What should I do if my landlord refuses to make urgent repairs?

If your landlord ignores your written request for urgent repairs, you can use a Notice of Intent to Repair and Deduct, then—after waiting the required time—arrange for the repair yourself and deduct the cost from your rent.

Can my landlord make me leave while repairs are done?

Generally, your landlord cannot force you to leave without formal eviction. If safety requires it, negotiate rent adjustments and get any agreements in writing.

What is considered "reasonable notice" for repairs in Utah?

Reasonable notice usually means at least 24 hours' notice for entry for non-emergency repairs; emergencies may require no notice.

Where can I find official forms for notifying my landlord about repairs?

Official forms and templates are available from the Utah Department of Workforce Services Housing Resources page.

Who decides rental disputes about repairs in Utah?

Utah State Courts handle landlord-tenant disputes, including repair issues.

Utah Tenant Rights During Building Repairs

Renter Rights & Legal Protections Utah published: June 21, 2025

When you’re a renter in Utah, building repairs can create uncertainty about your rights, living conditions, and options. Understanding Utah's rules helps you protect your wellbeing and make informed decisions while your landlord makes improvements or addresses maintenance issues.

Your Right to a Safe and Livable Home

Under Utah law, landlords must keep rental units "fit for human habitation." This means your landlord is responsible for making essential repairs that affect health, safety, or basic living conditions. If serious repairs are needed, your landlord cannot simply ignore your complaints or ask you to move out without proper procedures.

When Repairs are Needed: Landlord Responsibilities

Landlords must make necessary repairs to keep the property up to state and local housing codes
They cannot retaliate or evict tenants if you request repairs
Utah’s Fit Premises Act (Utah Code Title 57, Chapter 22) states your rental must remain habitable during your tenancy

Notice Requirements: What Landlords Must Provide

For non-emergency repairs, landlords should provide "reasonable notice"—typically 24 hours—before entering your unit for repairs or maintenance, except in cases of emergency. This allows you to prepare and safeguards your right to privacy.

24-hour written or verbal notice is standard for most repairs
Immediate entry is generally allowed if there is a true emergency affecting health or safety

Your Responsibilities as a Tenant

Report problems in writing as soon as possible
Allow reasonable access for repairs after receiving notice
Keep the unit clean and avoid causing damage

What If Repairs Disrupt Your Home?

If repairs are substantial and make your apartment temporarily unlivable, you have certain options:

Request a rent reduction if major repairs interfere with your use of the home
Negotiate temporary relocation or other arrangements with your landlord
If the landlord fails to act, you may use Utah's official forms to assert your rights

In some situations, if essential repairs (like heat, water, or electricity) go unaddressed, you may have the right to "repair and deduct"—paying for repairs yourself and subtracting the cost from your rent, but only after following proper legal procedures.

Utah’s Key Tenant Protection Forms

Notice of Deficient Condition (Form No. Not assigned)
Use when requesting repairs that affect health and safety. Submit this written notice to your landlord describing the problem. Official template is available from the Utah Department of Workforce Services.
Example: You discover mold in your bathroom; send this notice describing the issue, giving the landlord 3 days to act if it’s an emergency condition.

Notice of Intent to Repair and Deduct (Form No. Not assigned)
If the landlord doesn’t address emergency repairs within the legal time frame, use this notice before hiring a professional to fix the problem and deducting costs from your rent. Template is provided on the Utah Housing’s Renter Tools page.
Example: Your heat is out in winter, your landlord is notified but does not respond within required time; send this notice before hiring a licensed contractor.

Tip: Always document all communications and keep copies of notices or repair requests you provide to your landlord.

If You Have to Leave During Repairs

Generally, rent reductions or reimbursement for hotel costs are not automatic in Utah. These must be negotiated or awarded by a court. For prolonged or severe disruptions, you can file a complaint or seek formal resolution through the Utah court system, which handles landlord-tenant matters.

Where to Get Legal Help or File a Complaint

Landlord-tenant disputes—including unresolved repair issues—are handled by Utah's civil courts. There is no separate residential tenancies board in Utah. Forms and court information are available at the Utah State Courts Landlord-Tenant Help Center.

Frequently Asked Questions

What should I do if my landlord refuses to make urgent repairs?
If your landlord ignores your written request for urgent (emergency) repairs, you can use a "Notice of Intent to Repair and Deduct" and, after waiting the required time, arrange for the repair yourself and deduct the cost from your rent.
Can my landlord make me leave while repairs are done?
Generally, your landlord cannot force you out without a formal eviction. If safety requires you to leave, discuss rent adjustments and get agreements in writing.
What is considered "reasonable notice" for repairs in Utah?
"Reasonable notice" usually means at least 24 hours to enter for non-emergency repairs; no notice needed only for emergencies.
Where can I find official forms for notifying my landlord about repairs?
Find templates and resources on the Utah Department of Workforce Services Housing Resources page.
Who decides rental disputes about repairs in Utah?
Utah State Courts handle landlord-tenant disputes, including repair issues. See the Utah State Courts Landlord-Tenant page for process and forms.

Conclusion: Key Takeaways

Utah law protects your right to a habitable home, and landlords must make repairs as required by the Fit Premises Act.
Always request repairs in writing and keep records of communications.
If repairs are ignored, you have official forms and court options to protect your rights.

Remember, open communication with your landlord—and knowing the official process—gives you the best outcome when repairs disrupt your rental home.

Need Help? Resources for Renters

Utah Department of Workforce Services – Landlord/Tenant Resources: Official notices, forms, and guidance
Utah State Courts: Landlord-Tenant Legal Help: Filing instructions and forms for repair and habitability disputes
Read the Fit Premises Act (Utah Code Title 57, Chapter 22)

Utah Fit Premises Act: https://le.utah.gov/xcode/Title57/Chapter22/57-22.html
Utah Department of Workforce Services Landlord-Tenant Resources: https://housing.utah.gov/resources/landlord-tenant
Utah State Courts Landlord-Tenant Legal Help: https://www.utcourts.gov/en/legal-help/landlord-and-tenant.html