Pet Deposit Laws in Utah: What Landlords Can Charge and What Renters Get Back
November 3, 2026
Pet deposit laws in Utah are more permissive than in most states: the state sets no cap on what a landlord can collect for a pet deposit. That surprises many renters, who assume a ceiling like $300 or one month’s rent must exist somewhere in state law. It does not.
What Utah does regulate is how a deposit is labeled, when it must come back, and what a landlord can deduct from it. The state also bars extra charges for service animals and support animals. This article walks through each rule so you know what to expect before you sign a lease or send a move-out notice.
Important Note: This article is general information, not legal advice. Statutes change, and local circumstances vary, so confirm details with the Utah Attorney General’s office, a legal aid organization, or a licensed attorney before acting on a dispute.
What Is a Pet Deposit in Utah?
A pet deposit is money a landlord collects before move-in to cover damage a pet might cause, such as scratched floors, stained carpet, or lingering odors. In Utah it generally works like any other deposit: you pay it up front, and the landlord holds it until you move out. LeaseCraft’s Utah pet guide describes it as a one-time payment that is refundable less deductions and meant to cover animal-caused damage.
Utah’s statute does not create a separate legal category for pet deposits. Pet deposits are generally treated as part of the broader security deposit rules found in Utah Code Title 57, Chapter 17. That detail matters later, when we get to refunds and deadlines.
Does Utah Allow Landlords to Charge a Pet Deposit?
Yes. Steadily’s overview of Utah pet rules notes that landlords may charge pet deposits or fees for typical pets like dogs and cats. Landlords can also decide which animals they allow and set size or breed restrictions.
The main exception covers assistance animals. A service animal or support animal is not legally a pet, so the pet deposit rules do not apply to it. We cover that in detail below.
If you are weighing a rental with a pet, our guide to ESA housing laws in Utah explains how assistance animals fit into the housing picture.
Maximum Pet Deposit in Utah
There is no statutory maximum. TurboTenant reports that Utah landlords may charge any amount they wish for a security deposit, and that landlords can charge a pet deposit as they see fit. Utah’s rule does not change based on furnishings or the number of units a landlord controls.
Some sources say a pet deposit should be “reasonable,” but that is a market norm, not a number written into the statute. If a deposit looks out of line, your practical leverage is negotiation or choosing another rental, not a statutory cap.
Key Insight: “No cap” does not mean “no rules.” Whatever the amount, the lease must disclose it, and any part that is non-refundable must be identified as such in writing.
Does a Pet Deposit Count Toward Utah’s Security Deposit Limit?
Since Utah has no security deposit limit, there is nothing for a pet deposit to count toward. RecordingLaw’s Utah summary states that there is no separate maximum for furnished units, pets, or other categories.
Practically, a landlord can charge a standard security deposit plus a pet deposit on top of it. Many Utah landlords collect one to two months of rent as a base deposit, according to TenantRightsInfo, and then add pet charges. Add both numbers together when you budget for move-in costs.
Pet Deposit vs. Pet Fee vs. Pet Rent in Utah
These three charges look similar on a lease but behave differently when you move out. Mixing them up is one of the most common sources of renter confusion.
| Charge | When You Pay | Refundable? | Purpose |
|---|---|---|---|
| Pet deposit | Once, before move-in | Yes, less deductions | Covers damage caused by the animal |
| Pet fee | Once, before move-in | No | Compensates the landlord for accepting an animal |
| Pet rent | Monthly, with rent | No | Covers ongoing wear associated with an animal |
| Security deposit | Once, before move-in | Yes, less deductions | Covers the tenancy generally |
The table follows the breakdown in LeaseCraft’s Utah guide. Check how your lease names each charge, because the label decides whether you get money back.
Are Pet Deposits Refundable in Utah?
A true pet deposit is refundable, minus legitimate deductions. Utah Code § 57-17-3 requires landlords to return the deposit balance with an itemized written statement of deductions within 30 days after the tenant vacates and returns possession, per TenantRightsInfo.
The wrinkle is that Utah lets landlords make part of a deposit non-refundable, as long as the lease says so. If your lease calls a charge a “non-refundable pet deposit,” you should expect not to get it back regardless of the condition of the unit.
Pro Tip: Before you pay, ask the landlord to state in writing whether the pet charge is refundable. Photograph the unit at move-in and again at move-out so you can compare condition.
Are Non-Refundable Pet Fees Legal in Utah?
Yes, with a condition. According to DocDraft’s summary of the statute, Utah permits a non-refundable deposit or portion only if that was stated in writing to the renter at the time the deposit was taken (Utah Code § 57-17-2).
A fee that is not disclosed in writing as non-refundable is treated as part of the refundable deposit. If you paid a “pet fee” and nothing in the lease says it is non-refundable, you have grounds to ask for it back at move-out. Keep a copy of the signed lease and your payment receipts.
Can Landlords Charge a Pet Deposit for Service Animals and ESAs in Utah?
No. NSARCO’s Utah ESA summary explains that Utah Code § 26B-6-803 bars private housing providers from discriminating based on a service or support animal, including by charging an extra fee or deposit. That law sits alongside the federal Fair Housing Act.
A tenant remains responsible for actual damage an assistance animal causes, so the landlord can recover documented repair costs. What the landlord cannot do is collect a pet deposit, pet fee, or pet rent up front. Breed and weight limits also do not apply to assistance animals.
Important Note: Sources disagree on one narrow point. One 2026 summary says HUD rescinded its 2020 guidance on untrained ESAs and no longer requires a fee waiver, which would make Utah state law the deciding factor. Utah’s statute, as described above, bars extra fees for support animals, so Utah renters with documented ESAs remain protected under state law.
