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Utah Security Deposit Laws (2026)

Utah has a unique pre-suit step. Before you can collect the full deposit plus a $100 penalty, you must serve the landlord with the statutory Tenant's Notice and give it five business days.

By Lamuko Editorial Team✓ Checked against official statute textUpdated

Utah deposit rules at a glance

Maximum depositNo statutory cap
Return deadline30 days after you vacate and return possession
Itemized listWritten itemization of deductions
InterestNot required
PenaltyFull deposit + prepaid rent + $100; attorney fees if bad faith (§ 57-17-5)
Non-refundableAny non-refundable portion must be disclosed in writing at the start

Verified 2026-10-17 against Utah Code §§ 57-17-1 to 57-17-5, source 2, source 3. Calculate your Utah deadline →

Timeline: move-in to refund

  1. Lease signingAny non-refundable part of the deposit must be stated in writing.
  2. Move-outReturn possession and give a forwarding address.
  3. Day 30Refund or itemization due, to your last known address or electronically.
  4. If unpaidServe the Tenant's Notice; the landlord has 5 business days to comply.

Non-refundable means in writing

Utah does not cap deposits. Under § 57-17-2, any part of a deposit that is non-refundable must be disclosed in writing when the deposit is paid. Otherwise, the whole deposit is refundable.

What can be deducted

Under § 57-17-3, the landlord may deduct for unpaid rent, for damage beyond ordinary wear and tear, for other fees provided in the rental agreement, and for cleaning.

30 days

Within 30 days after you vacate and return possession, the landlord must return the deposit and any prepaid rent, minus deductions, with a written itemization. It must be sent to your last known address or delivered electronically if agreed.

The Tenant's Notice

If you do not receive your refund, Utah law provides a statutory form called the Tenant's Notice. You serve it on the landlord by one of the methods allowed in § 57-17-3. The landlord then has five business days to comply.

The $100 penalty. A landlord that still fails to comply after the notice owes the full deposit, any prepaid rent, and a $100 civil penalty. If it acted in bad faith, it also owes court costs and reasonable attorney fees (§ 57-17-5). The penalty requires the notice to have been served.

Our calculator counts 30 days.

Steps to recover a Utah deposit

  1. Check your lease for any written non-refundable portion.
  2. Return possession and give a forwarding address.
  3. Count 30 days.
  4. Serve the Tenant's Notice and wait five business days.
  5. If that fails, file a claim in small claims court.

Neighboring states

Colorado caps deposits at two months and allows treble damages. Arizona caps them at 1.5 months, and Nevada caps them at three months.

Frequently asked questions

Is there a cap on security deposits in Utah?

No. Utah Code Title 57, ch. 17 sets no maximum.

How long does a Utah landlord have to return a deposit?

30 days after you vacate and return possession.

What is the Tenant's Notice in Utah?

A statutory form you serve on the landlord; it gives the landlord five business days to comply before the $100 penalty applies.

Can part of a Utah deposit be non-refundable?

Yes, but only if it was disclosed in writing.

Sources

  1. Utah Code § 57-17-2 — non-refundable deposits (Justia, 2025 Utah Code text)
  2. Utah Code § 57-17-3 — itemization, 30 days and the tenant notice (Justia, 2025 Utah Code text)
  3. Utah Code § 57-17-5 — recovery and $100 penalty (Justia, 2025 Utah Code text)

Last reviewed Oct 17, 2026. Read how we verify. Found an error? Tell us.

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Not legal advice. Lamuko Rent Laws provides general legal information about state statutes, not legal advice, and using this site does not create an attorney-client relationship. Laws change and courts interpret them; city and county ordinances (for example Chicago, San Francisco or New York City rules) can be stricter than state law, and your lease or a subsidized-housing program may add terms. Fields marked “Verify with statute” have not yet been confirmed by us against the official text. Check the linked statute or talk to a licensed attorney or local legal-aid office before acting.