Utah's rule on getting a security deposit back turns on a feature the national template does not capture: The cap is No statewide cap. The return deadline is 30 days after surrender of possession / termination, or 15 days after receipt of the tenant’s new address if later, with an itemized list of deductions. Interest: No statewide interest requirement. The controlling authority is Utah Code §§ 57-17-1 to 57-17-5. Wrongful withholding can support damages of the deposit amount plus a $100 penalty and possible attorney fees under § 57-17-3.
Key takeaways
- Maximum deposit: No statewide cap
- Return deadline: 30 days after surrender of possession / termination, or 15 days after receipt of the tenant’s new address if later, with an itemized list of deductions
- Interest: No statewide interest requirement.
- Penalties: Wrongful withholding can support damages of the deposit amount plus a $100 penalty and possible attorney fees under § 57-17-3.
- Primary authority: Utah Code §§ 57-17-1 to 57-17-5.
Worked example under Utah law
The illustration below uses only rules already stated for Utah. It is a research hypothetical, not a prediction of what a court will do.
A residential tenant moves out of a Utah rental and the landlord has not returned the deposit.
- Check the cap that applied when the deposit was collected: No statewide cap.
- Calendar the return deadline: 30 days after surrender of possession / termination, or 15 days after receipt of the tenant’s new address if later, with an itemized list of deductions
- Interest, if any: No statewide interest requirement.
- If the landlord keeps money without the required accounting: Wrongful withholding can support damages of the deposit amount plus a $100 penalty and possible attorney fees under § 57-17-3.
Utah does not cap residential deposits statewide. Landlords must return deposits with itemization within 30 days (or 15 days after receiving a forwarding address). Small claims is the usual forum.
Deposit limits in Utah
No statewide cap
When the deposit must be returned
30 days after surrender of possession / termination, or 15 days after receipt of the tenant’s new address if later, with an itemized list of deductions
Interest and accounting
No statewide interest requirement.
Penalties for wrongful withholding
Wrongful withholding can support damages of the deposit amount plus a $100 penalty and possible attorney fees under § 57-17-3.
Practical process for tenants and landlords
Utah does not cap residential deposits statewide. Landlords must return deposits with itemization within 30 days (or 15 days after receiving a forwarding address). Small claims is the usual forum.
Document the unit with dated photos or video at move-in and move-out, keep the lease and any inspection checklist, and send a dated written demand if the deadline passes without a lawful accounting.
Related Utah guides
Case law: security deposits in Utah
RICHARD BARTON ENTERPRISES, INC., a California Corporation, Dba California Packaging, and Richard Barton
…,000, covering the first and last months’ rent and a $3,000 security deposit. Barton also paid an additional $3,000 as earnest money for an option to purchase the entire budding. The terms of the earnest money agreement were expressly incorporated into the lease. The lease provided, “[T]he ‘Earnest Money Receipt and Offer to Lease’ dated November 21, 1991, shall be attached to…
RICHARD BARTON ENTERPRISES, INC., a California Corporation, Dba California Packaging, and Richard Barton is worth reading on Utah security deposits because the court put the point in its own words: "Barton also paid an additional $3,000 as earnest money for an option to purchase the entire budding. The terms of the earnest money agreement were expressly incorporated into the lease." Use that passage as the starting point, then read the facts that precede it.
Lolita PENTECOST, Plaintiff and Appellant, v. M.W. HARWARD and John Does I Through III, Defendants and Respondents
…he rental of the apartment and had paid a small amount as a security deposit, but had not signed a lease or paid the rent. Harward further alleged that “out of compassion” he had permitted plaintiff and her children to remain in the apartment after they had moved in, but that she had “failed or refused” to pay rent and that he “lawfully” retained plaintiff’s personal property “…
On security deposits, Lolita PENTECOST, Plaintiff and Appellant, v. M.W. HARWARD and John Does I Through III, Defendants and Respondents speaks to the Utah dispute in this passage: "he rental of the apartment and had paid a small amount as a security deposit, but had not signed a lease or paid the rent. Harward further alleged that “out of compassion” he had permitted plaintiff and her children to remain in the apartment after they had moved in, but that she" The surrounding opinion shows how the court applied that language to the record.
