Short-term rental disputes in Utah sit at the intersection of several rulebooks:

• Property rights of the Utah owner or host.
• Booking contract terms set on Airbnb, Vrbo, or similar platforms.
• Platform policies that control refunds, cancellations, and damage claims.
• Local laws and HOA rules on whether short-term rentals are even allowed.

When a stay goes wrong dirty units, misrepresented amenities, surprise cancellations, or guests refusing to leave, Utahns quickly discover that these cases are not handled like a normal year-long lease. Instead, the outcome usually depends on the platform’s rules, the written policies chosen at booking, and whether the rental itself complies with city and HOA regulations.

Airbnb. Airbnb offers several cancellation policy tiers (such as Flexible, Moderate, and Strict). The host chooses the policy, but Airbnb still reserves the right to override it in limited cases like unsafe conditions or major misrepresentation. Guests usually request money back through the Resolution Center, where both sides can upload photos, screenshots, and messages. For Utah guests, time-stamped evidence is often the difference between a partial refund and a denial.

Vrbo. Vrbo relies more heavily on the individual host’s written cancellation policy. While Vrbo can get involved in fraud or safety concerns, the platform tends to give Utah property owners more discretion. Refunds, credits, and date changes are often negotiated directly between guest and host, based on what the listing terms say.

Utah comparison. In practice, Utah guests may find Airbnb slightly more structured and guest-friendly for refunds, while Vrbo functions more like a traditional vacation rental where the host’s contract is king. On either platform, your best leverage is the actual written policy and clear documentation of what went wrong.

Airbnb (AirCover & damage requests). Airbnb allows hosts to submit damage claims through the app, often under its “AirCover” protections. The host has to show proof—photos, receipts, or repair estimates and the guest has a chance to respond before any charge is applied. For Utah hosts, damage that is documented immediately at checkout and clearly linked to a specific stay is far more likely to be covered.

Vrbo (traditional deposits). Vrbo often uses more traditional security deposits or damage protection plans. A host may charge against the deposit if they can show that the guest caused the problem, and disputes are usually handled through Vrbo support or, in bigger cases, through local small-claims court in Utah.

Utah comparison. Airbnb’s system feels more guided; Vrbo can feel more like a standard property rental. In both cases, Utah hosts should do detailed check-in and check-out walkthroughs, and guests should photograph the property on arrival so they are not blamed for pre-existing damage.

Many Utah cities and resort areas including places like Park City, Moab, St. George, and parts of Salt Lake County have specific rules for short-term rentals. Common requirements include:

• Business or STR licenses for rentals under a certain number of days.
• Limits on maximum occupancy and parking.
• Noise and nuisance rules that can lead to fines for repeat violations.
• HOA bylaws that restrict or completely ban short-term rentals in certain communities.

Both Airbnb and Vrbo expect Utah hosts to follow these local rules. If a listing is unlicensed or violates zoning laws, the city or HOA can send warning letters, issue fines, or push the platform to remove the listing even if guests have already booked and made travel plans.

For guests, that can mean last-minute cancellations or confusion over who is responsible when the city cracks down. For hosts, ignoring local rules can turn a profitable listing into a stack of violation notices and angry neighbors.

Most short-term guests in Utah are considered licensees, not long-term tenants. That means they generally have permission to occupy the property only for the specific dates booked. If they refuse to leave at checkout, the host can usually involve local law enforcement to remove them as trespassers.

Complications arise when:

• The stay goes beyond 30 days, or
• The host repeatedly extends the stay or accepts ongoing payments.

At that point, Utah law may begin to treat the guest more like a tenant, and a formal unlawful detainer (eviction-type) process might be needed. Airbnb and Vrbo will not physically remove anyone; they may support the host’s position, but actual enforcement happens through Utah courts and law enforcement.

For both hosts and guests, this is where written communication and clear end dates matter. If things are heading toward an overstay problem, document every message in the platform and consider speaking with a Utah attorney early before a simple booking turns into a contested occupancy fight.

Use this at-a-glance checklist to lower your risk of disputes on Airbnb, Vrbo, or similar platforms in Utah.

Before Booking or Listing

• Confirm that your Utah city and HOA actually allow short-term rentals.
• Read the full cancellation and refund policy, not just the headlines.
• Screenshot the listing description, house rules, and fee breakdown.
• As a host, clearly disclose parking, pet policies, cameras, and noise rules.

During the Stay

• Photograph the property on arrival and note any pre-existing issues.
• Keep all conversations in the platform’s messaging system.
• Save receipts for extra costs you may later claim or dispute.
• Address problems in writing right away, don’t wait until checkout.

After the Stay

• File any refund or damage request promptly through Airbnb or Vrbo.
• Attach photos, dates, and concise explanations to your report.
• If a host refuses to follow platform rules, escalate to customer support.
• For serious issues (fraud, illegal rentals, or safety hazards), consider contacting local Utah code enforcement or speaking with an attorney.