Pop. 47,341 · Utah County
Eagle Mountain enforces weed abatement. Utah Noxious Weed Act (Utah Code §4-17-101) applies statewide. County weed boards enforce.
Eagle Mountain has significant water constraints — 90% of residential water is used for irrigation. The city has a tiered water shortage management plan. Eagle Mountain is eligible for turf replacement rebates. Outdoor private water features (fountains, ponds) are prohibited in new construction.
Tree trimming on private property in Eagle Mountain is generally unrestricted. Street and right-of-way trees require city approval. Eagle Mountain's Stormwater program may have requirements for tree maintenance in drainage easements.
Carports in Eagle Mountain are regulated as accessory structures under EMMC Chapter 17.25 (Residential Zones). Prefabricated metal carports are prohibited in front yards in residential zones. Accessory buildings 200 square feet or smaller without electrical, plumbing, or mechanical service do not need a city building permit but must still meet zoning standards (setbacks, height, lot coverage) in EMMC 17.25.040. Larger carports, or any carport with utilities, require a building permit through Eagle Mountain's Building Division and must comply with the Utah Residential Code as adopted.
Eagle Mountain follows Utah County shed permit thresholds. Sheds under 200 sq ft generally require only a zoning compliance check. Larger sheds require a building permit. All structures must comply with residential zone setbacks.
Eagle Mountain EMMC Chapter 17.70 allows ADUs in owner-occupied single-family homes. Owner must occupy the primary unit or ADU. ADU occupants must be related by blood/marriage/adoption or no more than 2 unrelated individuals. Short-term rental prohibited. Architectural compatibility required.
Garage conversions to living space in Eagle Mountain require a building permit and must meet residential code standards. Converting to an ADU triggers EMMC Chapter 17.70 requirements including owner occupancy and architectural compatibility.
Utah Code §10-9a-530 and §17-27a-526 authorize internal ADUs statewide. Tiny homes on foundations are dwellings; tiny homes on wheels (THOW) are typically classified as RVs and cannot be permanent residences in Provo or Orem.
Eagle Mountain Municipal Code does not impose a stand-alone liability insurance requirement on short-term rental operators. STR operators are governed by EMMC Chapter 3.40 (Transient Room Tax), Chapter 5.05 (Business Licenses), and Chapter 17.65 (Home Businesses), none of which mandate a specific insurance limit. Utah Code 10-8-85.4 leaves STR business licensing and operational rules to local governments, and Eagle Mountain has not adopted a city-set insurance minimum. Hosting platforms and lenders typically require their own coverage, which most operators carry voluntarily.
Eagle Mountain Municipal Code (EMMC) Chapter 3.40 defines a short-term rental as a public transient facility offering sleeping accommodations or temporary living arrangements for fewer than 30 consecutive days, but does not impose a numeric occupancy cap (maximum guests or persons per bedroom) for short-term rentals. Operators must obtain a city business license under EMMC Chapter 5.05 and remit Eagle Mountain's transient room tax. Utah Code 10-8-85.4 limits how Utah cities may regulate STR listings, but does not impose a statewide occupancy cap.
Commercial vehicles and RVs are prohibited on residential streets for more than 24 hours under Eagle Mountain's code. STR properties must provide adequate off-street parking. HOA communities may impose stricter requirements.
STR operators in Eagle Mountain must collect Utah state sales tax (4.85%) and Utah County Transient Room Tax (6%). Total STR tax burden is approximately 10–12%.
Eagle Mountain's ADU code (Chapter 17.70) defines Internal ADUs as long-term rentals (30+ days). Short-term rental of IADUs is prohibited. Utah HB 217 limits outright STR bans in residential zones. STR operators must comply with city licensing requirements.
STR guests in Eagle Mountain must comply with EMMC Chapter 8.15 noise rules. Quiet hours begin at 9 PM. Violations are Class B misdemeanors. Hosts are responsible for guest compliance.
Eagle Mountain follows Utah state open burning rules. Burns require coordination with the Fire Chief. Red/Yellow air action days prohibit all burning. Utah DAQ enforces with fines up to $150.
