Utah Small Claims Court for a Security Deposit
Limits: $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102) only). Court: Justice Court small claims / Utah Rules of Small Claims Procedure. Limitation period listed in our state data: 4 years. Filing fees vary by county; service costs may be extra. See the table. E-filing verified in 0/33 counties. Typical demand-letter response window: 30 days.
County court coverage and fees
33 listed counties · E-filing: Yes 0, No 0, Not verified 33
Deposit return deadlines
- 30 calendar days after the day on which a renter vacates and returns possession of the rental property.
- 5 business days after the day on which the tenant's statutory notice under § 57-17-3(3) is served. owner/agent failed the initial 30-day disposition duties; tenant must serve the form notice in § 57-17-3(3)-(4).
From a letter to court
- Send an Utah security deposit demand letter stating the deposit amount supported by your records.
- Before you file: review the deposit return deadlines above and allow the typical response window of 30 days after your letter.
- Time limit to sue in Utah: 4 years.
- Check the court's filing instructions. Keep your lease, payment records, photos, letter, and proof of delivery ready.
How to file
Forms: Court forms and filing information
File online: Yes
Attorneys allowed: Yes
Free Utah template, built from verified state data
I rented [rental property address] from [lease start date] to [move-out date]. I paid a security deposit of $[amount]. I returned the keys on [date] and gave you my forwarding address in writing on [date]. Under Utah law (Utah Code §§ 57-17-3, 57-17-5), a landlord must return the deposit or send a written, itemized list of deductions within 30 calendar days after the day on which a renter vacates and returns possession of the rental property.
Key facts
| Small claims limit | $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102) only) |
|---|---|
| Court | Justice Court small claims / Utah Rules of Small Claims Procedure |
| Limitation period listed in our state data | 4 years |
| Bad faith required | No |
| Itemization required | Yes |
What you can recover
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.
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 | Statewide filing fee: Confirm current filing and service fees with the justice court clerk. | Not verified | Official court website Court page check not recorded |
| Utah | Utah County Justice Courts, Provo | $20,000 | Statewide filing fee: Confirm current filing and service fees with the justice court clerk. | Not verified | Official court website Court page check not recorded |
| Davis | Davis County Justice Courts, Farmington | $20,000 | Statewide filing fee: Confirm current filing and service fees with the justice court clerk. | Not verified | Official court website Court page check not recorded |
| Weber | Weber County Justice Court, Ogden | $20,000 | Statewide filing fee: Confirm current filing and service fees with the justice court clerk. | Not verified | Official court website Court page check not recorded |
| Beaver County | Beaver County Justice Court, Beaver | $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102) only) | Statewide filing fee: Set by the court; call the clerk or check the court page. | Not verified | State court directory Court page checked 2026-09-20 |
| Box Elder County | Box Elder County Justice Court, Brigham City | $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102) only) | Statewide filing fee: Set by the court; call the clerk or check the court page. | Not verified | State court directory Court page checked 2026-09-20 |
| Cache County | First District Court - Cache County, Logan | $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102) only) | Statewide filing fee: Set by the court; call the clerk or check the court page. | Not verified | State court directory Court page checked 2026-09-20 |
| Carbon County | Carbon County Justice Court, Price | $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102) only) | Statewide filing fee: Set by the court; call the clerk or check the court page. | Not verified | State court directory Court page checked 2026-09-20 |
| Daggett County | Daggett County Justice Court, Manila | $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102) only) | Statewide filing fee: Set by the court; call the clerk or check the court page. | Not verified | State court directory Court page checked 2026-09-20 |
| Davis County | Davis County Justice Court, Farmington | $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102) only) | Statewide filing fee: Set by the court; call the clerk or check the court page. | Not verified | State court directory Court page checked 2026-09-20 |
| Duchesne County | Duchesne County Justice Court, Duchesne | $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102) only) | Statewide filing fee: Set by the court; call the clerk or check the court page. | Not verified | State court directory Court page checked 2026-09-20 |
| Emery County | Emery County Justice Court, Castle Dale | $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102) only) | Statewide filing fee: Set by the court; call the clerk or check the court page. | Not verified | State court directory Court page checked 2026-09-20 |
| Garfield County | Garfield County Justice Court, Panguitch | $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102) only) | Statewide filing fee: Set by the court; call the clerk or check the court page. | Not verified | State court directory Court page checked 2026-09-20 |
| Grand County | Grand County Justice Court, Moab | $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102) only) | Statewide filing fee: Set by the court; call the clerk or check the court page. | Not verified | State court directory Court page checked 2026-09-20 |
| Iron County | Iron County Justice Court, Cedar City | $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102) only) | Statewide filing fee: Set by the court; call the clerk or check the court page. | Not verified | State court directory Court page checked 2026-09-20 |
| Juab County | Juab County Justice Court, Nephi | $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102) only) | Statewide filing fee: Set by the court; call the clerk or check the court page. | Not verified | State court directory Court page checked 2026-09-20 |
