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S.B. 45 Enrolled

             1     

UTAH FIT PREMISES ACT AMENDMENTS

             2     
2010 GENERAL SESSION

             3     
STATE OF UTAH

             4     
Chief Sponsor: Wayne L. Niederhauser

             5     
House Sponsor: Gage Froerer

             6     
             7      LONG TITLE
             8      General Description:
             9          This bill modifies provisions related to the Utah Fit Premises Act.
             10      Highlighted Provisions:
             11          This bill:
             12          .    prohibits counties and municipalities from placing a specified limit on the number
             13      of unrelated individuals allowed to occupy a single-family unit;
             14          .    modifies a renter's duties;
             15          .    authorizes a renter who is a victim of domestic violence to terminate a rental
             16      agreement, upon certain conditions;
             17          .    modifies a renter's remedies against an owner for a residential rental unit that does
             18      not comply with applicable requirements;
             19          .    prohibits counties and municipalities from adopting measures inconsistent with the
             20      Utah Fit Premises Act, with limitations; and
             21          .    makes technical changes.
             22      Monies Appropriated in this Bill:
             23          None
             24      Other Special Clauses:
             25          None
             26      Utah Code Sections Affected:
             27      AMENDS:
             28          57-22-4, as last amended by Laws of Utah 2008, Chapter 3
             29          57-22-5, as last amended by Laws of Utah 1997, Chapter 230

             30          57-22-5.1, as last amended by Laws of Utah 2008, Chapter 3
             31      ENACTS:
             32          10-9a-505.5, Utah Code Annotated 1953
             33          17-27a-505.5, Utah Code Annotated 1953
             34          57-22-7, Utah Code Annotated 1953
             35      REPEALS AND REENACTS:
             36          57-22-6, as last amended by Laws of Utah 2008, Chapter 3
             37     
             38      Be it enacted by the Legislature of the state of Utah:
             39          Section 1. Section 10-9a-505.5 is enacted to read:
             40          10-9a-505.5. Limit on single family designation.
             41          (1) As used in this section, "single-family limit" means the number of unrelated
             42      individuals allowed to occupy a unit in a zone permitting occupancy by a single family.
             43          (2) A municipality may not adopt a single-family limit that is less than:
             44          (a) three, if the municipality has within its boundary:
             45          (i) a state university; or
             46          (ii) a private university with a student population of at least 20,000; or
             47          (b) four, for each other municipality.
             48          Section 2. Section 17-27a-505.5 is enacted to read:
             49          17-27a-505.5. Limit on single family designation.
             50          (1) As used in this section, "single-family limit" means the number of unrelated
             51      individuals allowed to occupy a unit in a zone permitting occupancy by a single family.
             52          (2) A county may not adopt a single-family limit that is less than:
             53          (a) three, if the county has within its unincorporated area:
             54          (i) a state university; or
             55          (ii) a private university with a student population of at least 20,000; or
             56          (b) four, for each other county.
             57          Section 3. Section 57-22-4 is amended to read:

             58           57-22-4. Owner's duties -- Maintenance of common areas, building, and utilities
             59      -- Notice before entry.
             60          (1) To protect the physical health and safety of the ordinary renter, [each] an owner
             61      [shall]:
             62          (a) may not rent the premises unless they are safe, sanitary, and fit for human
             63      occupancy; and
             64          (b) shall:
             65          (i) maintain common areas of the residential rental unit in a sanitary and safe
             66      condition;
             67          [(c)] (ii) maintain electrical systems, plumbing, heating, and hot and cold water;
             68          (iii) maintain any air conditioning system in an operable condition;
             69          [(d)] (iv) maintain other appliances and facilities as specifically contracted in the
             70      [lease] rental agreement; and
             71          [(e)] (v) for buildings containing more than two residential rental units, provide and
             72      maintain appropriate receptacles for garbage and other waste and arrange for its removal,
             73      except to the extent that [renters] the renter and [owners] owner otherwise agree.
             74          [(2) In the event the renter believes the residential rental unit does not comply with the
             75      standards for health and safety required under this chapter, the renter shall give written notice
             76      of the noncompliance to the owner. Within a reasonable time after receipt of this notice, the
             77      owner shall commence action to correct the condition of the unit. The notice required by this
             78      subsection shall be served pursuant to Section 78B-6-805 .]
             79          [(3) The owner need not correct or remedy any condition caused by the renter, the
             80      renter's family, or the renter's guests or invitees by inappropriate use or misuse of the property
             81      during the rental term or any extension of it.]
             82          [(4) The owner may refuse to correct the condition of the residential rental unit and
             83      terminate the rental agreement if the unit is unfit for occupancy. If the owner refuses to
             84      correct the condition and intends to terminate the rental agreement, he shall notify the renter in
             85      writing within a reasonable time after receipt of the notice of noncompliance. If the rental

