State brief·Updated May 29, 2026

Utah Eviction Risk: Low

Utah spans 333 covered cities across 29 counties, with a statewide composite of 2.7/10 (low). Scores range 0.8 to 4.3 across cities, and the share of income spent on rent, political climate, and statute weighting drive most of the variance.

Counties29all tracked

Cities333covered

Census tracts716scored

Population3.3Mstate total

Highest county4.3Salt Lake County

Lowest county0.8Rich County

Statewide rent capNoneNo statewide cap

Utah's statewide average is 3.8/10; within the state, scores run from a 1.5 floor up to 5.1 in Midvale and South Salt Lake, with Carbon County the highest-scoring county at 4.4. That places Utah 41st of 51 states, well inside the Low-risk tier.

How Utah ranks nationally

Lower number means more extreme, where #1 is the most

Eviction risk score

Very Low

#43 of 51 states 2.7 / 10

#43 of 51 states for landlord eviction risk.

Cost of living

Elevated

#21 of 51 states 98.9 index

#21 of 51 states on overall cost of living (1.1% cheaper than the U.S. avg).

Housing services cost

Elevated

#15 of 51 states 107.8 index

#15 of 51 states on housing services (7.8% more expensive than the U.S. avg).

Income spent on rent

Very Low

#42 of 51 states 26.3% of income

#42 of 51 states on % of income spent on rent.

Landlord guides for Utah

State-specific playbooks

Utah Eviction Costs →

Filing fees, attorney fees, lost rent, sheriff lockout

Utah Eviction Process →

Step-by-step timeline, notices, statute cites

Utah Rent Control →

Statewide caps, local ordinances, just-cause

Utah Tenant Screening →

Five-point protocol, legal rules, protected classes

Utah Tenant Protections →

Just cause, retaliation, habitability, entry

All 29 counties

Sorted by Eviction Risk Score

Map view

	County↕	Population↕	Risk↕	% of income on rent↕	Avg rent↕
01	Salt Lake County Pop 1.19M · 29.3% income · $1,664 rent	1.19M	3.5	29.3%	$1,664
02	Weber County Pop 261,037 · 28.5% income · $1,478 rent	261,037	3.2	28.5%	$1,478
03	Davis County Pop 368,627 · 28.9% income · $1,669 rent	368,627	2.6	28.9%	$1,669
04	Tooele County Pop 70,464 · 24.5% income · $1,299 rent	70,464	2.5	24.5%	$1,299
05	Carbon County Pop 18,148 · 30.5% income · $894 rent	18,148	2.3	30.5%	$894
06	Cache County Pop 144,453 · 27.1% income · $1,263 rent	144,453	2.3	27.1%	$1,263
07	Utah County Pop 700,012 · 27.4% income · $1,676 rent	700,012	2.2	27.4%	$1,676
08	Grand County Pop 6,832 · 31.5% income · $969 rent	6,832	2.2	31.5%	$969
09	Wasatch County Pop 30,763 · 28.3% income · $2,161 rent	30,763	2.1	28.3%	$2,161
10	Summit County Pop 34,897 · 24.6% income · $2,387 rent	34,897	2.0	24.6%	$2,387
11	San Juan County Pop 7,382 · 24.2% income · $933 rent	7,382	2.0	24.2%	$933
12	Uintah County Pop 20,682 · 25.7% income · $985 rent	20,682	2.0	25.7%	$985
13	Emery County Pop 8,259 · 26.1% income · $720 rent	8,259	1.9	26.1%	$720
14	Box Elder County Pop 42,101 · 26.5% income · $1,143 rent	42,101	1.9	26.5%	$1,143
15	Daggett County Pop 423 · 22.2% income · $979 rent	423	1.9	22.2%	$979

