Utah law has no single “smart device” statute, but several existing rules apply. Under Utah’s landlord-tenant laws and electronic surveillance statutes, landlords must ensure any devices, especially those with cameras, microphones, or data tracking are used transparently and lawfully.

Consent and notice. A landlord cannot secretly monitor or record tenants. Under Utah Code §76-9-402 and §78B-6-814, unauthorized recording in a private dwelling can violate criminal privacy laws.

Access rules. Even if devices like smart locks are installed for security, landlords may only access them for lawful reasons such as maintenance or emergencies, with proper notice as required under Utah’s landlord-tenant act.

Data control. When devices collect usage data, landlords must protect that information from unauthorized sharing or exposure. Failing to secure data could lead to liability under broader privacy and consumer-protection laws.

Tenants have a clear expectation of privacy in their homes. Even if a smart camera is in a common area, such as a shared entryway, tenants should be informed about it in writing. Installing or activating surveillance devices inside occupied living spaces like bedrooms, bathrooms, or private living rooms is off-limits without consent.

For example, a Utah landlord who installs smart security cameras in a duplex’s hallway might comply with the law if tenants are notified, but installing the same camera inside an occupied unit without approval could trigger serious legal trouble.

When tenants move in or out, clarity about devices is essential. Landlords should disclose any pre-installed smart devices, including how they’re controlled and who manages the data. At move-out, devices should be reset to factory settings, removing all personal information, codes, and linked accounts from previous occupants.

A best practice is to list all smart devices and their control methods in the lease agreement, who can access them, who manages the data, and what happens when tenancy ends.

Smart devices often connect through cloud services or third-party apps. If a data breach exposes tenant information, a landlord could face potential liability depending on the level of negligence. Under Utah’s consumer-protection framework, businesses including landlords collecting digital data have an implied duty to handle personal information responsibly.

Landlords can reduce risks by:

• Using secure, reputable platforms.
• Restricting access credentials.
• Resetting devices between tenants.
• Being transparent about what data is collected and who sees it.