             86      agreement is terminated, the rent paid shall be prorated to the date the agreement is
             87      terminated, and any balance shall be refunded to the renter along with any deposit due.]
             88          [(5) The owner is not liable under this chapter for claims for mental suffering or
             89      anguish.]
             90          (2) Except as otherwise provided in the rental agreement, an owner shall provide the
             91      renter at least 24 hours prior notice of the owner's entry into the renter's residential rental unit.
             92          Section 4. Section 57-22-5 is amended to read:
             93           57-22-5. Renter's duties -- Cleanliness and sanitation -- Compliance with written
             94      agreement -- Destruction of property, interference with peaceful enjoyment prohibited.
             95          (1) Each renter shall:
             96          (a) comply with the rules of the board of health having jurisdiction in the area in
             97      which the residential rental unit is located which materially affect physical health and safety;
             98          (b) maintain the premises occupied in a clean and safe condition and shall not
             99      unreasonably burden any common area;
             100          (c) dispose of all garbage and other waste in a clean and safe manner;
             101          (d) maintain all plumbing fixtures in as sanitary a condition as the fixtures permit;
             102          (e) use all electrical, plumbing, sanitary, heating, and other facilities and appliances in
             103      a reasonable manner;
             104          (f) occupy the residential rental unit in the manner for which it was designed, but the
             105      renter may not increase the number of occupants above that specified in the rental agreement
             106      without written permission of the owner;
             107          (g) be current on all payments required by the rental agreement; and
             108          (h) comply with [all appropriate requirements] each rule, regulation, or requirement of
             109      the rental agreement [between the owner and the renter, which may include either a], including
             110      any prohibition on, or the allowance of, smoking tobacco products within the residential rental
             111      unit, or on the premises, or both.
             112          (2) [No] A renter may not:
             113          (a) intentionally or negligently destroy, deface, damage, impair, or remove any part of

             114      the residential rental unit or knowingly permit any person to do so;
             115          (b) interfere with the peaceful enjoyment of the residential rental unit of another
             116      renter; or
             117          (c) unreasonably deny access to, refuse entry to, or withhold consent to enter the
             118      residential rental unit to the owner, agent, or manager for the purpose of making repairs to the
             119      unit.
             120          Section 5. Section 57-22-5.1 is amended to read:
             121           57-22-5.1. Crime victim's right to new locks -- Domestic violence victim's right to
             122      terminate rental agreement.
             123          (1) [For purposes of] As used in this section, "crime victim" means a victim of:
             124          (a) domestic violence, as defined in Section 77-36-1 ;
             125          (b) stalking as defined in Section 76-5-106.5 ;
             126          (c) a crime under Title 76, Chapter 5, Part 4, Sexual Offenses;
             127          (d) burglary or aggravated burglary under Section 76-6-202 or 76-6-203 ; or
             128          (e) dating violence, consisting of verbal, emotional, psychological, physical, or sexual
             129      abuse of one person by another in a dating relationship.
             130          (2) An acceptable form of documentation of an act listed in Subsection (1) is:
             131          (a) a protective order protecting the renter issued pursuant to Title 78B, Chapter 7,
             132      Part 1, Cohabitant Abuse Act, subsequent to a hearing of which the petitioner and respondent
             133      have been given notice under Title 78B, Chapter 7, Part 1, Cohabitant Abuse Act; or
             134          (b) a copy of a police report documenting an act listed in Subsection (1).
             135          (3) (a) A renter who is a crime victim may require the renter's owner to install a new
             136      lock to the renter's residential rental unit if the renter:
             137          (i) provides the owner with an acceptable form of documentation of an act listed in
             138      Subsection (1); and
             139          (ii) pays for the cost of installing the new lock.
             140          (b) An owner may comply with Subsection (3)(a) by:
             141          (i) rekeying the lock if the lock is in good working condition; or

