Utah Security Deposit Laws: Limits and Return Rules Explained

Renters in Utah often pay a security deposit when moving into a new apartment or house. Knowing your rights about deposit amounts and how quickly you should get your money back is key to avoiding disputes. This article explains security deposit rules in Utah—using plain language, practical examples, and links to official resources.

Utah Security Deposit Limits

Unlike some states, Utah does not set a maximum limit on how much a landlord can charge for a security deposit. This means your landlord can decide the deposit amount, unless your lease agreement specifies otherwise. However, landlords should only charge a reasonable amount, and renters should always get a clear, written receipt for any deposit paid.

What Can a Utah Security Deposit Be Used For?

• Unpaid rent
• Damage beyond normal wear and tear
• Cleaning to restore the rental unit to its original condition (except for ordinary use)
• Other reasons specifically mentioned in your lease

Landlords cannot use your deposit for repairs resulting from normal wear and tear, such as faded paint or worn carpet.

Security Deposit Return Deadlines in Utah

Utah law requires landlords to return your security deposit—minus any lawful deductions—within 30 days after you move out and return the keys.

• If the landlord deducts any amount, they must give you an itemized list of damages and costs along with the balance of the deposit.
• Failure to provide this information within 30 days may entitle you to recover the full deposit back and, in some cases, a penalty of up to $100 plus court costs and attorney fees.

How to Request Your Deposit Back

Before you move out, it’s a good idea to give your landlord a forwarding address in writing. Requesting the return of your security deposit in writing provides a paper trail and may help if problems arise later.

Here’s how renters in Utah typically handle security deposit issues:

• Provide your landlord with your new mailing address.
• Ask, in writing, for your security deposit back after moving out.
• If you don’t receive it or disagree with the deductions, you may take further action (see below for steps).

Filing a Security Deposit Dispute in Utah

If you believe your landlord wrongfully withheld your deposit, you can file a claim in Utah’s small claims court. This process is straightforward and helps resolve disputes over amounts up to $15,000. For more details, visit the Utah State Courts Small Claims Information page.

Relevant Official Forms

• Small Claims Affidavit and Summons (Form 30A):
  • When and How Used: Use this form to begin a small claims action for the return of your security deposit. Fill it out and file it with the court clerk in the district where the rental property is located.
  • Download Small Claims Affidavit and Summons (Utah Courts)
• Notice of Move Out / Forwarding Address (No State Form Number):
  • When and How Used: No official form is required, but you should provide your landlord a signed, dated letter with your new address as soon as you move out. This helps ensure timely deposit return.
  • Sample templates are available from the Utah Department of Workforce Services Housing Division.

Relevant Tribunal and Legislation

Residential tenancy disputes in Utah are handled by local Utah Small Claims Courts. The primary Utah law governing security deposits is the Utah Code Title 57, Chapter 17 – Security Deposits.^[1]

Frequently Asked Questions on Utah Security Deposit Laws

1. Can my landlord charge a nonrefundable deposit in Utah?
   Yes, but the landlord must disclose in writing—at or before you move in—which part of your deposit is nonrefundable and explain why.^[1]
2. What should I do if my landlord doesn’t return my deposit on time?
   Send a written demand for return of your deposit, referencing the 30-day deadline. If you still don’t receive your deposit, you may file a claim in small claims court.
3. What counts as ‘normal wear and tear’ in Utah?
   Normal wear and tear typically means deterioration from regular use, such as scuffed walls, faded paint, or minor carpet wear. Damage beyond this can be deducted.
4. Is there a limit on security deposit amounts in Utah?
   No, Utah law does not set a maximum limit—deposit amounts are left up to the landlord and lease agreement.
5. Can my landlord keep my deposit if I break my lease early?
   The landlord can deduct unpaid rent and any damages per your lease, but should not keep the entire deposit unless justified by actual losses.

Need Help? Resources for Renters

• Utah Department of Workforce Services – Housing and Community Development: Renters’ rights information and support
• Utah State Courts Small Claims Overview: Guide to filing a security deposit claim
• Utah State Courts Self-Help Center: Assistance with court forms and tenant issues
• Utah Code Title 57, Chapter 17 – Security Deposits Law

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^[1] See Utah Code Title 57, Chapter 17 – Security Deposits

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