Eagle Mountain prohibits fireworks throughout most of the city. A restriction map (updated annually) shows limited permitted zones. Smith Ranch Park prohibits fireworks on July 24. Fireworks in most of the city are illegal — residents should check the interactive map.
Eagle Mountain allows residential fire pits per Utah fire code standards. Maximum 3-foot fuel area diameter, 2-foot flame height, 25-foot clearance from structures. Spark arrestor required. Air quality must be verified before any fire.
Utah County requires defensible space in WUI areas along the Wasatch foothills. Provo, Orem, and unincorporated hillside communities enforce 30-foot non-combustible zones. Utah Code §65A-8 wildland fire provisions apply.
Utah County enforces wildfire-hazard-area defensible space under Utah Code §65A-8-203 and the Utah Wildland Urban Interface Code, with mandatory 30-foot clearance, Class A/B roofing in mapped WUI zones along the Wasatch Front, and closed-fire restrictions issued annually by the state forester.
Utah Code 53-7-301 et seq. and Utah Administrative Rule R710-6 give the State Fire Marshal exclusive authority over liquefied petroleum gas, adopting NFPA 58 statewide for tank installation, storage, certification, and operator licensing.
Utah state law prohibits breed-specific legislation. Eagle Mountain cannot ban or restrict specific dog breeds. Dangerous dog designations are behavior-based under Title 6.
Eagle Mountain Chapter 6.10 (Animal Zoning Regulations) and Chapter 17.85 govern animal-related land uses. Beekeeping in residential zones is subject to zoning requirements. Utah Code §4-2-103 requires UDAF registration.
Eagle Mountain EMMC Chapter 6.05 requires dogs to be on a leash, confined in a vehicle, or within the owner's property at all times. Animals at large are a violation. Utah County Sheriff provides animal control services.
Eagle Mountain's animal control and zoning codes restrict keeping exotic or wild animals. Utah Admin Code R657-3 governs exotic species. Permits may be required from Utah Division of Wildlife Resources.
Eagle Mountain may allow backyard chickens with limits. Roosters typically banned in residential areas. Livestock requires agricultural zoning.
Utah Admin. Code R657-3 and Utah County nuisance ordinances prohibit intentional feeding of big game (deer, elk, moose) and predators (bears, cougars). Violations are Class B misdemeanors under Utah Code §23-13-14.
Home-based businesses in Eagle Mountain must comply with EMMC Chapter 17.25 residential zone use requirements and city business licensing. Low-intensity home occupations are generally permitted by right; higher-intensity uses require a conditional use permit.
Home occupations in Eagle Mountain must not generate customer traffic or visible business activity in residential zones. HOA communities impose additional restrictions. Higher-traffic businesses require a CUP or commercial zone.
Home businesses in Eagle Mountain residential zones are limited to minimal or no exterior signage. Commercial signage is not permitted in residential zones. A sign permit is required for any exterior sign exceeding residential allowances.
Utah's Home Consumption and Homemade Food Act (UT §4-5-9.5) is one of the most permissive cottage food laws in the U.S. with no revenue cap and no registration for most shelf-stable foods sold direct-to-consumer.
Utah Code §26B-2-404 licenses in-home daycare. Utah County permits residential daycare as a home occupation; larger operations (9+ kids) need a conditional use permit under Provo and Orem zoning.
Eagle Mountain EMMC Chapter 6.05 requires animals to be maintained so as to eliminate excessive noise. Barking dog complaints are handled by the Utah County Sheriff's Office at (801) 794-3970. Noise violations carry Class B misdemeanor penalties.
Eagle Mountain's noise ordinance (EMMC 8.15) restricts construction-related noise. Quiet hours begin at 9 PM. Ordinary daytime construction activities are generally permitted under the 2024 amendment allowing activities exceeding 65 dB. Permits available for after-hours work.
Eagle Mountain Municipal Code Chapter 8.15 governs noise. Quiet hours begin at 9 PM. Sound plainly audible beyond the property boundary or audible 15 feet from a device constitutes a violation. A 2024 amendment (Ord. O-52-2024) allows exceeding 65 dB during certain daytime hours for ordinary activities.