McCLEVE PROPERTIES, LLC, Plaintiff, Appellee, and Cross-Appellant, v. D. RAY HULT FAMILY LTD. PARTNERSHIP and D. Ray
…imated its total damages, including "(1) interest on tenant security deposits, (2) closing costs, (8) cash flow payments, (4) amortization benefits, (5) income taxes paid, and (6) attorneys' fees," at $144,000. The court "granted [MeClevel's damages for (1) interest on security deposits, (2) closing costs, (8) income taxes paid, and (4) attorney's fees," which amounted to an aw…
On security deposits, McCLEVE PROPERTIES, LLC, Plaintiff, Appellee, and Cross-Appellant, v. D. RAY HULT FAMILY LTD. PARTNERSHIP and D. Ray speaks to the Utah dispute in this passage: "imated its total damages, including '(1) interest on tenant security deposits, (2) closing costs, (8) cash flow payments, (4) amortization benefits, (5) income taxes paid, and (6) attorneys' fees,' at $144,000. The court 'granted [MeClevel's damages for (1) interest on security d" The surrounding opinion shows how the court applied that language to the record.
Capozzoli v. Madden
Capozzoli v. Madden, 561 P.3d 727 (2024)
…r landlord. The landlord told them that he would keep their security deposit and that they could stay as long as needed. ¶14 At this point, Capozzoli realized that it “was not going to be as simple as [Madden] filing an insurance claim,” so she asked the Restoration Company to stop further mitigation and restoration work. Capozzoli paid the Restoration Company $1,511.83 for the…
Utah opinions such as Capozzoli v. Madden are cited where security deposits is disputed. The court stated: "The landlord told them that he would keep their security deposit and that they could stay as long as needed." That is the language to brief; the rest of the decision supplies the procedural posture.
John K. CROWLEY, Plaintiff and Appellant, v. Chris BLACK, Defendant and Appellee
…ges for lost rent, but credited Defendant with $925 for his security deposit In total, the court awarded $4679.26 in damages to Plaintiff. T 4 At the end of trial, the court stated that "[Plaintiff] certainly did not prevail to the total amount" requested. Thus, the court found that there was no prevailing party and declined to grant attorney fees. The court did, however, award…
John K. CROWLEY, Plaintiff and Appellant, v. Chris BLACK, Defendant and Appellee is worth reading on Utah security deposits because the court put the point in its own words: "Defendant with $925 for his security deposit In total, the court awarded $4679.26 in damages to Plaintiff. T 4 At the end of trial, the court stated that '[Plaintiff] certainly did not prevail to the total amount' requested." Use that passage as the starting point, then read the facts that precede it.
IOTA LLC and California Benefit Inc., Appellees, v. DAVCO MANAGEMENT COMPANY LC and David Fisher, Appellants
…s company, Davco, has knowingly and wrongfully retained the security deposits and has failed to deliver those amounts to Iota ... to apply towards Plaintiffs’ debt obligations. The district court found Davco Management and Fisher in contempt and entered judgment against both in the sum of $116,025.02, which included the amount of the withheld rents and other revenues as well as…
Practitioners open IOTA LLC and California Benefit Inc., Appellees, v. DAVCO MANAGEMENT COMPANY LC and David Fisher, Appellants when Utah security deposits turns on the distinction in this sentence: "Davco, has knowingly and wrongfully retained the security deposits and has failed to deliver those amounts to Iota ... to apply towards Plaintiffs’ debt obligations." Do not lift it out of the facts the court was deciding.
IOTA, LLC, a Utah Limited Liability Company; And California Benefit, Inc., a California Corporation, Plaintiffs and
…), granting a security interest in the property, rents, and security deposits. ¶ 3 In connection with the purchase, Daveo requested profit and loss statements for the apartment complexes (the financial information). In advance of closing, Plaintiffs provided Daveo with financial information for January 2005 through May 2006. Daveo contends that this information was inaccurate b…
Practitioners open IOTA, LLC, a Utah Limited Liability Company; And California Benefit, Inc., a California Corporation, Plaintiffs and when Utah security deposits turns on the distinction in this sentence: "In connection with the purchase, Daveo requested profit and loss statements for the apartment complexes (the financial information). In advance of closing, Plaintiffs provided Daveo with financial information for January 2005 through May 2006." Do not lift it out of the facts the court was deciding.
Frequently asked questions
How much can a landlord charge for a security deposit in Utah?
No statewide cap
How long does a landlord have to return my deposit?
30 days after surrender of possession / termination, or 15 days after receipt of the tenant’s new address if later, with an itemized list of deductions
What if my landlord keeps the deposit without an itemized list?
Wrongful withholding can support damages of the deposit amount plus a $100 penalty and possible attorney fees under § 57-17-3.
This guide covers Utah residential security-deposit law as of 2026. Commercial leases and local ordinances can differ — verify the statute that applies to your unit.