             142          (ii) changing the entire locking mechanism with a locking mechanism of equal or
             143      greater quality than the lock being replaced.
             144          (c) An owner who installs a new lock under Subsection (3)(a) may retain a copy of the
             145      key that opens the new lock.
             146          (d) Notwithstanding any rental agreement, an owner who installs a new lock under
             147      Subsection (3)(a) shall refuse to provide a copy of the key that opens the new lock to the
             148      perpetrator of the act listed in Subsection (1).
             149          (e) Notwithstanding Section 78B-6-814 , if an owner refuses to provide a copy of the
             150      key under Subsection (3)(d) to a perpetrator who is not barred from the residential rental unit
             151      by a protective order but is a renter on the rental agreement, the perpetrator may file a petition
             152      with a court of competent jurisdiction within 30 days to:
             153          (i) establish whether the perpetrator should be given a key and allowed access to the
             154      residential rental unit; or
             155          (ii) whether the perpetrator should be relieved of further liability under the rental
             156      agreement because of the owner's exclusion of the perpetrator from the residential rental unit.
             157          (f) Notwithstanding Subsection (3)(e)(ii), a perpetrator may not be relieved of further
             158      liability under the rental agreement if the perpetrator is found by the court to have committed
             159      the act upon which the landlord's exclusion of the perpetrator is based.
             160          (4) A renter who is a victim of domestic violence, as defined in Section 77-36-1 , may
             161      terminate a rental agreement if the renter:
             162          (a) is in compliance with:
             163          (i) all provisions of Section 57-22-5 ; and
             164          (ii) all obligations under the rental agreement;
             165          (b) provides the owner:
             166          (i) written notice of termination; and
             167          (ii) a protective order protecting the renter from a domestic violence perpetrator; and
             168          (c) no later than the date that the renter provides a notice of termination under
             169      Subsection (4)(b)(i), pays the owner the equivalent of 45 days' rent for the period beginning on

             170      the date that the renter provides the notice of termination.
             171          Section 6. Section 57-22-6 is repealed and reenacted to read:
             172          57-22-6. Renter remedies for deficient condition of residential rental unit.
             173          (1) As used in this section:
             174          (a) "Corrective period" means:
             175          (i) for a standard of habitability, three calendar days; and
             176          (ii) for a requirement imposed by a rental agreement, 10 calendar days.
             177          (b) "Deficient condition" means a condition of a residential rental unit that:
             178          (i) violates a standard of habitability or a requirement of the rental agreement; and
             179          (ii) is not caused by:
             180          (A) the renter, the renter's family, or the renter's guest or invitee; and
             181          (B) a use that would violate:
             182          (I) the rental agreement; or
             183          (II) a law applicable to the renter's use of the residential rental unit.
             184          (c) "Notice of deficient condition" means the notice described in Subsection (2).
             185          (d) "Rent abatement remedy" means the remedy described in Subsection (4)(a)(i).
             186          (e) "Renter remedy" means:
             187          (i) a rent abatement remedy; or
             188          (ii) a repair and deduct remedy.
             189          (f) "Repair and deduct remedy" means the remedy described in Subsection (4)(a)(ii).
             190          (g) "Standard of habitability" means a standard:
             191          (i) relating to the condition of a residential rental unit; and
             192          (ii) that an owner is required to ensure that the residential rental unit meets as required
             193      under Subsection 57-22-3 (1) or Subsection 57-22-4 (1)(a) or (b)(i), (ii), or (iii).
             194          (2) (a) If a renter believes that the renter's residential rental unit has a deficient
             195      condition, the renter may give the owner written notice as provided in Subsection (2)(b).
             196          (b) A notice under Subsection (2)(a) shall:
             197          (i) describe each deficient condition;