Utah County regulates amplified music under general noise ordinances. Provo City Code §9.06 and Orem City Code §9-3 govern sound. Special event permits required for amplified outdoor events. Utah Code §76-9-102 applies.
Utah County has no leaf blower-specific ban. General noise ordinance limits apply during quiet hours. Gas-powered blowers widely used across Provo, Orem, and Wasatch Front neighborhoods year-round.
Aircraft noise in Utah is regulated almost entirely by the Federal Aviation Administration under federal law. Utah Code Title 72 Chapter 10 (Aeronautics Act) recognizes federal supremacy, and municipalities cannot impose flight-path or in-air noise limits.
Eagle Mountain expressly prohibits commercial vehicles from being parked on lots or parcels within residential zones. Commercial vehicles on residential streets are limited to 24 hours. Heavy trucks and fleet vehicles may not be stored in residential areas.
Eagle Mountain requires off-street parking per zoning standards. ADU applications must include a site/parking plan. Driveways must maintain clear vision areas at intersections.
Eagle Mountain prohibits recreational vehicles, trailers, and trucks on public streets in residential zones for more than 24 hours. Commercial vehicles are banned from residential lots entirely. On-site HOA CC&Rs often add further restrictions.
Eagle Mountain prohibits leaving any vehicle on a public street for more than 72 hours without moving it. Commercial vehicles, RVs, and trailers are limited to 24 hours on residential streets. Current registration required.
Utah Code §41-6a-1405 defines abandoned vehicles as those left on public property 48+ hours or on private property without consent. Provo Code §9.45.100 and Orem Code §10-5 authorize tagging and towing after notice.
Provo bans overnight street parking from 3 AM to 5 AM year-round (Provo Code §9.45.050). Orem and unincorporated Utah County restrict overnight parking during snow season. Vehicles may be ticketed or towed.
Utah County cities follow the 2021 International Building Code with Utah amendments requiring EV-ready parking in new multifamily construction. Residential Level 2 installations need a Utah-licensed electrician and an electrical permit.
Eagle Mountain EMMC 17.60.120 limits front yard fences to 4 feet. Side and rear yard fences and wing fencing may be up to 6 feet. Corner lot clear-vision fences are limited. Ranches Parkway properties require 'Monterey Gray' wood fence.
Eagle Mountain follows Utah general property law for shared boundary fences. Utah Code §17-15-3 provides fence viewers. The city encourages surveying before fence installation. No specific cost-sharing ordinance.
Eagle Mountain requires a fence permit or authorization via city site plan approval for all fences and walls. Residents should confirm property line locations before building. Contact Eagle Mountain Planning for permit applications.
Utah adopts IRC Appendix G requiring pool barriers at least 48 inches tall with self-closing, self-latching gates for all residential pools, spas, and hot tubs. Non-compliance triggers immediate correction orders in Provo and Orem.
Retaining walls over 4 feet (measured from footing bottom to top) require a building permit and engineered drawings in Provo, Orem, and unincorporated Utah County. Walls with surcharge loads need permits at any height.
Utah County and its cities regulate fence materials by zone. Provo City Code §14.34 and Orem City Code §22-14-15 specify approved materials. Wood, vinyl, wrought iron standard. Barbed wire prohibited residential.
All pools in Eagle Mountain require a building permit and must comply with IRC barrier standards and the Virginia Graeme Baker Act. Commercial/public pools require Utah County Health Department approval.
Above-ground pools in Eagle Mountain require a building permit and must meet the same barrier and safety requirements as in-ground pools. The pool wall may serve as the barrier if it meets the 48-inch minimum. Note the one-fill-per-year water conservation rule.
Eagle Mountain requires a building permit for swimming pools. IRC barrier standards require a minimum 48-inch (4-foot) fence around the pool. Gates must be self-closing and self-latching. Contact Eagle Mountain Building for permits.
Utah County requires electrical permits for 240V hot tub installations. A locking safety cover meeting ASTM F1346 typically satisfies barrier rules under IRC Appendix G, adopted via Utah Code §15A-3-202.