Our ESA housing laws in Utah article covers documentation, what landlords may ask, and penalties for faking an ESA.
How Much Is a Typical Pet Deposit in Utah?
Because there is no cap, prices vary by property. PetDepositsByState lists common practice as a $250 to $500 pet deposit plus $25 to $50 per month in pet rent, though that is a general market range rather than a legal figure. The same site puts typical pet rent at $25 to $75 per pet.
Larger apartment communities along the Wasatch Front tend to publish set pet fees, while individual landlords renting out a house in Utah County or St. George often set amounts case by case. Expect higher totals for dogs than for cats, and for large breeds than for small ones. Always get the number in writing before you apply.
Can a Landlord Charge a Pet Deposit and Pet Rent Together in Utah?
Yes. Utah does not prohibit stacking charges. PetDepositsByState classifies Utah as landlord-friendly for pets and confirms that monthly pet rent and non-refundable pet fees are both permitted.
A landlord could therefore charge a refundable deposit, a one-time non-refundable fee, and monthly pet rent for the same animal. Whether that is wise is a business question, not a legal one. If the total looks steep, compare the full first-year cost across rentals rather than just the deposit.
- Add the refundable deposit, any one-time fee, and 12 months of pet rent.
- Subtract the portion you expect to get back.
- Compare that real cost to other pet-friendly listings.
Pet Deposits for Multiple Pets, Fish and Caged Pets in Utah
Utah law does not set rules for per-pet charges, so landlords decide. Many charge a separate deposit or additional rent for each animal, and some cap the number of pets allowed.
Smaller animals often cost less. As our apartment pet guide notes, smaller and lower-maintenance animals sometimes come with reduced fees because they carry less damage risk, and some landlords waive standard dog and cat deposits for them. Fish tanks and caged animals can still trigger a deposit if the landlord worries about water damage, so get any waiver in writing rather than assuming.
If you keep something less conventional, check our ferret laws in Utah article for state-level restrictions that may affect what you can legally keep.
What Can a Landlord Deduct From a Pet Deposit in Utah?
Per DocDraft’s reading of Utah Code § 57-17-3(1), a landlord may apply the deposit only toward rent, damage beyond reasonable wear and tear, other costs and fees provided for in the contract, and cleaning of the unit. Reasonable wear and tear is excluded.
For pets, legitimate deductions typically include:
- Replacing chewed trim, doors, or window screens
- Repairing deep scratches in flooring
- Professional cleaning or replacement for urine-stained carpet
- Odor treatment beyond normal cleaning
Light carpet traffic marks or faded paint are ordinary wear, not pet damage. A landlord who deducts must itemize each charge in writing.
How Long Does a Landlord Have to Return a Pet Deposit in Utah?
Utah landlords have 30 days. RecordingLaw explains that once the tenancy ends and you return possession, the landlord has 30 days to return the deposit and any prepaid rent, or send an itemized statement explaining each deduction.
If you give your forwarding address after moving out, the clock is the later of 30 days from move-out or 15 days from receiving the address, according to TenantRightsInfo. Give your landlord your new address in writing on move-out day to avoid disputes over timing.
Can a Landlord Keep Your Pet Deposit Without Proof of Damage in Utah?
Generally not, unless the lease clearly made that portion non-refundable. A landlord must itemize deductions in writing, and the deductions must fall within the allowed categories. Keeping a refundable deposit with no explanation or documentation is the situation the statute is designed to prevent.
If the deadline passes, you cannot go straight to court. RecordingLaw notes that Utah Code § 57-17-3(3) requires you to first serve a written notice demanding the deposit, after which the landlord has five business days to comply. If the landlord still does not comply, you can recover the full deposit, prepaid rent, and a $100 civil penalty.
Common Mistake: Skipping the written demand. A renter who fails to serve the required notice is not entitled to relief under Utah Code § 57-17-5, so send it by a delivery method the statute recognizes and keep proof.
For larger disputes, small claims court is the usual route. Related animal-liability questions, like injuries your pet causes, are covered in our dog bite laws in Utah guide.
Can a Landlord Raise the Pet Deposit or Change the Pet Policy Mid-Lease in Utah?
During a fixed-term lease, the landlord generally cannot unilaterally change the terms you both signed. A new pet deposit, higher pet rent, or a new breed ban would need your agreement or a lease renewal. Utah has no specific statute on mid-lease pet policy changes, so the lease language controls.
Month-to-month tenants are in a different position because terms can change with proper notice. Read the lease for clauses that let the landlord update community rules, and ask what notice period applies. If a change affects an animal you already have, put your objection in writing.
Local rules can also affect your pet independently of the lease. Review our leash laws in Utah and barking dog laws in Utah pages, since nuisance violations can become lease violations.
Can You Negotiate a Pet Deposit in Utah?
Yes, and with no state cap, there is room to try. Landlords set pet charges by policy, but individual owners and smaller property managers often have flexibility, especially for a long lease term or a well-behaved, vaccinated animal.
- Offer a pet resume with vaccination records, spay or neuter proof, and references from a prior landlord.
- Ask to convert a non-refundable fee into a refundable deposit.
- Propose a lower deposit in exchange for a longer lease.
- Offer renters insurance with pet liability coverage.
Keep vaccination paperwork handy; our pet vaccination laws in Utah guide explains what the state expects. Whatever you agree to, get it in the signed lease. Verbal promises about deposits are hard to prove 30 days after move-out.
Moving to Utah with an animal? Our pet import laws in Utah page covers the health paperwork you may need before you arrive.