Utah Pet Deposit and Pet Rent Rules
Short answer: Utah imposes no statewide dollar limit on pet deposits or pet rent — landlords have real flexibility in what they charge, and a pet deposit can be required on top of a regular security deposit. There are still real rules, though: a nonrefundable pet deposit has to be clearly disclosed in writing, and landlords cannot charge pet fees at all for service animals or emotional support animals, even though they can still charge for actual damage those animals cause.
Who this guide is for
Utah tenants with pets, or considering getting one, trying to understand what a landlord can and can't actually charge — and landlords wanting to set pet policies that hold up.
No cap on the amount
Unlike some states that cap pet-related deposits or fees at a set dollar amount or percentage of rent, Utah doesn't limit how much a landlord can charge for a pet deposit or pet rent. This mirrors Utah's approach to general security deposits too — see Utah Security Deposit Law: What Landlords and Tenants Need to Know, which similarly has no statewide cap on the amount.
Pet deposits can be separate from the regular security deposit
Utah landlords can charge a pet deposit in addition to — not instead of — the regular security deposit, meaning a tenant with a pet may reasonably owe more upfront than a tenant without one.
Nonrefundable pet deposits: allowed, but must be clearly disclosed
A landlord can charge a portion of a pet deposit as nonrefundable — but only if that's clearly stated in writing, either in the lease itself or in a separate written document. A pet deposit that isn't clearly labeled as (partly) nonrefundable is generally treated like an ordinary refundable deposit, subject to the general deposit-return rules.
The real exception: service animals and emotional support animals
This is a firm, important limit on the general flexibility above: landlords cannot charge a pet deposit or pet fee at all for a service animal or an emotional support animal (ESA) — these aren't legally treated as "pets" for this purpose. A landlord can still charge for actual damage the animal causes, the same way they could for any other damage, but not a standing fee or deposit simply for having the animal.
Why this distinction matters
Charging a pet fee for a legitimate service or emotional support animal can raise real fair housing concerns beyond just a landlord-tenant dispute — this isn't simply a pricing choice a landlord is free to make either way.
Frequently asked questions
Can a landlord refuse to rent to someone because they have a pet? Generally yes, for an ordinary pet — landlords can set no-pet policies; this is different from a service or emotional support animal, which generally cannot be refused on that basis under fair housing principles.
Does "pet rent" (a recurring monthly charge) work differently from a one-time pet deposit? They're different mechanisms — a deposit is generally a one-time, potentially at least partly refundable amount, while pet rent is an ongoing charge added to the regular rent — Utah doesn't specifically cap either.
What proof can a landlord require for a service or emotional support animal? This is a nuanced area with specific limits on what a landlord can and can't ask — generally more restricted for service animals than ESAs — worth understanding your specific rights and obligations before assuming a landlord's request for documentation is appropriate.