| Kane County | Kane County Justice Court, Kanab | $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102) only) | Statewide filing fee: Set by the court; call the clerk or check the court page. | Not verified | State court directory Court page checked 2026-09-20 |
| Millard County | Millard County Justice Court, Fillmore | $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102) only) | Statewide filing fee: Set by the court; call the clerk or check the court page. | Not verified | State court directory Court page checked 2026-09-20 |
| Morgan County | Morgan County Justice Court, Morgan | $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102) only) | Statewide filing fee: Set by the court; call the clerk or check the court page. | Not verified | State court directory Court page checked 2026-09-20 |
| Piute County | Piute County Justice Court, Junction | $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102) only) | Statewide filing fee: Set by the court; call the clerk or check the court page. | Not verified | State court directory Court page checked 2026-09-20 |
| Rich County | Rich County Justice Court, Randolph | $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102) only) | Statewide filing fee: Set by the court; call the clerk or check the court page. | Not verified | State court directory Court page checked 2026-09-20 |
| Salt Lake County | Salt Lake City Justice Court, Salt Lake City | $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102) only) | Statewide filing fee: Set by the court; call the clerk or check the court page. | Not verified | State court directory Court page checked 2026-09-20 |
| San Juan County | San Juan County Justice Court, Monticello | $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102) only) | Statewide filing fee: Set by the court; call the clerk or check the court page. | Not verified | State court directory Court page checked 2026-09-20 |
| Sanpete County | Sanpete County Justice Court, Manti | $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102) only) | Statewide filing fee: Set by the court; call the clerk or check the court page. | Not verified | State court directory Court page checked 2026-09-20 |
| Sevier County | Sevier County Justice Court, Richfield | $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102) only) | Statewide filing fee: Set by the court; call the clerk or check the court page. | Not verified | State court directory Court page checked 2026-09-20 |
| Summit County | Summit County Justice Court, Park City | $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102) only) | Statewide filing fee: Set by the court; call the clerk or check the court page. | Not verified | State court directory Court page checked 2026-09-20 |
| Tooele County | Tooele County Justice Court, Tooele | $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102) only) | Statewide filing fee: Set by the court; call the clerk or check the court page. | Not verified | State court directory Court page checked 2026-09-20 |
| Uintah County | Uintah County Justice Court, Vernal | $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102) only) | Statewide filing fee: Set by the court; call the clerk or check the court page. | Not verified | State court directory Court page checked 2026-09-20 |
| Utah County | Utah County Justice Court, Provo | $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102) only) | Statewide filing fee: Set by the court; call the clerk or check the court page. | Not verified | State court directory Court page checked 2026-09-20 |
| Wasatch County | Wasatch County Justice Court, Heber City | $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102) only) | Statewide filing fee: Set by the court; call the clerk or check the court page. | Not verified | State court directory Court page checked 2026-09-20 |
| Washington County | Washington County Justice Court, St. George | $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102) only) | Statewide filing fee: Set by the court; call the clerk or check the court page. | Not verified | State court directory Court page checked 2026-09-20 |
| Wayne County | Wayne County Justice Court, Loa | $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102) only) | Statewide filing fee: Set by the court; call the clerk or check the court page. | Not verified | State court directory Court page checked 2026-09-20 |
| Weber County | Roy Municipal Justice Court, Roy | $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102) only) | Statewide filing fee: Set by the court; call the clerk or check the court page. | Not verified | Court website (shared directory, not county-specific) Checked against a shared court directory, not a county page |
Detailed guides for 33 counties
- Salt Lake
- Utah
- Davis
- Weber
- Beaver County
- Box Elder County
- Cache County
- Carbon County
- Daggett County
- Davis County
- Duchesne County
- Emery County
- Garfield County
- Grand County
- Iron County
- Juab County
- Kane County
- Millard County
- Morgan County
- Piute County
- Rich County
- Salt Lake County
- San Juan County
- Sanpete County
- Sevier County
- Summit County
- Tooele County
- Uintah County
- Utah County
- Wasatch County
- Washington County
- Wayne County
- Weber County
Statute says
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; (ii) if the owner or the owner's agent failed to timely return the balance of the renter's prepaid rent, the full amount of the prepaid rent; and (iii) a civil penalty of $100.
What this means
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
FAQ
What is the small claims limit in Utah?
$20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102) only)
What is the statute of limitations?
Limitation period listed in our state data: 4 years.
Can I recover more than my deposit?
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.
Which court handles the claim?
Justice Court small claims / Utah Rules of Small Claims Procedure
Should I send a demand letter first?
First listed deposit return deadline: 30 calendar days after the day on which a renter vacates and returns possession of the rental property. Typical response window after a demand letter: 30 days.