Utah County requires building permits for all in-ground pools and above-ground pools over 24 inches deep. Provo, Orem, and county inspections cover electrical, plumbing, and barriers. IBC 2021 adopted by Utah.
Eagle Mountain enforces a juvenile curfew for minors under 17. Nighttime curfew hours typically run 11 PM to 6 AM on school nights with later weekend hours.
Utah County parks and trails close at 10 PM and reopen at 6 AM per Utah County Code Title 8. Provo parks close at 11 PM, Orem parks at 10:30 PM. After-hours presence is a class C misdemeanor under Utah Code §76-6-206.
Eagle Mountain participates in NFIP and enforces FEMA flood zone development standards. The Stormwater Department manages drainage and flood control. SWPPP required for construction disturbing 1+ acres. Stormwater system must only receive clean runoff.
Utah County requires a grading permit for excavation or fill over 50 cubic yards or any grading on slopes over 30 percent, per the Land Use Ordinance and IBC Appendix J. Drainage cannot be redirected onto adjacent parcels. Wasatch foothill sites face stricter geotechnical review.
Utah County requires an approved erosion and sediment control plan before any grading or construction activity, with Wasatch Front foothill sites facing stricter slope stabilization rules. Silt fence, wattles, and stabilized construction entrances are standard. County inspectors can halt work for uncontrolled sediment.
Utah County enforces stormwater management under its MS4 permit with UDEQ, requiring Stormwater Pollution Prevention Plans (SWPPP) for land disturbance over 1 acre. Provo and Orem operate separate MS4 programs. Utah Lake watershed protection is a priority given ongoing algal bloom concerns.
Utah County has no ocean coastline but regulates development near Utah Lake, the Provo and Spanish Fork Rivers, and Jordanelle Reservoir tributaries. Shoreline buffers, floodplain restrictions, and US Army Corps §404 wetland permits apply near Utah Lake, a sovereign lake managed by the Utah Division of Forestry, Fire & State Lands.
Utah County food trucks require reciprocal permits under Utah Code §11-56-103. Utah County Health Department food permit mandatory. Provo Mobile Vendor license required. Statewide portability recent.
Utah County cities designate food truck vending zones subject to Utah Code §11-56 state reciprocity. Provo allows mobile food with restrictions near brick-and-mortar. Orem has downtown Center Street zones.
Utah County cities maintain no-knock registries. Provo and Orem both operate opt-out lists. Posted signs carry legal weight. Utah Code §76-6-206 trespass enforcement applies to ignored signs.
Utah County cities require solicitor permits. Provo City Code §5.40 mandates permit and BCI background check. Orem City Code §5-10 similar. 9 AM to sundown hours. LDS missionaries exempt.
Provo limits residential garage sales to 3 per calendar year per property under §14.34.020. Orem caps at 4 sales per year per §14-8-5. Exceeding limits triggers home occupation zoning rules.
Provo §14.34.020 limits garage sale hours to 7 AM to 8 PM. Orem §14-8-5 allows 8 AM to 8 PM. Sunday sales are permitted countywide though LDS cultural norms mean Saturday is dominant in Utah County.
Utah County does not require garage sale permits in unincorporated areas. Provo and Orem allow sales without permits but limit frequency and signs. Most Utah County jurisdictions are permit-free for residential sales.
Utah County has no general private-property tree permit. Provo requires permits for street trees under §12.16 and trees in parks. Orem §13-14 regulates public trees. Private removal is unrestricted except for heritage trees.
Provo §12.16.070 requires 2:1 replacement for permitted street tree removals. Orem §13-14-5 requires 1:1 minimum. Replacement must use approved drought-tolerant species due to Wasatch Front drought conditions.
Provo Urban Forestry designates heritage trees under §12.16.050 based on species rarity, 24+ inch DBH, and historical significance. Removal requires City Council approval. Utah County has no unincorporated heritage program.
Utah Code §10-9a-511 and §17-27a-510 protect political sign display on private property, barring cities and counties from limiting them beyond reasonable time, place, and manner rules. Utah County, Provo, and Orem allow political signs with size limits and prohibit placement in public rights-of-way.
