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Utah security deposit law

Source: Utah Code §§ 57-17-1 to 57-17-5 · Checked against the statute

Maximum deposit
No statutory limit.
Return deadline
30 days after move-out; 5 business days (see details) (Landlord missed the 30-day deadline and the renter served the statutory notice)
If the landlord keeps it wrongly
If the owner doesn't comply within 5 business days after the renter's notice, the renter may recover the full deposit, the full prepaid rent, and a $100 civil penalty. The court awards costs and attorney fees to the prevailing party if the other side acted in bad faith (§ 57-17-5).

Calculate your Utah deadline

Choose your state and move-out date to see when your landlord must return the deposit.

When the deposit must be returned

  • Mail or deliver the deposit balance, any prepaid rent balance, and an itemized notice of deductions no later than 30 days after the renter vacates and returns possession (§ 57-17-3(2)).
  • If the owner misses the 30-day deadline, the renter may serve a statutory 'Tenant's Notice to Provide Deposit Disposition.' The owner then has 5 business days after service to comply (§ 57-17-3(3)–(5)).

No forwarding-address condition. The owner sends the refund to the renter's last known address, or electronically by a means the renter provided (§ 57-17-3(2)).

Itemized list of deductions

Required: Yes. Written notice that itemizes and explains the reason for each deduction (§ 57-17-3(2)(c)).

What can and can't be deducted

Deductions may cover rent, damage beyond reasonable wear and tear, other costs and fees in the contract, or cleaning (§ 57-17-3(1)). The statute doesn't define reasonable wear and tear.

Nonrefundable fees

Allowed. If there's a written agreement and any part of the deposit is nonrefundable, that must be stated in writing to the renter when the deposit is taken (§ 57-17-2).

Interest, bank account and move-in inspection

  • Interest required: No. No statewide interest requirement.
  • Separate account required: No. No separate-account requirement.
  • Move-in inspection required: Yes. Before signing, the owner must do one of three things: give a written inventory of the unit's condition, give a condition form the renter can complete within a reasonable time after move-in, or offer a walkthrough inspection (Utah Code § 57-22-4(6)).

Penalties and bad faith

If the owner doesn't comply within 5 business days after the renter's notice, the renter may recover the full deposit, the full prepaid rent, and a $100 civil penalty. The court awards costs and attorney fees to the prevailing party if the other side acted in bad faith (§ 57-17-5).

No statutory presumption. Bad faith matters only for the award of costs and attorney fees (§ 57-17-5(2)).

Getting your deposit back in court

Small claims court: the most you can ask for is $20,000 (includes attorney fees, not court costs or interest). Court information

Before filing, many tenants send a written demand first. Write a Utah demand letter →

Also good to know

  • A renter who doesn't serve the statutory notice under § 57-17-3(3) isn't entitled to the § 57-17-5 penalty remedy (§ 57-17-5(3)).
  • Whoever holds the owner's interest when the tenancy ends is bound by the deposit rules (§ 57-17-4).
  • The renter's 'Tenant's Notice to Provide Deposit Disposition' must be served at the owner's address in the lease. Allowed methods: personal delivery, leaving it with a person of suitable age and discretion, posting it conspicuously, or registered or certified mail (§ 57-17-3(4)).

Sources

Laws change. This page was checked against the sources above on October 11, 2026. It is legal information, not legal advice; see our methodology.