Utah Security Deposit Demand Letter
Direct answer
In Utah, the landlord must return the deposit within 30 calendar days or 5 business days (owner/agent failed the initial 30-day disposition duties; tenant must serve the form notice in § 57-17-3(3)-(4)). The deadline is measured from this trigger: 30 calendar days: after the day on which a renter vacates and returns possession of the rental property; 5 business days (owner/agent failed the initial 30-day disposition duties; tenant must serve the form notice in § 57-17-3(3)-(4)): after the day on which the tenant's statutory notice under § 57-17-3(3) is served. The verified state formula is if owner fails the 5-business-day cure after tenant notice: tenant may recover full deposit (if not timely returned), full prepaid rent (if not timely returned), and a $100 civil penalty; court awards costs and attorney fees to prevailing party only if opposing party acted in bad faith; tenant gets no relief under § 57-17-5 without serving the § 57-17-3(3) notice.
Key facts
| Deadline | 30 calendar days; trigger: after the day on which a renter vacates and returns possession of the rental property |
|---|---|
| Deadline (branch 2) | 5 business days (owner/agent failed the initial 30-day disposition duties; tenant must serve the form notice in § 57-17-3(3)-(4)); trigger: after the day on which the tenant's statutory notice under § 57-17-3(3) is served |
| Penalty formula | if owner fails the 5-business-day cure after tenant notice: tenant may recover full deposit (if not timely returned), full prepaid rent (if not timely returned), and a $100 civil penalty; court awards costs and attorney fees to prevailing party only if opposing party acted in bad faith; tenant gets no relief under § 57-17-5 without serving the § 57-17-3(3) notice |
| Bad faith required | No |
| Itemization required | Yes |
| Interest on deposit | No |
| Maximum deposit | No statewide statutory maximum for residential deposits under Chapter 57-17. |
| Forwarding address required | No |
| Small claims limit | $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102)) in Justice Court small claims / Utah Rules of Small Claims Procedure |
| Statute citation | Utah Code §§ 57-17-3, 57-17-5 |
Statute says
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; and (c) 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.
What this means
Read the deadline, trigger, and penalty together before sending a letter. Match the dates in your documents to the trigger listed above, then cite Utah Code §§ 57-17-3, 57-17-5 and request the deposit amount supported by your records.
Worked example
Use your actual deposit amount when you write the letter. For context, median rent in Utah is $1,496 according to U.S. Census Bureau QuickFacts, American Community Survey 2020-2024 5-Year Estimates data as of .
- Salt Lake County: $1,592
- Utah County: $1,541
- Davis County: $1,621
- Weber County: $1,379
Example demand basis: a deposit equal to the state median rent starts at $1,496 before applying the state formula: if owner fails the 5-business-day cure after tenant notice: tenant may recover full deposit (if not timely returned), full prepaid rent (if not timely returned), and a $100 civil penalty; court awards costs and attorney fees to prevailing party only if opposing party acted in bad faith; tenant gets no relief under § 57-17-5 without serving the § 57-17-3(3) notice.
County small claims courts
| County | Court and city | Limit | Filing fee | E-filing | Court link |
|---|---|---|---|---|---|
| Salt Lake | Salt Lake County Justice Courts, Salt Lake City | $20,000 | Confirm current filing and service fees with the justice court clerk. | Not verified | Court site |
| Utah | Utah County Justice Courts, Provo | $20,000 | Confirm current filing and service fees with the justice court clerk. | Not verified | Court site |
| Davis | Davis County Justice Courts, Farmington | $20,000 | Confirm current filing and service fees with the justice court clerk. | Not verified | Court site |
| Weber | Weber County Justice Court, Ogden | $20,000 | Confirm current filing and service fees with the justice court clerk. | Not verified | Court site |
Free Utah template, built from verified state data
I am requesting the return of my security deposit. The verified Utah data for this page lists a 30 calendar days or 5 business days (owner/agent failed the initial 30-day disposition duties; tenant must serve the form notice in § 57-17-3(3)-(4)) return window and cites Utah Code §§ 57-17-3, 57-17-5.
Before you send
- Collect your lease, deposit receipt, and move-in records.
- Save photos, videos, and messages about move-out condition.
- Write down the move-out date you can prove.
- Confirm the forwarding address you gave the landlord.
- Send by certified mail when appropriate, and keep a copy of the final letter and delivery proof.
When this letter will NOT work
- The dispute is not about return of a security deposit.
- You need urgent court relief instead of a demand letter.
- You cannot identify the landlord or property manager to contact.
- Your documents point to a different state or a different kind of claim.
Typical mistakes
- Sending a letter before organizing the documents that prove the timeline.
- Demanding an amount that does not match the payment records.
- Leaving out the forwarding address or preferred response method.
- Mixing repair complaints into a deposit letter without separating the issues.
FAQ
Does Salt Lake City have its own security deposit law?
No separate city security-deposit ordinance is listed in the verified data. Check the applicable Utah law and local rules.
Does West Valley City have its own security deposit law?
No separate city security-deposit ordinance is listed in the verified data. Check the applicable Utah law and local rules.
Does West Jordan have its own security deposit law?
No separate city security-deposit ordinance is listed in the verified data. Check the applicable Utah law and local rules.
Does Provo have its own security deposit law?
No separate city security-deposit ordinance is listed in the verified data. Check the applicable Utah law and local rules.
Can I use this if I do not know the exact deposit amount?
Use the amount shown in your lease, receipt, or move-in records. If records conflict, keep copies and avoid guessing in the letter.
Should I send evidence with the first letter?
Attach copies when they prove the basic facts, such as payment, move-out condition, forwarding address, or prior messages.
Can this page replace legal advice?
No. This page is self-help information for organizing a demand letter and checking the cited data before you act.
City data on this page currently includes Salt Lake City, West Valley City, West Jordan, Provo, St. George, Orem, Lehi, Sandy.
Tenant resources
- Utah Legal Serviceslegal aid in Salt Lake City, 801-328-8891
- Utah Courts - Refunding Renters' Depositscourt self help
- Utah Division of Consumer Protectionag consumer in Salt Lake City, 801-530-6601
- Utah Courts - Small Claimscourt self help