputes in Utah are handled through Utah courts, including small claims court. Questions on tenant rights or habitability can also be addressed by the Utah Labor Commission, Antidiscrimination and Labor Division.²

Frequently Asked Questions

1. Can I pay for repairs myself and deduct them from rent in Utah?
   If the repair is an emergency affecting your health or safety, and you’ve properly notified your landlord using the official notice, Utah law lets you hire a licensed contractor and deduct up to two months’ rent from future payments. Keep all documentation.
2. Which repairs count as ‘emergencies’ in Utah rentals?
   Typically, repairs are emergencies if they risk your health or safety—like loss of heat, water, electricity, or exposure to hazardous conditions.
3. What should I do if my landlord won’t respond to a major repair request?
   Fill out the official Notice of Deficient Condition, keep a record, hire a licensed professional after proper waiting periods, and contact the Utah Labor Commission if the issue persists.
4. Are there risks in handling emergency repairs myself?
   Yes. If you don’t follow proper notification steps or use unlicensed contractors, you could lose the right to reimbursements or risk eviction. Always follow Utah law closely.

Conclusion: Key Takeaways for Utah Renters

• Always notify your landlord promptly and in writing about emergency repairs
• If legally allowed, keep receipts and use licensed pros if you must arrange urgent repairs yourself
• Use official forms and follow Utah’s notice timelines to protect your rights

By knowing your responsibilities and following Utah law, you can handle emergencies safely and ensure your rental stays habitable.

Need Help? Resources for Renters

• Utah Labor Commission – Antidiscrimination and Labor Division (UALD): For tenancy questions and complaints
• Utah Courts – Self-Help Housing Resource Center: Guidance on small claims and habitability actions
• Utah Department of Workforce Services: Renters’ Resources: Forms and guides for Utah tenants

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1. Utah Fit Premises Act
2. Utah Labor Commission – Antidiscrimination and Labor Division

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