Landlord repairs in Utah

The owner must keep the unit fit for human habitation and in line with local ordinances and board-of-health rules, may not rent premises that are not safe, sanitary and fit, and must maintain common areas, electrical, plumbing, heating, hot and cold water, and any air conditioning. The Act does not cover breakage or malfunctions that do not materially affect the physical health or safety of the ordinary renter, and duties can be shifted by an explicit written agreement signed by both parties. (Utah Code §§ 57-22-3, 57-22-4(1))

Utah law names these:

• electrical systems
• heating
• plumbing
• hot and cold water
• working air conditioning (if any)
• safe, sanitary common areas
• garbage receptacles and removal (buildings with more than 2 units, unless agreed otherwise)
• appliances and facilities promised in the rental agreement

To use a remedy, the renter serves a written Notice of Deficient Condition that describes each problem, states the corrective period, states the remedy chosen (rent abatement or repair and deduct), and gives permission to enter. It must be served as provided in Utah Code § 78B-6-805 (personal delivery; registered or certified mail or an equivalent; if the person is absent, leaving a copy with a person of suitable age and discretion; or, if no such person is found, posting in a conspicuous place) or as the rental agreement provides. A dangerous condition may be reported by any reasonable means, including phone, but that alone does not trigger the remedies. (Utah Code § 57-22-6(2), (3))

The notice must be in writing. Write a Utah repair request letter.

After a Notice of Deficient Condition, the owner has a corrective period of 3 calendar days for a habitability problem, or 10 calendar days for a requirement imposed only by the rental agreement, to take substantial action toward correcting it. For a dangerous condition, the owner must begin remedial action within 24 hours of notice by any reasonable means.

Urgent problems (24 hours): dangerous condition posing a substantial risk of imminent loss of life or significant physical harm — owner must START remedial action within 24 hours and diligently finish

Law: Utah Code § 57-22-6(1)(a), (3)

Allowed with limits. If the renter chose repair and deduct in the notice and the owner takes no substantial action within the corrective period (3 days habitability / 10 days lease items), the renter may fix the problem and deduct the cost from future rent, up to two months' rent. The renter must keep receipts and give copies to the owner within 5 calendar days after the next rental period begins. The renter must be in compliance with all renter duties, including being current on all payments (§ 57-22-5). The condition must not have been caused by the renter, family or guests.

Waiting period after notice:

3 days

Limit:

two months' rent

Law:

Utah Code §§ 57-22-6(4)(a)(ii), (4)(b); 57-22-5(1)(g)

Not allowed. The Act's remedies are rent abatement (which ends the lease) and repair and deduct; there is no remedy to stay and withhold rent. Utah Legal Services advises that a tenant who stays must keep paying rent or may be evicted.

Law:

Utah Code § 57-22-6(4); Utah Legal Services, Bad housing

Allowed. Choosing the 'rent abatement' remedy: if the owner takes no substantial action within the corrective period, rent is abated from the notice date, the rental agreement ends, the owner must immediately return the whole security deposit and prorated prepaid rent, and the renter must move out within 10 calendar days after the corrective period ends. The renter must be current on rent. Separately, if the unit is unfit, the owner may choose to end the agreement instead of repairing (written notice by the end of the corrective period; refund within 10 days; renter gets at least 10 days to leave).

Law:

Utah Code § 57-22-6(4)(a)(i), (4)(c)

After the corrective period, the renter may sue to enforce the chosen remedy; the summons requires the owner to appear within 3 business days. If the owner unjustifiably refused or failed to use due diligence, the renter also gets damages (not for mental suffering). The court may award costs and attorney fees to the prevailing party (§ 57-22-6(5)–(7)). Small claims can award money but cannot order repairs (Utah Legal Services).

Utah has no retaliation section in the Fit Premises Act. Utah Legal Services states that evicting a tenant for calling the building inspector is a retaliatory eviction and is illegal in Utah, though hard to prove; there is no statutory presumption period. (Utah Legal Services, Bad housing)

Tenants can call the local health department or building inspector; if code violations are found the landlord will be ordered to fix them (Utah Legal Services).

• The Act does not cover boarding or rooming houses, mobile home lots, or occasional recreational rentals (§ 57-22-2(5)).
• Counties and municipalities are limited in regulating these matters (§ 57-22-7).
• The owner must give at least 24 hours' notice before entering unless the rental agreement says otherwise (§ 57-22-4(2)); renters may not unreasonably deny entry for repairs (§ 57-22-5(2)(c)).
• Utah Legal Services publishes a fillable Notice of Deficient Condition form (English/Spanish).

• Utah repair request letter (free, runs in your browser)
• Breaking a lease in Utah: notice periods and early-termination rights
• Utah eviction notice rules: what a notice for unpaid rent requires

• Utah Code Title 57, Chapter 22 — Utah Fit Premises Act (Utah Legislature) Retrieved October 14, 2026.
• Utah Code § 57-22-6 Renter remedies (eff. 7/1/2024) Retrieved October 14, 2026.
• Utah Legal Services — Bad housing (linked from Utah Courts self-help) Retrieved October 14, 2026.
• Utah Code § 78B-6-805 (eff. 5/6/2026) Retrieved October 14, 2026.

Laws change. This page was checked against the sources above on October 14, 2026. It is legal information, not legal advice; before withholding rent or ending a lease, contact your state's legal aid. See our methodology.