When the Landlord Will Not Fix It
Utah Code 57-22-6 — three calendar days for a habitability problem, then the remedy the renter chose
An owner may not rent premises that are not safe, sanitary and fit for human occupancy, and maintains common areas, electrical systems, plumbing, heating, hot and cold water, any air conditioning, and the appliances the rental agreement names.
Who handles this in Utah: And Justice for All, James B. Lee General Intake line and Utah Legal Services; and legal aid programs and the state offices, listed in the Utah directory.
A renter may give the owner a written notice of deficient condition that describes each problem, states the corrective period, names the remedy the renter has chosen, gives permission to enter to fix it, and is served as an eviction notice is or as the agreement provides.
| Problem | Corrective period |
|---|---|
| ProblemA standard of habitability | Corrective periodThree calendar days |
| ProblemA requirement of the rental agreement | Corrective period10 calendar days |
| ProblemA dangerous condition, risking loss of life or significant physical harm | Corrective periodRemedial action begun within 24 hours of notice by any reasonable means |
- With rent abatement, if the owner takes no substantial action in time, the rent is abated from the notice, the agreement ends, the owner returns the whole deposit and prorated prepaid rent, and the renter leaves within 10 calendar days after the corrective period.
- With repair and deduct, the renter may fix the problem and deduct the cost from future rent, up to two months' rent, keeping receipts and giving copies to the owner within five calendar days after the next rental period begins.
- A renter not complying with the renter's own duties under the act is not entitled to either remedy.
A court that finds the owner unjustifiably refused or failed to use due diligence to correct the problem may award damages on top of the remedy, and may award costs and reasonable attorney fees to the prevailing party.
Sources for this section (2)
- Utah Code 57-22-4 — Owner's duties
- Utah Code 57-22-6 — Renter remedies for deficient condition of residential rental unit
Legal information, not legal advice. Verified as of October 2026. Applying it to a particular situation is the work of a licensed Utah attorney.