	County↕	Population↕	Risk↕	% of income on rent↕	Avg rent↕
16	Millard County Pop 7,236 · 32.5% income · $946 rent	7,236	1.8	32.5%	$946
17	Sanpete County Pop 26,446 · 28.7% income · $991 rent	26,446	1.7	28.7%	$991
18	Kane County Pop 7,905 · 29.4% income · $975 rent	7,905	1.7	29.4%	$975
19	Duchesne County Pop 10,839 · 23.4% income · $1,023 rent	10,839	1.7	23.4%	$1,023
20	Sevier County Pop 20,272 · 24.9% income · $884 rent	20,272	1.6	24.9%	$884
21	Garfield County Pop 3,583 · 20.3% income · $1,026 rent	3,583	1.6	20.3%	$1,026
22	Washington County Pop 192,077 · 33.0% income · $1,558 rent	192,077	1.6	33.0%	$1,558
23	Juab County Pop 10,642 · 21.4% income · $979 rent	10,642	1.6	21.4%	$979
24	Wayne County Pop 1,009 · 14.9% income · $948 rent	1,009	1.5	14.9%	$948
25	Beaver County Pop 6,101 · 21.8% income · $995 rent	6,101	1.4	21.8%	$995
26	Piute County Pop 2,696 · 20.3% income · $915 rent	2,696	1.4	20.3%	$915
27	Morgan County Pop 10,514 · 22.5% income · $1,492 rent	10,514	1.4	22.5%	$1,492
28	Iron County Pop 51,485 · 31.6% income · $1,070 rent	51,485	1.3	31.6%	$1,070
29	Rich County Pop 2,162 · 17.7% income · $683 rent	2,162	1.2	17.7%	$683

Highest-risk cities in Utah

Sorted by Eviction Risk Score · highest first

Map view

	City↕	Population↕	Risk score↕
01	South Salt Lake Pop 26,352	26,352	4.3
02	Herriman Pop 59,346	59,346	4.2
03	Midvale Pop 35,989	35,989	4.1
04	Taylorsville Pop 58,678	58,678	4.0
05	Murray Pop 50,188	50,188	4.0
06	Vineyard Pop 14,446	14,446	4.0
07	Millcreek Pop 63,648	63,648	3.9
08	Draper Pop 50,278	50,278	3.9
09	West Haven Pop 21,563	21,563	3.9
10	Bluffdale Pop 18,797	18,797	3.9
11	Salt Lake City Pop 208,007	208,007	3.7
12	Riverton Pop 45,457	45,457	3.6
13	Farr West Pop 7,952	7,952	3.6
14	West Valley City Pop 138,437	138,437	3.5
15	Cottonwood Heights Pop 32,828	32,828	3.5
16	Magna metro Pop 30,031	30,031	3.5
17	Riverdale Pop 9,279	9,279	3.5
18	Kearns metro Pop 37,696	37,696	3.4
19	North Salt Lake Pop 23,474	23,474	3.4
20	Ogden Pop 87,413	87,413	3.3
21	South Jordan Pop 82,686	82,686	3.3
22	Holladay Pop 31,099	31,099	3.3
23	Pleasant View Pop 11,217	11,217	3.3
24	White City metro Pop 5,669	5,669	3.3

Statewide heatmap

Click any city for the breakdown

Cost of living in Utah

BEA Regional Price Parities 2024 · US=100

Utah is 21st of 51 states for expensive overall (1.1% cheaper than the U.S. average). For housing services, it ranks #15 of 51 states, the single biggest driver of rent-to-income ratio statewide.

vs. neighbors & U.S. average

By basket of goods

Peer states

Same Census region, closest by Eviction Risk Score

Utah eviction rules at a glance

Quick-reference card for landlords and tenants

Notice requirement

See state statute; varies by lease type

Court filing fee

See county clerk; varies

Statewide rent cap

None · No statewide cap

Landlord-risk tier

Low · Eviction Risk Score 2.7/10

Statewide rules

What every Utah landlord operates under.

Utah presents a generally favorable environment for landlords, reflected in its low average eviction-risk score of 3.8/10. This score, calculated across 333 cities, places the state firmly in the "low risk" tier for operators. If you're evaluating Utah as a market to expand into, hold existing units, or consider exiting, the data suggests a relatively stable operational climate, particularly when compared to higher-risk states. However, a statewide average doesn't tell the full story. Specific city-level nuances, legal adherence, and process efficiency will dictate your actual experience. The state's legal framework generally favors landlords, offering clear, established procedures without many of the tenant-protective overlays seen in other regions. Understanding these specifics, from notice periods to the actual cost and time involved in an eviction, is critical for any operator. While the overall outlook is positive, vigilance and strict adherence to protocol remain essential to avoid costly errors and maximize returns.

