Utah Security Deposit Law: Limits, Deadlines, and Penalties
What Utah landlords can charge, when deposits must be returned, and what it costs to get it wrong. Last reviewed 2026-08-12.
How much can a landlord charge in Utah?
Utah places no cap on residential security deposits. Landlords may charge any amount, though any nonrefundable portion of a deposit must be disclosed to the renter in writing when the deposit is taken.
Utah sets no limit on pet deposits, but any portion designated nonrefundable must be disclosed in writing at the time the deposit is taken (Utah Code § 57-17-2).
When must the deposit be returned?
Within 30 days after the renter vacates and returns possession, the owner must mail, deliver, or send electronically (by a means the renter provided) the deposit balance, any prepaid rent, and an itemized notice of deductions to the renter's last known address. Since May 2025, electronic delivery is expressly authorized.
If any deduction is made, the owner must provide a written notice that itemizes and explains the reason for each deduction, sent with the remaining balance.
What happens if a landlord misses the deadline?
If the owner misses the 30-day deadline, the renter may serve a written notice demanding compliance within five business days; failure then obligates the owner to refund the entire deposit, all prepaid rent, and a $100 civil penalty. If the renter must sue to collect, the owner can also be liable for court costs and attorney fees.
Interest and holding requirements
Utah does not require landlords to pay interest on security deposits.
No statutory requirement. Utah does not require deposits to be kept in a separate or escrow account.
Recent changes to the law
Utah H.B. 480 (2025 General Session, effective May 7, 2025) amended § 57-17-3 to expressly allow owners to return the deposit and send the itemized deduction notice electronically, using a means the renter provided.
What Utah landlords get wrong
Utah is landlord-friendly on deposits — no cap, no interest, no escrow — but the compliance mechanics matter. Put any nonrefundable deposit or fee in writing up front or you cannot keep it. After move-out you have 30 days to itemize and refund; if the renter serves a notice of noncompliance you get only five more business days before the entire deposit plus prepaid rent plus $100 becomes due regardless of legitimate deductions. Since May 2025 you can send the refund and itemization electronically if the renter gave you that contact method.
The law itself
Frequently asked questions
How long does a landlord have to return a security deposit in Utah?
30 days after you vacate and return possession of the rental. The landlord must send the balance plus an itemized, explained list of any deductions to your last known address by mail, hand delivery, or — since May 2025 — electronically if you provided that contact method. If nothing arrives, send a written demand: the landlord then has five business days to comply.
What happens if a Utah landlord misses the 30-day deposit deadline?
After you serve a written notice and five business days pass without compliance, the landlord forfeits all deductions and owes you the entire deposit, all prepaid rent, and a $100 penalty. If you have to sue to collect, the court can add your court costs and attorney fees. Small claims court handles most of these cases quickly.
Is there a limit on security deposits in Utah?
No. Utah law sets no maximum on residential security deposits — the amount is whatever the lease specifies, commonly one month's rent. The one strict rule: if any portion of the deposit is nonrefundable, the landlord must tell you that in writing when the deposit is collected. Undisclosed nonrefundable deposits are not enforceable.
Can a Utah landlord keep a deposit for cleaning?
Yes, within limits. Utah Code § 57-17-1 lets an owner apply the deposit to unpaid rent, damage beyond reasonable wear and tear, cleaning the unit, and other costs or fees the rental agreement provides for. Routine wear from ordinary living cannot be charged. Each cleaning or repair deduction must be itemized and explained in the written notice sent within 30 days.
Keep reading
Deposit deadlines are easy to miss — until they cost you triple.
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Start Free TrialThis page is general information, not legal advice. Statutes change — verify against the official text linked above or consult a local attorney before acting.