Water rights in Utah have always been legally separate from land ownership, but new regulations, conservation mandates, and municipal restrictions are tightening how those rights can be used. Property owners now have to think about water the same way they think about zoning or utility hookups.

This guide covers the major updates shaping the future of water use in Utah, including:

• New statewide water-allocation and usage rules
• HOA irrigation and landscaping restrictions
• Water-rights transfers in real estate sales
• Enforcement and oversight by Utah’s Division of Water Resources

Utah has expanded local and regional authority to limit outdoor watering, set usage baselines, and require water-efficient landscaping in new developments. These rules generally fall into three categories:

These rules may affect homeowners, landlords, HOAs, and developers differently depending on local water-district guidelines and city conservation plans.

HOAs across Utah are adopting stricter policies to comply with city and county conservation plans. Boards are being pushed to reduce decorative turf and bring irrigation systems in line with new water-use standards.

Common HOA and community changes include:

• Limits on turf grass in new or renovated yards
• Required conversion to drip systems in common areas
• Seasonal watering restrictions tied to municipal orders
• Fines or warnings for over-watering, visible runoff, or broken sprinklers

Under Utah law, HOAs generally have authority to enforce these rules as long as they do not conflict with local codes or state statutes. Homeowners should review both city ordinances and HOA governing documents before making major landscaping decisions.

A key point many buyers misunderstand: water rights do not automatically transfer with land in Utah. Instead, water must be specifically conveyed and documented.

A valid transfer usually requires:

• Written conveyance of the water right or water shares
• Recording with the county where the property or right is located
• Filing with the Utah Division of Water Rights when required

Recent regulatory updates encourage more transparency in real estate listings by pushing brokers and sellers to clearly disclose whether the property includes water rights, water shares, or access to irrigation companies. Buyers should confirm any claimed rights through official records, not just listing descriptions or verbal statements.

The Division of Water Resources works with the Division of Water Rights and local water districts to ensure compliance with Utah’s water-use framework. Their authority continues to expand as conservation becomes a statewide priority.

In practice, this enforcement role can include:

• Audits of secondary-water usage and system efficiency
• Investigations into improper water diversions or unauthorized uses
• Oversight of conservation requirements for local governments and districts
• Coordination of large-scale water-supply and drought-response plans

Property owners who violate watering restrictions or operate without proper rights may face warnings, fines, or administrative actions depending on the severity and frequency of violations.

Table: How the New Rules Affect Different Utah Property Types

Quick Reference Sheet: Utah Water-Use Rules at a Glance

• Water rights ≠ land ownership. Rights must be separately transferred and recorded.
• Cities can set strict watering limits. Schedules, seasonal bans, and metered billing are now common.
• Secondary water is increasingly metered. Expect usage-based billing instead of flat fees.
• HOAs must follow city conservation plans. Boards can fine members for noncompliance.
• Real estate sales must disclose water rights. Buyers should confirm any rights through official records.
• State enforcement is expanding. Divisions may investigate improper use or unlawful diversions.