Utah's legal framework for landlords

Utah's landlord-tenant relationship is primarily governed by Utah Code § 57-17 for deposits and § 78B-6-801 et seq. for forcible entry and detainer, commonly known as evictions. These statutes define the rights and responsibilities of both parties. For non-payment of rent, landlords can issue a 3-day pay-or-quit notice. This is a relatively short period, giving landlords a quick path to legal action if rent isn't paid. No-cause terminations require a 15-day notice, which is also a reasonable timeframe compared to other states that demand 30 or even 60 days. Crucially, Utah has no statewide just-cause eviction requirements. This means landlords are not required to provide a specific "just cause" (like lease violation or owner move-in) to terminate a tenancy after the lease term expires, provided proper notice is given. This offers significant flexibility for portfolio management. There are no statewide source-of-income protections, meaning landlords are not obligated to accept tenants who rely on housing vouchers or other non-wage income. This allows for greater discretion in tenant selection. Security deposits have no statutory cap, offering flexibility in setting deposit amounts. However, landlords must return the deposit within 30 days of the tenant vacating, and no statutory interest is required on these deposits. The Fair Housing Agency for the state is the Utah Antidiscrimination & Labor Division, which handles discrimination complaints.

Where landlords have it easiest vs. hardest in Utah

While the statewide average is low, specific cities present varying levels of risk. The top metros by population show a range: Salt Lake City, with a population of 208,007, registers a score of 4.7/10, making it the highest-risk major city. West Valley City (pop 138,437) is at 3.6/10, and Orem (pop 97,182) is at 3.9/10. These larger urban centers generally have more complex tenant populations and potentially more active tenant advocacy. Conversely, cities like St. George eviction risk (pop 101,995) and Provo (pop 114,766) offer lower risk, scoring 2.1/10 and 2.5/10 respectively. West Jordan (pop 116,692) is also favorable at 2.8/10, as is Sandy (pop 94,291) at 2.4/10. These numbers suggest that while high-population areas tend to carry more risk, it's not a universal rule. St. George, a growing metro, still maintains a very landlord-friendly environment. The highest-risk cities, generally smaller communities or enclaves, include Copperton metro, South Salt Lake eviction risk, and Midvale eviction risk, all scoring 5.1/10. Granite and West Bountiful follow at 4.9/10. These areas represent pockets where operational risk is notably higher. On the other end, the lowest-risk cities, ideal for landlords, are Laketown, Newcastle, and Wanship, all at 1.5/10. Avon and Cache are close behind at 1.6/10. These are typically very small, rural communities where landlord-tenant disputes are rare and enforcement is straightforward. Operators should always consult the All-US eviction risk heatmap for granular data.

The eviction process step-by-step in Utah

The Utah eviction process, formally known as Forcible Entry and Detainer, follows a predictable sequence.

Notice to Quit/Comply: The first step is serving the tenant with the appropriate notice. For non-payment, this is a 3-day pay-or-quit notice. For lease violations, it's typically a 3-day notice to comply or quit. For no-cause termination of a month-to-month tenancy, it's a 15-day notice. Proper service is critical and often requires a sheriff or process server.
Filing the Complaint: If the tenant fails to comply with the notice, the landlord files a "Summons and Complaint for Unlawful Detainer" with the appropriate district court. This officially initiates the legal process.
Service of Summons and Complaint: The tenant must be formally served with the Summons and Complaint. This can be done by a sheriff or process server. The tenant typically has 3 days to file an answer with the court.
Hearing: If the tenant files an answer, a hearing is scheduled. This hearing can occur relatively quickly, often within 10-20 days of the tenant's answer. If the tenant does not answer, the landlord can request a default judgment.
Judgment and Writ of Restitution: If the court rules in favor of the landlord, a judgment for possession is issued. The landlord then requests a "Writ of Restitution," which is the court order authorizing the sheriff to remove the tenant.
Lockout: The sheriff will serve the Writ of Restitution, typically giving the tenant 3 days to vacate. If the tenant remains, the sheriff will physically remove them and restore possession to the landlord.

This process is generally efficient compared to other states. For a detailed breakdown, refer to the Utah eviction process step-by-step guide.

