Utah law does not treat all housing the same. A long-term student lease in Provo is legally different from a downtown Salt Lake condo listed on Airbnb every weekend, even if both involve the same physical unit.

Use this comparison to see how Utah rules apply to:

• Standard student leases near universities
• Subleasing and extra roommates in shared housing
• Short-term rentals listed on platforms like Airbnb
• City zoning and permit rules for short stays

After the comparison, you will find a checklist to quickly spot risk areas in your own setup.

Student housing

• Most Utah leases near universities prohibit sublets unless the landlord gives written consent.
• If the lease is silent, Utah default rules still expect landlord approval before assigning the lease to someone else.
• Unauthorized roommates can violate occupancy limits or create added liability under the lease.

Airbnb and short-term rentals

• Listing your rental on Airbnb is usually treated as a sublet or assignment under Utah landlord-tenant law.
• Nearly all standard leases explicitly ban short-term or nightly rentals.
• Violations can result in:
  • Eviction filings
  • Lease termination
  • Liability for city fines or HOA violations

Key difference. Intent (students sharing with friends versus hosting tourists) does not matter as much as whether the arrangement creates an unauthorized third-party occupancy under the lease.

Student housing

• Salt Lake City, Provo, Orem, and Logan use zoning overlays or clusters to manage student housing near campuses.
• These areas often have specific occupancy limits for unrelated roommates.
• Violating occupancy caps, such as packing too many students into a small unit, can trigger fines for the landlord and removal demands for tenants.

Airbnb and short-term rentals

• Many Utah cities require:
  • Short-term rental permits
  • Business or rental licensing
  • Local occupancy limits and parking rules
• Some cities restrict short-term rentals in student-dense neighborhoods to preserve long-term housing for residents and reduce disruption.

Key difference. Student housing rules focus on who can live there and how many people, while short-term rental rules focus on commercial use, neighborhood impact, and compliance with city business standards.

Student housing

Even in informal student setups, Utah tenants still have core rights under the Utah Fit Premises Act and other landlord-tenant rules, including:

• The right to a habitable unit (heat, water, basic safety)
• Reasonable notice before landlord entry, except emergencies
• Security deposit protections and timelines for refunds

Many problems arise when roommates self-manage everything and never sign a written roommate agreement, which leaves everyone relying solely on the main lease and text messages.

Airbnb and short-term guests

• Airbnb guests are generally not treated as tenants under Utah law.
• They have contract rights against the host, but not full tenant rights against the landlord.
• Hosts who secretly sublet expose all roommates to:
  • Safety and security problems
  • Property damage and higher wear on the unit
  • Lease violations that can affect the whole household
  • Loss of student housing eligibility if tied to university housing rules

Key difference. Student renters with a lease are tenants with statutory rights. Airbnb guests are temporary licensees without the same long-term protections or obligations.

If a student illegally Airbnb’s their unit

When a tenant lists the unit on Airbnb against the lease, Utah landlords may pursue remedies such as:

• Lease termination and nonrenewal
• Eviction after proper notice and filing
• Claims for profit disgorgement if the tenant profited from unauthorized rentals
• Claims for damage caused by guests
• Passing through HOA fines or city penalties related to the illegal short-term rental

If a landlord wrongly restricts legitimate roommates

On the other side, if a landlord overreaches and blocks roommates in a way that conflicts with the lease or law, tenants may have options such as:

• Requesting informal resolution or negotiation
• Using mediation in a local housing program
• Seeking damages for wrongful lease enforcement if financial loss occurs
• Filing complaints based on the Utah Fit Premises Act or related housing rules
• Seeking support from a university housing or student affairs office when the unit is part of a campus-related program

Key difference. Utah gives both landlords and tenants defined remedies, but the written lease controls most outcomes. Courts and mediators will usually start by asking, “What does the lease actually say, and did both sides follow it?”