Utah Security Deposit Law: Deadlines & Penalties
Utah landlords must return the deposit balance, any prepaid rent balance, and a written notice itemizing and explaining each deduction within 30 days after the tenant vacates and returns possession. The deposit may be applied to rent, damage beyond reasonable wear and tear, cleaning, and other fees provided for in the lease. Delivery can be by mail, in person, or electronically if the tenant provided a way to do so.
Utah adds a second step. If the landlord misses the 30-day deadline, the tenant can serve a formal Tenant's Notice to Provide Deposit Disposition, in the form set out in the statute, giving the landlord five business days to comply. The notice must be served in person at the lease address, left there with a suitable person or posted, or sent by registered or certified mail.
If the landlord still fails to comply within five business days of that notice, the tenant can recover the full deposit, any prepaid rent, and a $100 civil penalty. A court will award costs and legal fees to the winning side if the other side acted in bad faith. A tenant who skips the formal notice is not entitled to these remedies.
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Utah: common questions
How long does a Utah landlord have to return a deposit?
30 days after you vacate and return possession. By then the landlord must send the deposit balance, any prepaid rent balance, and a written notice itemizing and explaining each deduction to your last known address or electronically.
What is Utah's five-business-day notice?
If the landlord misses the 30-day deadline, you can serve a Tenant's Notice to Provide Deposit Disposition in the form set out in the statute, in person or by registered or certified mail. The landlord then has five business days to comply. Serving that notice is required before you can claim the penalty.
What can I recover from a Utah landlord who ignores the notice?
The full deposit, any prepaid rent, and a $100 civil penalty. If the court finds the landlord acted in bad faith, it will also award court costs and legal fees to you as the winning party.
Can I sue for my deposit in Utah small claims court?
Yes. For cases filed from January 1, 2025, through 2029, Utah small claims court hears claims of up to $20,000, including legal fees but not court costs or interest. The limit is scheduled to rise to $25,000 in 2030.
Compare nearby states
| State | Return deadline | Itemized list | Small claims limit |
|---|---|---|---|
| Utah | 30 days | Required | $20,000 |
| Arizona | See statute | Required | $5,000 |
| Colorado | 30 days | Required | $7,500 |
| Idaho | 21 days | Required | $15,000 |
| Nevada | 30 days | Required | $10,000 |
| New Mexico | 30 days | Required | $10,000 |
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