Utah County and Provo/Orem allow small temporary garage-sale signs (typically 4 sq ft) on private property and limited off-premises directional signs, but prohibit attachment to utility poles, traffic signs, and public property. Signs must be removed within 24 hours after the sale ends.
Utah County and Provo/Orem permit residential holiday decorations without a permit. Displays must not block sidewalks or sight triangles, must use outdoor-rated electrical equipment per NEC, and inflatables must be anchored. Noise-producing displays fall under standard quiet-hour rules.
Provo §9.28.030 requires sidewalk snow removal within 24 hours after snowfall ends. Orem §13-4-5 sets 24-hour rule. Critical in Utah County given heavy Wasatch snowfall and lake-effect storms from Utah Lake.
Provo Code §9.28 and Orem Code §8-2 require trash and recycling bins to be stored out of street view except on collection day. Bins may be placed curbside after 6 PM the day before pickup and retrieved by the end of pickup day.
Utah County and cities including Provo and Orem require vacant lot owners to control weeds and refuse under Utah Code §10-11-1, with specific noxious-weed control duties under the Utah Noxious Weed Act (§4-17-101) enforced by the Utah County Weed Department.
Utah County Land Use Ordinance and municipal nuisance codes in Provo and Orem prohibit blighted property conditions including deteriorated structures, accumulated junk, and overgrown weeds, authorizing abatement under Utah Code §10-11-1 et seq. with costs liened against the property.
Provo §8.05 and Orem §12-3 property maintenance codes require neat display during sales and same-day cleanup. Items cannot be left curbside between sale days. Blight citations apply after warnings.
Utah County and Provo/Orem prohibit outdoor lighting that casts more than 0.5 foot-candles at a residential property line. Complaints are investigated by code enforcement, and security floodlights aimed at neighbors are a top complaint category around BYU and UVU student housing.
Utah County's Land Use Ordinance Chapter 10 requires fully shielded, full-cutoff outdoor fixtures in most zones with lumen caps per acre and a 3000K max color temperature for residential areas. Utah is an international dark-sky leader with several nearby IDA-certified places driving regional standards.
Utah County has 1-2 state-licensed medical cannabis pharmacies permitted under strict zoning. Provo §14.34.300 and Orem §22-14 require 600 ft buffer from schools, churches, libraries, parks. Only 15 pharmacies statewide.
Home cannabis cultivation is PROHIBITED throughout Utah County even for medical patients. Utah Code §58-37-3.7 Qualified Patient Act allows only medical use from licensed pharmacies — not home grows. Recreational is a felony.
Utah County recreational drones follow FAA 49 USC §44809. FAA registration required over 0.55 lbs. Utah Code §72-14 restricts drones near wildfires. BYU, Provo Airport, Timpanogos Cave restricted airspace.
Utah County commercial drone operators require FAA Part 107 Remote Pilot Certificate. Real estate and construction photography common. Utah Code §63G-18 governs government drone use. Provo Airport airspace strict.
Utah County limits residential lot coverage to 40% in RA-1 zones per Title 8. Provo R1 allows 40% building coverage per §14.10.050. Orem R6.5 permits 40% per §22-5-6. Stormwater rules apply above threshold.
Utah County Land Use Ordinance Title 8 sets unincorporated setbacks at 30 ft front, 10 ft side, 30 ft rear for RA-1 zones. Provo Zoning §14.10 and Orem §22-5-3 regulate incorporated setbacks.
Utah County unincorporated residential zones cap building height at 35 ft per Title 8. Provo §14.10 and Orem §22-5-5 also set 35 ft residential limits. Foothill CE-1 zones restrict to 28 ft to protect mountain views.
Utah County cities require trash bins at curb with lids closed on pickup day. Provo City Code §8.08 and Orem City Code §8-2-8 require bins removed within 24 hours. 3 feet apart minimum.
Utah County cities offer opt-in curbside recycling. Provo biweekly pickup accepts paper, cardboard, plastics #1-#2, aluminum. Orem via Republic Services. Glass NOT accepted curbside; drop-off only.
