DisputeKit / Utah
How long does a Utah landlord have to return a security deposit?
30 days. Under Utah Code § 57-17-3, a landlord must return the balance of the deposit and any prepaid rent, together with a written notice itemizing and explaining each deduction within 30 days. The clock starts when you move out and hand back possession of the unit. A court may also award the full deposit and any prepaid rent plus a $100 civil penalty if the landlord still fails to comply within five business days after the tenant serves the statutory notice, plus court costs and attorney fees if the landlord acted in bad faith.
I moved out of my place in on and my landlord still has my $ deposit.
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Conditions that change the deadline
- If the landlord misses the 30-day deadline, the tenant must serve the statutory "Tenant's Notice to Provide Deposit Disposition" (in person at the address in the lease, or by registered or certified mail); the landlord then has five business days to comply. Business days exclude weekends; public holidays may add extra days.
- The 30 days run from the day the tenant vacates and returns possession of the rental to the landlord.
What Utah law says about deductions and your rights
- Deductions are limited to rent, damage beyond reasonable wear and tear, other costs and fees provided for in the lease, and cleaning.
- The $100 penalty and recovery of the full deposit are only available if the tenant first serves the statutory notice and the landlord fails to respond within five business days.
- Any non-refundable part of a deposit must have been stated in writing when the deposit was taken.
- The landlord may send the refund and itemization electronically if the tenant provided an electronic address.
If the deadline has passed
Send a written demand letter. State the dates and amounts, the law and the deadline, and a date by which you expect payment. Keep proof that you sent it.
If they still don't pay, you can file in small claims court. The limit in Utah is $20,000 (including attorney fees) for claims filed 2025 through 2029, and the filing fee is $60 for claims of $2,000 or less, $100 for claims over $2,000 and under $7,500, and $185 for claims of $7,500 or more.
Steps
- Find your move-out date and deposit amount
- Work out when the clock started: The clock starts when you move out and hand back possession of the unit
- Count 30 days from that date to find the deadline
- Send a written demand letter citing the law
- File in small claims court if unpaid
Common questions
When does the clock start in Utah?
The clock starts when you move out and hand back possession of the unit.
What if I got part of my deposit back?
You can still ask for the rest. Your claim is the deposit minus what was returned and minus any deductions you agree were allowed.
Can I get more than my deposit back?
Possibly. Utah law allows a court to award the full deposit and any prepaid rent plus a $100 civil penalty if the landlord still fails to comply within five business days after the tenant serves the statutory notice, plus court costs and attorney fees if the landlord acted in bad faith. A judge decides; it is not guaranteed.
Do I need a lawyer?
Not usually. Small claims court in Utah is designed for people without lawyers. For advice about your situation, talk to a licensed attorney.