What landlords actually pay (and how long it takes)

Eviction costs in Utah can range significantly, but typically fall between $500 and $2,500 for an uncontested case. This includes court filing fees (around $300-$400), process server fees ($75-$150 per attempt), and attorney fees (hourly rates, often $200-$400/hour, or flat fees for evictions). Contested cases, where tenants actively defend, will push these costs higher, potentially into the $3,000-$5,000+ range, especially with multiple court appearances or motions. The timeline for an uncontested eviction in Utah can be as short as 2-4 weeks from notice to lockout. This assumes prompt action by the landlord, quick court scheduling, and no tenant delays.

Notice period: 3 days (non-payment) to 15 days (no-cause).
Filing and service: 3-7 days.
Tenant answer period: 3 days.
Hearing and judgment (if contested): 10-20 days post-answer. Default judgment is faster.
Writ of Restitution and lockout: 3-5 days after judgment.

A contested eviction can stretch to 6-8 weeks or longer if continuances are granted or complex legal issues arise. It is critical to account for these potential delays and costs when underwriting properties. For more specifics on these figures, see Utah eviction costs.

Utah screening, lease, and deposit playbook

Effective screening is your primary defense against eviction. In Utah, you can screen for credit history, criminal background (with limitations on certain old or non-violent offenses), rental history, and income verification. Do not screen based on protected classes, which include race, color, religion, sex, national origin, familial status, and disability, as per federal Fair Housing Act and the Utah Antidiscrimination & Labor Division. While there's no statewide source-of-income protection, be consistent in your application of income requirements. A consistent screening protocol is key. Your lease agreement should be robust. Include clauses for:

Late fees: Clearly state the amount and when they apply. Utah law allows for reasonable late fees.
Maintenance responsibilities: Define what the tenant is responsible for (e.g., lightbulbs, minor repairs) vs. the landlord.
Pet policies: If allowing pets, specify fees, deposits, and any breed/weight restrictions.
Subletting: Prohibit or require written landlord consent.
Notice requirements: Reiterate the 3-day pay-or-quit and 15-day no-cause termination.
Security deposit disposition: Outline conditions for deductions and the 30-day return window.

Regarding security deposits, Utah has no statutory cap, offering flexibility. However, landlords must return the deposit within 30 days of the tenant vacating the property and providing a forwarding address. If deductions are made for damages beyond normal wear and tear, a written itemized statement must be provided to the tenant. Failure to comply can result in the landlord forfeiting the right to withhold any portion of the deposit and potentially owing the tenant double the amount wrongfully withheld. Review Utah security deposit rules carefully.

Common landlord mistakes in Utah

Operators often make avoidable mistakes that prolong evictions or lead to legal trouble.

Improper notice service: This is a frequent error. Notices must be served correctly (e.g., personally, by certified mail, or by posting and mailing) and contain the exact information required by statute. Incorrect service invalidates the notice and forces a restart.
Self-help evictions: Never change locks, shut off utilities, or remove a tenant's belongings without a Writ of Restitution from the court. This is illegal and can lead to significant penalties.
Failure to properly handle security deposits: Not returning a deposit within 30 days or failing to provide an itemized list of deductions can result in owing the tenant double the amount. Document everything with move-in/move-out checklists and photos.
Discrimination: Even without statewide source-of-income protection, federal and state fair housing laws apply. Treat all applicants and tenants consistently. Avoid asking questions about protected characteristics.
Ignoring lease terms: Landlords sometimes fail to enforce lease clauses consistently (e.g., allowing late rent repeatedly without consequence). This can weaken your position in court.
Lack of documentation: Maintain thorough records of all communications, notices, payments, maintenance requests, and property condition. "He said, she said" rarely wins in court.

Utah eviction FAQs

Question? Can I evict a tenant in Utah without a reason?

Yes, for month-to-month tenancies, Utah does not require a "just cause" for termination. You must provide a 15-day notice to vacate. For fixed-term leases, you generally need a lease violation or the lease must have expired.

Question? How long does an eviction take in Utah?

An uncontested eviction in Utah can take as little as 2-4 weeks from notice to lockout. Contested cases will take longer, typically 6-8 weeks or more, depending on court dockets and tenant actions.

Question? What is the notice period for non-payment of rent in Utah?

