Utah Security Deposit Laws: Tenant Rights & Protections

Understanding your rights around security deposits as a renter in Utah is crucial to protecting your finances and ensuring a fair rental experience. Utah law sets clear rules for landlords and tenants about how security deposits can be collected, used, and returned. This guide walks you through your protections, required forms, and action steps, using easy-to-understand language and direct links to official state resources.

What Is a Security Deposit and How Is It Regulated in Utah?

A security deposit is money that a landlord collects from a renter at the beginning of a tenancy to cover possible unpaid rent or damage beyond normal wear and tear. In Utah, Utah Code §57-17 governs all rules related to security deposits, including when and how they are returned¹.

Key Security Deposit Rules in Utah

• No state-mandated maximum: Utah law does not set a maximum amount a landlord can charge for a security deposit.
• Written rental agreement: Landlords must provide a written rental agreement if they collect a deposit, laying out the deposit amount and conditions for refund.
• Use of deposit: May only be used for tenant-caused damages (other than normal wear and tear), cleaning, or unpaid rent/fees per rental agreement.
• Return timeline: Landlords must return the deposit (or an itemized list of deductions) within 30 days after the renter moves out and provides a forwarding address.
• Itemized statement: Deductions must be explained in writing; otherwise, the full amount must be returned.

Getting Your Security Deposit Back: What to Expect

When you move out, take note of required steps so you can recover your deposit in full. The law favors prompt communication and documentation on both sides.

• Provide your landlord with a forwarding address in writing before or at move-out.
• Request a move-out inspection and take photos of the cleaned premises.
• If you do not receive your deposit or an itemized list within 30 days, or dispute the deductions, you have a right to demand an accounting.

Tip: Keep a record of your communications and any receipts or photos related to the cleaning or repairs you did before moving out. This can protect your interests if a dispute arises.

Official Utah Forms for Security Deposit Disputes

If your landlord fails to return your deposit or provides what you believe are unfair or unexplained deductions, you can use certain official forms to assert your rights. Here is an essential state resource:

Demand for Deposit Return

• Form: "Security Deposit Demand Letter" (No official state number)
• When to use: If 30 days have passed since you provided a forwarding address (after vacating), and you haven't received your deposit or an itemized deduction list.
• How to use: Mail or deliver the letter to your landlord, referencing the date you vacated, the property address, your forwarding address, and a request for the return of your deposit in compliance with Utah law.
• Utah Courts - Official Forms Directory

Small Claims Court Complaint

• Form: "Affidavit and Summons"—Small Claims (Utah Courts); Form Number: 1091FA
• When to use: If you're unable to resolve your deposit dispute by communicating directly with your landlord, you may file a claim in Utah Small Claims Court for up to $15,000 (current as of 2024).
• How to use: File this form with your local Utah Justice Court. A neutral judge will hear your case and can order your landlord to return money owed.
• Utah Small Claims Court Information & Forms

If Your Landlord Fails to Return Your Security Deposit

You have the right to pursue your deposit through informal communication or, if necessary, through Utah's court system. The Utah Small Claims Court handles these disputes, providing a streamlined process for renters and landlords to resolve issues without expensive legal action.

• Utah Small Claims Court information
• File within 4 years after your claim arises (statute of limitations).

Tribunal or Board Handling Rental Disputes in Utah

Utah does not have a specialized landlord-tenant tribunal. Most rental disputes—including security deposit returns—are handled by the Utah Courts system, primarily through Utah Small Claims Court.

Relevant Utah Law

• Utah Code Title 57, Chapter 17 – Security Deposits

Frequently Asked Questions About Utah Security Deposits

1. How long does my landlord have to return my security deposit in Utah?
   The landlord must return your security deposit, or provide a written itemized list of deductions, within 30 days after you move out and provide a forwarding address.
2. Can a landlord keep my entire deposit for cleaning?
   No. A landlord can deduct for cleaning only to restore the property to the same level of cleanliness as at the start of your lease, not for normal wear and tear.
3. What if my landlord doesn't return my deposit or give me a list of deductions?
   You should first send a written demand for your deposit using a "Security Deposit Demand Letter." If unresolved, you can file a case in Utah Small Claims Court.
4. Is there a limit on how much a landlord can charge for a security deposit in Utah?
   No, Utah law does not set a maximum deposit amount. Always review your rental agreement before signing.
5. Can my landlord charge non-refundable fees?
   Yes, but any non-refundable fee must be stated in writing in your lease, separate from the security deposit.

Summary and Key Takeaways

• Utah law gives renters clear rights for the return and use of security deposits. Know your deadlines and always communicate in writing.
• If your deposit isn't returned or you disagree with deductions, use official state forms and, if needed, file with Utah Small Claims Court.
• Official resources, such as the Utah Courts website, provide forms and help for renters.

Need Help? Resources for Renters

• Utah Courts: Landlord-Tenant Disputes Resources – Official guides and forms for renters
• Utah Small Claims Court – For filing security deposit claims
• Utah Security Deposit Law (Title 57, Chapter 17)
• Utah Legal Services: Free legal advice and assistance to eligible renters
• Utah Department of Commerce, Division of Consumer Protection: File a consumer complaint

---

1. Utah Code Title 57, Chapter 17 – Security Deposits

Categories

Renter Rights & Legal Protections Lease Agreements & Renewals Rent, Fees & Security Deposits Moving In: Inspections & Disclosures Moving Out & Ending a Lease Maintenance, Repairs & Habitability Health & Safety Standards Evictions & Lease Violations Roommates, Subletting & Shared Housing Discrimination & Fair Housing Laws Accessibility & Disability Accommodations Utilities, Services & Billing Affordable Housing & Rental Assistance Rent Control & Rent Stabilization Privacy Rights & Landlord Entry Security, Locks & Emergency Protections Dispute Resolution & Legal Aid Retaliation & Harassment Protections Mobile Home & Manufactured Housing Rights Special Housing Types & Situations