Utah Statewide Rule

Utah Fit Premises Act. Habitability and Repairs

Some RestrictionsApplies statewide across Utah (2026)

Key Facts

Core standard: Fit for human habitation; electrical, heating, plumbing, hot/cold water (57-22-3)
Corrective period: 3 calendar days (habitability) / 10 days (lease term) (57-22-6)
Repair-and-deduct cap: Two months' rent (57-22-6(4)(a)(ii))
Dangerous condition: Owner must start repair within 24 hours (57-22-6(3))
Notice: Written notice of deficient condition required first

Last verified: September 5, 2026

Summary

The Utah Fit Premises Act requires owners to keep rentals fit for human habitation, with working electrical, heating, plumbing, and hot and cold water (Utah Code 57-22-3, 57-22-4). After written notice and a 3-day corrective period, a renter may use rent-abatement or repair-and-deduct remedies (57-22-6).

57-22-4. Owner's duties. (1) To protect the physical health and safety of the ordinary renter, an owner: (a) may not rent the premises unless they are safe, sanitary, and fit for human occupancy; and (b) shall: (i) maintain common areas of the residential rental unit in a sanitary and safe condition; (ii) maintain electrical systems, plumbing, heating, and hot and cold water; (iii) maintain any air conditioning system in an operable condition; (iv) maintain other appliances and facilities as specifically contracted in the rental agreement; and (v) for buildings containing more than two residential rental units, provide and maintain appropriate receptacles for garbage and other waste and arrange for its removal, except to the extent that the renter and owner otherwise agree.

View official code

Full Breakdown

Utah Code 57-22-3(1) requires each owner to 'maintain that unit in a condition fit for human habitation,' and that '[e]ach residential rental unit shall have electrical systems, heating, plumbing, and hot and cold water.' Section 57-22-4 adds that an owner 'may not rent the premises unless they are safe, sanitary, and fit for human occupancy' and must maintain common areas, plumbing, heating, hot/cold water, and any air conditioning. Under 57-22-6, a renter who gives written notice of a deficient condition and waits out the corrective period (three calendar days for habitability, 10 days for a lease term) may choose rent abatement or repair-and-deduct, the latter capped at two months' rent. A dangerous condition requires repair to begin within 24 hours.

Violations & Penalties

No specific statutory penalty. If the owner fails to act in the corrective period, the renter may abate rent and terminate, or repair and deduct up to two months' rent; courts may award damages plus costs and attorney fees (Utah Code 57-22-6).

Frequently Asked Questions

What must a Utah landlord provide to keep a rental habitable?

Under Utah Code 57-22-3 and 57-22-4, the unit must be safe, sanitary, and fit for human occupancy, with working electrical systems, heating, plumbing, and hot and cold water, plus maintained common areas and any contracted air conditioning.

Can a Utah tenant withhold rent or repair and deduct?

Yes, after following 57-22-6: give written notice of the deficient condition, wait the corrective period (three calendar days for habitability), then either abate rent and terminate or repair and deduct the cost from rent, up to two months' rent.

How fast must a Utah landlord fix a dangerous condition?

Under 57-22-6(3), after notice of a dangerous condition that risks loss of life or significant harm, the owner must commence remedial action within 24 hours and diligently pursue it to completion.

Sources

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