How long does a landlord have to make repairs in Utah?

Section 57-22-6(1)(a)(i) gives the owner a corrective period of three calendar days for a standard of habitability. That clock starts when your landlord receives written notice — which is why how you send it matters.

Can I withhold rent or repair it myself in Utah?

Utah allows repair-and-deduct within limits: under § 57-22-6(4)(a)(ii) the deduction may not exceed two months' rent. You must give written notice first, and the statutory waiting period must pass before you act.

Can my landlord retaliate if I ask for repairs in Utah?

Utah has no statutory anti-retaliation provision for repair requests. That does not make retaliation acceptable, but it does mean the statute gives you no presumption to rely on — document everything and consider speaking with a local legal aid office before escalating.

Do I have to put a repair request in writing in Utah?

Yes — and it is the single most important step. Under Utah Code § 57-22-6, the landlord's obligations and your remedies run from written notice. A text message or a phone call generally leaves you arguing about whether and when your landlord was told.

Utah landlord repair laws

What your landlord is required to fix, how long they have once you put it in writing, and what Utah law lets you do if they don't.

The deadline

3 days after written notice

Section 57-22-6(1)(a)(i) gives the owner a corrective period of three calendar days for a standard of habitability.

Utah Code § 57-22-3, § 57-22-4 · Utah Code § 57-22-6

What your landlord must maintain

Under Utah Code § 57-22-3, § 57-22-4, a landlord must maintain a residential rental unit in a condition fit for human habitation, with electrical systems, heating, plumbing, and hot and cold water.

Conditions the statute covers

✓No hot or cold running water
✓No working heat
✓Electrical system not working or unsafe
✓Plumbing not working
✓Sewage backup or unsanitary conditions
✓Structural problem making the unit unsafe
✓Roof or plumbing leak causing damage
✓Infestation making the unit unfit
✓A condition risking imminent loss of life or significant physical harm

What you can do about it

Once written notice has been given and the statutory period has passed, you may the renter remedies in § 57-22-6(4) and, after the corrective period expires, an action under § 57-22-6(5) in which the court may award damages in addition to the elected remedy, and may award costs and reasonable attorney fees to the prevailing party.

Repair-and-deduct limit: under § 57-22-6(4)(a)(ii) the deduction may not exceed two months' rent. (Shown for a $1,500 monthly rent where the limit depends on rent.)

One thing to know before you escalate

Utah has no statutory anti-retaliation protection for repair requests. Most states create a presumption that punishes a landlord who retaliates; Utah does not. That is worth weighing honestly before you act, and it is worth documenting everything you send and receive.

Limits and exceptions

The renter remedies are available only to a renter in compliance with § 57-22-5. Attorney-fee shifting under § 57-22-6(7) runs to the prevailing party, which means it can run against a renter who does not prevail.

Put it in writing — the way the statute expects

We'll write your notice citing Utah Code § 57-22-3, § 57-22-4, the deadline it gives your landlord, and what happens if they miss it. Free to generate and download. If you want it sent USPS Certified Mail with tracking, we do that too.

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Common questions

How long does a landlord have to make repairs in Utah?: Section 57-22-6(1)(a)(i) gives the owner a corrective period of three calendar days for a standard of habitability. That clock starts when your landlord receives written notice — which is why how you send it matters.
Can I withhold rent or repair it myself in Utah?: Utah allows repair-and-deduct within limits: under § 57-22-6(4)(a)(ii) the deduction may not exceed two months' rent. You must give written notice first, and the statutory waiting period must pass before you act.
Can my landlord retaliate if I ask for repairs in Utah?: Utah has no statutory anti-retaliation provision for repair requests. That does not make retaliation acceptable, but it does mean the statute gives you no presumption to rely on — document everything and consider speaking with a local legal aid office before escalating.
Do I have to put a repair request in writing in Utah?: Yes — and it is the single most important step. Under Utah Code § 57-22-6, the landlord's obligations and your remedies run from written notice. A text message or a phone call generally leaves you arguing about whether and when your landlord was told.

Moving out of this Utah rental?

Utah gives your landlord 30 days to return your security deposit under Utah Code §§ 57-17-3, 57-17-5. See the deposit rules →

Other Utah tenant rights

Landlords who get one of these wrong often get another wrong too.

Utah security deposit lawHow long your landlord has to return it, and what they owe if they don't.Utah rent late fee lawsWhat a landlord may charge for late rent, and when they may charge it.Utah landlord entry lawsHow much notice your landlord owes you before letting themselves in.

Repair laws in other states

These rules change at the state line. Every page is checked against that state's own published statute.

How this page was checked

Read from the source. Every deadline, cap and penalty here was taken from Utah's published statute text — the statute, session law or administrative code itself.
No legal-information websites. Commercial summaries were used only to find a provision, never as authority for it. An automated check fails our build if any state we serve cites a secondary source.
Locked against drift. The verified figures are pinned by regression tests, so a later edit cannot quietly change a deadline or a penalty.
Last verified August 11, 2026. Laws change — confirm the current text before relying on it.

General information, not legal advice. We are not a law firm.

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