Utah rules for property managers

Managing real estate owned by another person for pay (advertising or negotiating rentals, collecting rent, or signing leases) is property management and requires a license. Today that means a principal broker, associate broker, or sales agent license. 2025 HB 337 created a property manager license, and 2026 HB 377 moved its start date to January 1, 2027.

Owners and lessors managing their own property and their regular salaried employees for nonresidential property, a salaried employee managing for one employer, an individual managing the apartments where they live for free or reduced rent, salaried employees of a common interest association, attorneys, receivers, trustees, and court appointees.

A principal broker who regularly manages seven or more units must keep a property management trust account, separate from the real estate trust account, at a Utah bank or credit union and report it to the Division within 10 business days. The account is non-interest-bearing unless the parties agree in writing and interest goes to a qualifying affordable housing nonprofit.

Utah does not cap deposits. Any non-refundable part of a deposit must be stated in writing when the deposit is taken.

Mail, deliver, or send electronically (to a method the renter gave you) the deposit balance, prepaid rent balance, and an itemized list of deductions. If you miss it and the renter serves the statutory notice, you have 5 business days to comply or owe the full deposit plus a $100 penalty.

The current owner or agent at the end of the tenancy is bound by the deposit rules. Licensed property managers must hold deposits in trust accounts under Division of Real Estate rules.

Other fees must be in the rental agreement. A fee not in the agreement can be added only on a month-to-month tenancy with 15 days' notice.

If the lease terms differ from your good faith estimate, the applicant can demand a refund within 5 business days of receiving the lease, and you must refund within 5 business days.

The Fit Premises Act and the deposit and eviction statutes have no rent increase section. During a fixed term the lease controls. A month-to-month tenancy can be ended with 15 calendar days' notice before the end of a period, and a new fee not in the agreement needs 15 days' notice on a month-to-month tenancy.

Applies to all private residential property.

The notice can be served any time after rent is due. Serve as required by Section 78B-6-805. CARES Act covered properties need a 30-day notice to vacate.

For a curable lease breach, the notice must offer the choice to comply or move. Nuisance and criminal act notices do not have to offer a cure.

Tenancies at will need 5 calendar days. Fixed terms end without notice at expiration.

Either party can request an evidentiary hearing, held within 10 business days after the answer. Under HB 480 (effective May 7, 2025), the 3-day move-out period does not apply if the court orders immediate possession after a criminal nuisance hearing or a default for failure to appear, or if the parties agree otherwise.

Store the property and recover moving and storage costs. After 15 days with no reasonable effort to recover, you may sell at public sale or donate if commercially reasonable.

The lease can set a different notice period. A renter may not unreasonably deny access or refuse entry for repairs.

For dangerous conditions, start repairs within 24 hours of notice. If the owner fails to act, the renter may choose rent abatement (ending the lease) or repair and deduct up to two months' rent.

Before taking an application fee, disclose estimated rent and fixed fees, use-based fees, availability date, screening criteria, and refund rights. At move-in, give owner or manager contact information, a signed lease copy, and rules.

Utah's Fair Housing Act protects race, color, religion, sex, national origin, familial status, source of income, disability, sexual orientation, and gender identity.

Defined property management, created a property manager license, exempted certain employees, and required property managers to use a real estate trust account or carry a bond. Later bills delayed when the license requirement starts.

Moved the property manager license start date to January 1, 2027, let dual brokers manage property without a separate license, and let a lease and management agreement waive the trust account for property manager client funds.

Owners may return deposits and itemized deductions electronically, the renter's demand form now gives the owner 5 business days, and the 3-day move-out period after an order of restitution has exceptions for immediate restitution and party agreements.

A 2026 amendment to the crime victim and domestic violence victim lease termination section takes effect January 1, 2027.

• NARPM Utah Chapter

• Utah Antidiscrimination and Labor Division, Fair Housing