How Do Security Deposits Work in Utah (Charges, Returns, Timelines)
A plain-English guide to allowed charges, itemized deductions, 30-day return rules, demand letters, and small claims
Utah has specific rules for how landlords must handle security deposits from how much can be charged, to when and how the money must be returned, to what deductions are legal. Knowing these rules puts you in control. Whether you are a tenant moving out or a landlord handling deposits fairly, understanding the law avoids costly mistakes.
This guide is written in plain English for Utah renters and landlords. You will learn what landlords can legally deduct, the timelines for returning deposits, how to document your move-out properly, and the exact steps for disputing unfair charges. We will also walk through checklists, demand letters, and small claims if needed, with Utah-focused videos and quick tips.
Remember: Utah Law Explained is not a law firm. This page gives legal information, not personal legal advice. If you are unsure, get counsel before you take action.
Allowed Charges
Utah law allows landlords to use a tenant security deposit only for specific items. Use these cards as a quick reference.
Unpaid Rent or Fees
Amounts that are due under the lease and still outstanding at move-out can be deducted.
Damage Beyond Wear and Tear
Examples include broken windows, holes in walls, and large stains. Ordinary wear and tear is not deductible.
Cleaning Costs
If the property is left dirtier than move-in condition, reasonable cleaning costs can be deducted.
Not Allowed
Normal wear and tear such as faded paint, carpet thinning from regular use, or small nail holes is the landlord responsibility.
Itemized Deductions
If any portion of a deposit is kept, landlords must provide a clear written breakdown.
- Detailed line items – Not a generic note like cleaning or repairs. Specify the work and cost.
- Receipts or estimates – Include documentation that supports each charge.
- Delivery – Provide the statement along with any remaining balance.
Tip: Tenants should take photos during move-in and move-out. Comparing those images can stop false claims before they start.
Return Deadlines
Utah requires quick action after a tenant moves out.
- 30 days – Landlord must either return the full deposit or send an itemized list of deductions and any balance within 30 days.
- Missed deadline – Tenant can send a demand letter and, if ignored, file in small claims to recover the deposit and possible penalties.
How to Write a Demand Letter
Before filing a case, send a clear written demand.
- Cite Utah deposit law and your right to a return or accounting.
- List your move-out date and current mailing address.
- Demand payment of the full deposit or balance within 7 days.
- Send by certified mail and keep proof of delivery.
Taking It to Small Claims
Security deposit disputes are common in Utah Small Claims Court. Judges see these cases often.
- Jurisdiction – Up to 15,000 dollars is allowed in Utah small claims.
- Bring evidence – Lease, move-in and move-out photos, receipts for cleaning or repairs, your demand letter and proof it was sent.
- Be organized – Show a clear timeline and amounts claimed.
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Key Takeaways
Deposits can cover unpaid rent, damage beyond wear and tear, and cleaning that restores the unit to move-in condition.
Landlords must provide an itemized written statement with receipts or estimates if they keep any portion.
Within 30 days of move-out, return the deposit or send the itemized list and any balance. Tenants can demand and then file if the deadline is missed.
This page is legal information, not legal advice. Speak with a Utah attorney for guidance on your situation.
Next Step
If you are a tenant, gather photos, the lease, and receipts, then send a certified demand letter if needed. If you are a landlord, follow Utah itemization and 30-day rules to avoid disputes.
Talk to a Utah Landlord Tenant LawyerA short consult can help you align with Utah rules, avoid errors, and resolve a deposit dispute fast.