State law · statute quotes
Utah security deposit laws for landlords and property managers
The words of Utah's security deposit statute on each topic, quoted verbatim with pinpoint citations and links to the official source. No summaries, no interpretation.
Reviewed by Mark Shvaya, licensed California real estate broker (DRE #02243502), who uses ProFlow360 in a rental portfolio Mark manages
Last reviewed
Quoted on this page
- Deposit limit
- Returning the deposit
- Itemized statement
- Inspections and condition reports
- Photographs
- Normal wear and tear
- Interest
- Wrongful withholding
Utah Code § 57-17-1 · Utah Code § 57-17-2 · Utah Code § 57-17-3 · Utah Code § 57-17-5
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What this page covers
Utah's residential security deposit provisions quoted here come from Utah Code § 57-17-1, Utah Code § 57-17-2, Utah Code § 57-17-3, Utah Code § 57-17-5. Below are the statute's own words on 4 topics, each with a pinpoint citation and a link to the official text. This page does not summarize or interpret the law.
What does Utah law say about returning the deposit?
No later than 30 days after the day on which a renter vacates and returns possession of a rental property to the owner or the owner's agent, the owner or the owner's agent shall mail or deliver to the renter at the renter's last known address or electronically to the renter by a means provided to the owner or owner's agent by the renter: (a)the balance of any deposit; (b)the balance of any prepaid rent
What does Utah law say about an itemized statement of deductions?
if the owner or the owner's agent made any deductions from the deposit or prepaid rent, a written notice that itemizes and explains the reason for each deduction.
How does Utah law refer to normal wear and tear?
Upon termination of a tenancy, the owner or the owner's agent may apply property or money held as a deposit toward the payment of rent, damages to the premises beyond reasonable wear and tear, other costs and fees provided for in the contract, or cleaning of the unit.
What does Utah law say about wrongful withholding?
If an owner or the owner's agent fails to comply with the requirements described in Subsection 57-17-3(5), the renter may: (a) recover from the owner: (i) if the owner or the owner's agent failed to timely return the balance of the renter's deposit, the full deposit; ... and (iii) a civil penalty of $100 ... A renter is not entitled to relief under this section if the renter fails to serve a notice in accordance with Subsection 57-17-3(3).
Not quoted on this page
deposit limit, inspections and condition reports, photographs, interest. That does not mean Utah law is silent on them; other sections or local rules may apply. Read the full statute.
Has Utah's security deposit law changed recently?
From our review of the official history notes: § 57-17-3 current version effective 5/7/2025 (Amended by Chapter 275, 2025 General Session). § 57-17-5 current version effective 7/1/2024 (Amended by Chapter 401, 2023 General Session). The 2025 text permits electronic delivery 'by a means provided to the owner or owner's agent by the renter'; prior wording not compared.
How does ProFlow360 help you document a Utah tenancy?
ProFlow360 records and organizes inspection evidence; it does not tell you what the statute requires or allows. What it records, for any state:
- Move-in, routine, pre-move-out and move-out inspections with photos timestamped at capture.
- Each move-out photo beside its move-in match, filed under the tenancy.
- Itemized lines with your classification, the amount you entered, and the estimate or invoice attached.
- An issued record that is sealed, shared by a link that expires and can be revoked.
Do this in ProFlow360
Keep the photos, the call and the invoice on the same line
Every deduction line carries the move-in and move-out photos, your classification and its documents, so the record can be followed by someone who was not there.
Kitchen · counter burn, left of range
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MI-21 · Jul 12, 2024
MO-29 · Sep 30, 2026Security deposit statutes in nearby states
Sources
- 1.Utah Code § 57-17-1: Return or explanation of retainage upon termination of tenancy.
- 2.Utah Code § 57-17-2: Non-refundable deposit -- Written notice required.
- 3.Utah Code § 57-17-3: Deductions from deposit -- Written itemization -- Time for return. (Effective 5/7/2025)
- 4.Utah Code § 57-17-5: Failure to return deposit or prepaid rent or to give required notice -- Recovery of deposit, penalty, costs, and attorney fees. (Effective 7/1/2024)
Sources checked October 16, 2026.
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