For non-payment of rent, Utah requires a 3-day pay-or-quit notice. If the tenant does not pay or vacate within 3 days, you can proceed with filing an eviction lawsuit.

Question? Is there rent control in Utah?

No, there are no statewide rent control laws in Utah. Landlords are generally free to set and increase rent as market conditions dictate, provided proper notice is given for increases (typically 15 days for month-to-month tenancies).

Question? What happens if I make a mistake during the eviction process?

Errors in the eviction process, such as improper notice or service, can lead to delays, dismissal of your case, and financial penalties. You may have to restart the process, incurring additional costs and lost rent. Consult with an attorney if unsure.

Question? Can I keep a security deposit for normal wear and tear in Utah?

No. Landlords can only deduct for damages beyond "normal wear and tear." This includes things like large holes in walls, broken fixtures, or excessive dirt. Minor scuffs, fading paint, or worn carpet are generally considered normal wear and tear.

Utah Code 10-8-85.5 preempts municipal rent control. Utah Code 57-21 (Utah Fair Housing Act) does not include source-of-income protection. SB 60 (2024) attempted to add SOI but was withdrawn. Salt Lake City eviction risk's 2019 Housing Plan SoI strategy was nullified at the state level. Risk patterns: Salt Lake City eviction risk 6-7 (filing volume + 78B-6 triple damages), Provo eviction risk and Orem eviction risk 5-6 (BYU dynamics), Ogden eviction risk 6, St. George eviction risk 6 (retiree boom + rent-to-income ratio), Park City 7 (resort-rent-to-income ratio), rural 3-4.

Among its peer states, Utah's 3.8/10 sits in the middle of the pack. It runs just below Arizona at 4 and is essentially level with Montana at 3.8, while carrying more risk than Alaska at 3.6, Idaho at 3.4, and Wyoming at 2.7. For a landlord weighing the Mountain West, Utah offers a Low-risk profile with no just-cause rule and statewide preemption of rent control.

Nationally, Utah ranks 41st of 51 states, placing it firmly in the landlord-friendly end of the spectrum.

Reviewed by the NextGen Properties Research Team. Statute and fee data current as of April 17, 2026. Risk scores derive from ACS 2023 5-year estimates, county court timelines, and 2024 county presidential margins.

Frequently asked

Frequently asked questions about Utah eviction risk

Is Utah a landlord-friendly state?

Yes. Utah scores 3.8/10 for landlord eviction risk, a Low tier that ranks 41st of 51 states nationally. There is no just-cause eviction requirement and state law preempts local rent control.

How long does an eviction take in Utah?

An uncontested eviction typically runs 21 to 45 days, while a contested case can take 45 to 120 days. The process starts with a 3-day pay-or-quit notice, then a complaint, summons, court hearing, and a writ of possession.

Is rent control allowed in Utah?

No. Utah state law preempts local rent control, so no county or city can cap rents. This statewide preemption is one reason Utah sits in the Low-risk tier at 3.8/10.

How much does an eviction cost in Utah?

Court filing fees run $360.00 to $460.00, sheriff lockout fees add $50.00 to $175.00, and attorney fees range from $750.00 to $3,500.00 depending on whether the case is contested.

Does Utah require just cause to evict a tenant?

No. Utah does not require just cause. For a no-cause end of term, landlords serve a 30-day notice; non-payment and lease violations each use a 3-day notice under Utah Code 78B-6-801 et seq.

Does Utah protect tenants from source-of-income discrimination?

No. Utah does not protect source of income, so landlords are not required to accept housing vouchers. Fair housing matters are handled by the Utah Antidiscrimination & Labor Division.

Which Utah counties and cities have the highest eviction risk?

Carbon County leads counties at 4.4/10, followed by Davis County at 4.2/10 and Salt Lake County at 4.1/10. Among cities, Midvale and South Salt Lake tie highest at 5.1/10.

Which Utah cities are the most landlord-friendly?

Among the largest cities, St. George is lowest risk at 2.1/10, followed by Sandy at 2.4/10 and Provo at 2.5/10. Statewide scores range from a 1.5 floor to a 5.1 ceiling.

How much notice must a Utah landlord give before entering a rental?

Utah landlords must give 24 hours of entry notice. Retaliation is governed by Utah Code 57-22-5.1 and habitability by Utah Code 57-22-4.