Utah Security Deposit Statute Guide

Utah Code Section 57-17-3

Section 57-17-3 says the owner or owner's agent may apply deposit money to rent, damage beyond reasonable wear and tear, other contract-authorized costs and fees, or cleaning of the unit.

It also requires the owner or agent to mail or deliver the deposit balance, prepaid-rent balance, and written itemized notice no later than 30 days after the renter vacates and returns possession.

The statutory notice step

After the 30-day deadline is missed, the renter may serve Utah's statutory notice requiring deposit disposition. That notice should identify the parties, the date the renter vacated, the owner's failure to comply, and the address where the owner may send the required refund and notice.

The notice gives the owner 5 business days after service to comply. Keep the notice, proof of service, and any response.

Utah Code Section 57-17-5

Section 57-17-5 is the remedy section. If the owner still fails to comply after the statutory notice path, the renter may recover the full deposit, the full prepaid rent, and a civil penalty of $100.

That is why the notice matters. Utah does not treat the $100 remedy as a shortcut around the statutory notice. The renter should handle the notice carefully before relying on the stronger remedy language.

Bad-faith fees

Utah also provides that, in an action under the remedy section, the court shall award costs and attorney fees to the prevailing party if the court determines the opposing party acted in bad faith.

The useful public-facing takeaway is simple: keep the timeline and paperwork clean. Bad-faith fee issues belong in court, but a clear written record helps the renter show what happened.

Official sources

• Utah Code Chapter 17 - Residential Renters' Deposits
• Utah Code Section 57-17-5
• Utah Courts - Tenant's Notice to Provide Deposit Disposition

Source reviewed: April 2026.

Related Utah pages

• Utah law explained
• Utah deadline guide
• Demand-letter guide
• Evidence checklist