Utah County cities offer bulk pickup via scheduling or cleanup weeks. Provo hosts spring cleanup. Orem offers on-call service. South County Landfill accepts self-haul. Hazmat excluded.
Utah County cities provide weekly curbside trash via municipal or contracted haulers. Provo Waste and Recycling runs weekly pickup. Orem uses Republic Services. Unincorporated areas contract private haulers.
Utah does not require just cause for evictions. Landlords follow Utah Code §78B-6-802 (unlawful detainer) with a 3-day notice for nonpayment or lease violation, or 15-day notice for no-cause month-to-month termination. Self-help evictions like lockouts are banned under §57-22-4.5.
Utah law preempts local rent control under Utah Code §10-8-85.4 and §17-50-335, which bar cities and counties from capping private rental rates. Utah County, Provo, and Orem therefore have no rent control, and landlords may raise rent to market rate with proper notice under Utah Code §78B-6-802.
Provo operates a mandatory Residential Rental Licensing program under PCC Chapter 6.26, with fee discounts for landlords completing Good Landlord training. Orem has a Rental Dwelling License under OCC §22-9. Utah County unincorporated areas do not have countywide rental registration but rely on state law.
Utah County requires combined building and electrical permits for rooftop PV systems, issued through expedited residential solar review. Utah Code §10-9a-305 bars unreasonable local restrictions, and Rocky Mountain Power administers net metering under Utah PSC rules. Fire setbacks follow IFC 2021 §1205.
Utah Solar Rights Act (§57-8a-801 through §57-8a-805) prohibits HOAs from banning rooftop solar panels. HOAs may impose reasonable aesthetic conditions but cannot reduce system efficiency by more than 20% or raise installed cost by more than 10%. Approval must issue within 60 days.
Utah Title 34 Chapter 40 establishes the state minimum wage and preempts local governments from enacting their own minimum wage ordinances.
Utah preempts local paid leave mandates through employment regulation provisions, leaving private-sector leave benefits to employer discretion or state law.
Utah preempts local predictive scheduling and fair workweek ordinances by reserving employment scheduling regulation to the state Legislature.
Utah recognizes both a concealed firearm permit under Title 53 Chapter 5 and permitless concealed carry for qualifying adults statewide, preempting local restrictions.
Utah Code 53-5a-102 broadly preempts local firearm regulation, reserving authority to the Legislature with limited exceptions for state property and government buildings.
Utah generally allows open carry of firearms by adults who may lawfully possess them, with local regulation preempted by Utah Code 53-5a-102.
Utah Code 76-10-505 and related sections govern carrying firearms in vehicles, allowing loaded carry by qualifying adults under permitless carry while preempting local rules.
Utah Code 63G-12-301 and following sections require private employers with 15 or more employees to use a status verification system such as E-Verify for new hires.
Utah Code 17-22-9.5 requires county sheriffs to cooperate with federal immigration authorities, effectively preempting sanctuary policies through HB 497 enforcement provisions.
Utah law supports agricultural zoning, greenbelt taxation, and Right to Farm protections that limit local restrictions on customary agricultural land uses.
Utah Code 78B-6-1101 protects established agricultural operations from nuisance lawsuits when surrounding land uses change toward residential development.
Utah Code 11-39-110 preempts local governments from regulating auxiliary containers including plastic bags, foam containers, and similar packaging items.
Utah Code 11-39-110 prevents local bans on polystyrene foam food containers by classifying them as preempted auxiliary containers under state law.
Utah Code 11-39-110 preempts local regulation of plastic straws and similar single-use service items as auxiliary containers under state law.
Utah Code 76-10-104 prohibits sale, furnishing, or provision of tobacco and electronic cigarettes to anyone under 21 years of age statewide.
Utah restricts flavored electronic cigarette products outside specialty tobacco retailers, regulating where minors-prohibited flavored vapes may lawfully be sold.
Utah regulates vape retailers under Title 26B and Title 59, requiring licensing, age verification, and compliance with state nicotine and flavor restrictions.