Utah · Landlord-tenant dispute

Landlord-tenant dispute in Utah small claims

Unpaid rent, withheld deposit, or property damage? Resolve it in small claims.

Landlord-tenant disputes over money — unpaid rent, a withheld deposit, damage charges, or a landlord's failure to make repairs you paid for — often end up in small claims court. The key to a strong case is a clear paper trail: your lease, rent receipts, move-in and move-out documentation, and all written communication with the other party. You do not need a lawyer to present this kind of claim.

In Utah, small-claims cases are heard in the Justice Court and you can sue for up to $20,000 (for claims filed Jan 1, 2025 through Dec 31, 2029; includes attorney fees but excludes court costs and interest).

Good to know: Utah small claims cases are heard in justice court (in Cache County, which has no county-wide justice court, they go to district court). It is for the recovery of money only: you cannot ask the court to order someone to act or return property. Many courts use Online Dispute Resolution (ODR), which changes the forms.

Landlord-tenant dispute: steps that matter

1. Gather your lease, all rent payment records, and any written communication between you and the other party about the dispute.
2. Document the property's condition thoroughly — photos and videos at move-in, during the tenancy, and at move-out.
3. Send a written demand stating exactly what you are claiming and why, and keep proof of delivery.
4. Confirm whether your state has a separate, shorter statutory deadline for your specific claim (such as deposit return) with your court or local housing authority.
5. File in the small claims court for the county where the rental property is located.

Filing your Affidavit and Summons (Small Claims) in Utah

1. Know the limits. Confirm your case fits: money only, up to $20,000 (including attorney fees but not court costs or interest). You cannot ask the court to order the other side to act or return property.
2. Decide where to file. File in the justice court where the defendant lives or where the obligation was incurred, and check whether that court uses Online Dispute Resolution (ODR), which changes the forms.
3. Fill out forms and file. Complete the Affidavit and Summons (non-ODR) or the ODR Affidavit and Summons (3001SC), file with the justice court, and pay the fee (or request a waiver).
4. Serve the defendant. Have the defendant served under Utah Rule of Civil Procedure 4: at least 30 days before trial in a non-ODR case, or within 120 days of filing in an ODR case.
5. File proof of service. File proof of service with the court so the case can proceed to trial (non-ODR) or the ODR process.

Filing fees: Fees are set statewide by statute (Utah Code Title 78A) and tiered by claim amount: $60 up to $2,000, $100 for more than $2,000 up to $7,500, and $185 from $7,500 up to $20,000. A fee waiver is available.

Deadline that applies to your landlord-tenant dispute

A landlord-tenant money dispute is usually grounded in the lease — a contract — so the contract statute of limitations is the typical outer deadline for filing. Many states also have separate landlord-tenant statutes with shorter deadlines for specific remedies such as security deposit return. Confirm which deadline applies to your exact claim with the court or your state's official landlord-tenant resource.

Written contract (instrument in writing): 6 years (Utah Code § 78B-2-309)

Answering a lawsuit: No separate written answer is required in a non-ODR case; the defendant is summoned to the trial date in the Affidavit and Summons. In an ODR court, the defendant has 14 days after service to log in to the ODR system.

Serving the defendant: Have the papers served under Utah Rule of Civil Procedure 4: at least 30 days before trial in a non-ODR case, or within 120 days of filing in an ODR case. Then file proof of service with the court.

Appeals: File a Notice of Appeal with the justice court within 28 days of judgment. The appeal goes to the district court for a trial de novo (Utah Rule of Small Claims Procedure 12).

All Utah small-claims deadlines

The table below lists the filing deadlines Justice Court applies by claim category. Confirm the exact rule that applies to your landlord-tenant dispute claim with your court before relying on any figure.

Utah small-claims forms for your landlord-tenant dispute case

These forms are published by the Justice Court. Download and complete them before filing.

• Affidavit and Summons (Small Claims): form 1025XX (initial document to start a case): The plaintiff's initial filing that starts a non-ODR small claims case, stating the claim and amount; it must be served on the defendant.
• ODR Small Claims Summons and Affidavit: form 3001SC: The initial filing used to start a small claims case in courts that use Online Dispute Resolution (ODR) instead of the standard Affidavit and Summons.
• Notice of Appeal: Small Claims Case: Used by a party to appeal a small claims judgment to the district court for a trial de novo; must be filed with the justice court within 28 days of the judgment.
• Motion to Waive Fees and Statement Supporting (form 1301GE): Used by a plaintiff (or defendant) who cannot afford the filing fee to request that the court waive court fees.

This page is general information, not legal advice, and CaseBySelf is not a law firm. Rules, fees, and deadlines change and vary by court: verify with the specific court where you file. Source: Utah State Courts: Small Claims (self-help). Last reviewed 2026-06-24.