What Can I Do About a Utah Landlord Who Enters Without Permission?
Start a free AI-assisted chat and connect with an experienced Utah attorney, with no obligation.
Reviewed & verified by A. Jason Velez, Esq.*
Managing Attorney, 1LAW · Last reviewed January 1, 2026
Legal Inquiry
Consumer Legal Issue
Our landlord violated our lease agreement by entering our unit without permission, and I have it on video. He has also walked around in his underwear in front of us. I have two kids under five.
Yes he entered with out permission and I have it on camra.
Attorney Answer
A landlord entering your home without your permission and without proper notice is a real violation of your rights as a Utah tenant, and having it on video is valuable evidence. Under the Utah Fit Premises Act (Utah Code § 57-22-4), unless your lease says otherwise or it's a genuine emergency, your landlord must give you at least 24 hours' notice before entering your rental unit. Entering without that notice and without your consent breaks both the notice law and a landlord's basic duty not to disturb your peaceful use of your own home.
The fact that this happened with your young children present, and that your landlord was in his underwear, makes the situation more serious. Even if nothing further happened, a landlord behaving this way in front of small children is inappropriate and worth documenting carefully in case it happens again or escalates.
Your video is your strongest piece of evidence. From here, you have a few paths, and they aren't mutually exclusive.
What you can do
1. Put your landlord on notice in writing, text or email works, that unauthorized entry must stop, and that you expect at least 24 hours' notice for anything that isn't an emergency going forward. 2. Save the video in at least two places, and write down the date, time, and what happened while your memory is fresh, including exactly what he was wearing and doing. 3. Check your lease for any clause about entry notice or landlord conduct, since violating the lease itself can be a separate issue from the statutory notice requirement. 4. If it happens again after you've asked him to stop, consider filing a police report for trespassing, since your rental unit is legally your residence. 5. Keep a log of every incident, even minor ones, with dates and details. This becomes important if you need to pursue a civil claim or, if a serious or repeated pattern develops, a civil stalking injunction.
Because this involves your children's safety and an ongoing landlord relationship, it's worth having a Utah landlord-tenant attorney review your lease and the video soon, especially if you're considering ending the lease early or need help getting your landlord to stop. This is general legal information, not legal advice, and a local Utah lawyer can advise you on your specific situation.
*Attorney review is supported by AI-assisted drafting and legal research algorithms. Use of this Chat does not create an attorney-client relationship.
By using this service you agree to our Terms of Use and our Privacy Policy.
Courts & Legal Aid in Utah
- File or look up a case through the Utah State Courts, which serves the state.
- Get free civil legal help from Utah Legal Services.
- Use the LSC — Find Legal Aid to find a local legal-aid office by ZIP code.
- Use the LawHelp.org to browse free legal information and self-help resources.
- Use the ABA Lawyer Referral Directory to get matched with a local attorney through your state bar.
Frequently Asked Questions
How much notice does a landlord have to give before entering in Utah?
Under the Utah Fit Premises Act, a landlord generally must give at least 24 hours' notice before entering your rental unit unless it's a genuine emergency or your lease states something different. Entering without that notice and without your permission violates the law.
Can I break my lease because my landlord keeps entering without permission?
Repeated unauthorized entry can potentially support ending your lease early, but this depends on your specific lease terms and how well the violations are documented. A landlord-tenant attorney can review your lease and your evidence to tell you whether you have grounds to end it without penalty.
Should I call the police the next time this happens?
Once you've told your landlord in writing that he no longer has permission to enter without proper notice, a further unauthorized entry can be reported to police as a possible trespass. Keep your written notice and the video handy to show the officer.