             198          (ii) state that the owner has the corrective period, stated in terms of the applicable
             199      number of days, to correct each deficient condition;
             200          (iii) state the renter remedy that the renter has chosen if the owner does not, within the
             201      corrective period, take substantial action toward correcting each deficient condition;
             202          (iv) provide the owner permission to enter the residential rental unit to make corrective
             203      action; and
             204          (v) be served on the owner as provided in:
             205          (A) Section 78B-6-805 ; or
             206          (B) the rental agreement.
             207          (3) (a) As used in this Subsection (3), "dangerous condition" means a deficient
             208      condition that poses a substantial risk of:
             209          (i) imminent loss of life; or
             210          (ii) significant physical harm.
             211          (b) If a renter believes that the renter's residential rental unit has a dangerous
             212      condition, the renter may notify the owner of the dangerous condition by any means that is
             213      reasonable under the circumstances.
             214          (c) An owner shall:
             215          (i) within 24 hours after receiving notice under Subsection (3)(b) of a dangerous
             216      condition, commence remedial action to correct the dangerous condition; and
             217          (ii) diligently pursue remedial action to completion.
             218          (d) Notice under Subsection (3)(b) of a dangerous condition does not constitute a
             219      notice of deficient condition, unless the notice also meets the requirements of Subsection (2).
             220          (4) (a) Subject to Subsection (4)(b), if an owner fails to take substantial action, before
             221      the end of the corrective period, toward correcting a deficient condition described in a notice
             222      of deficient condition:
             223          (i) if the renter chose the rent abatement remedy in the notice of deficient condition:
             224          (A) the renter's rent is abated as of the date of the notice of deficient condition to the
             225      owner;

             226          (B) the rental agreement is terminated;
             227          (C) the owner shall immediately pay to the renter:
             228          (I) the entire security deposit that the renter paid under the rental agreement; and
             229          (II) a prorated refund for any prepaid rent, including any rent the renter paid for the
             230      period after the date on which the renter gave the owner the notice of deficient condition; and
             231          (D) the renter shall vacate the residential rental unit within 10 calendar days after the
             232      expiration of the corrective period; or
             233          (ii) if the renter chose the repair and deduct remedy in the notice of deficient
             234      condition, and subject to Subsection (4)(c), the renter:
             235          (A) may:
             236          (I) correct the deficient condition described in the notice of deficient condition; and
             237          (II) deduct from future rent the amount the renter paid to correct the deficient
             238      condition, not to exceed an amount equal to two months' rent; and
             239          (B) shall:
             240          (I) maintain all receipts documenting the amount the renter paid to correct the
             241      deficient condition; and
             242          (II) provide a copy of those receipts to the owner within five calendar days after the
             243      beginning of the next rental period.
             244          (b) A renter is not entitled to a renter remedy if the renter is not in compliance with all
             245      requirements under Section 57-22-5 .
             246          (c) (i) If a residential rental unit is not fit for occupancy, an owner may:
             247          (A) determine not to correct a deficient condition described in a notice of deficient
             248      condition; and
             249          (B) terminate the rental agreement.
             250          (ii) If an owner determines not to correct a deficient condition and terminates the
             251      rental agreement under Subsection (4)(c)(i):
             252          (A) the owner shall:
             253          (I) notify the renter in writing no later than the end of the corrective period; and

             254          (II) within 10 calendar days after the owner terminates the rental agreement, pay to the
             255      renter:
             256          (Aa) any prepaid rent, prorated as provided in Subsection (4)(c)(ii)(B); and
             257          (Bb) any deposit due the renter;
             258          (B) the rent shall be prorated to the date the owner terminates the rental agreement
             259      under Subsection (4)(c)(i); and
             260          (C) the renter may not be required to vacate the residential rental unit sooner than 10
             261      calendar days after the owner notifies the renter under Subsection (4)(c)(ii)(A)(I).
             262          (5) (a) After the corrective period expires, a renter may bring an action in district court
             263      to enforce the renter remedy that the renter chose in the notice of deficient condition.
             264          (b) In an action under Subsection (5)(a), the court shall endorse on the summons that
             265      the owner is required to appear and defend the action within three business days.
             266          (c) If, in an action under Subsection (5)(a), the court finds that the owner unjustifiably
             267      refused to correct a deficient condition or failed to use due diligence to correct a deficient
             268      condition, the renter is entitled, in addition to the applicable renter remedy, to:
             269          (i) any damages; and
             270          (ii) court costs and a reasonable attorney fee.
             271          (d) An owner who disputes that a condition of the residential rental unit violates a
             272      requirement of the rental agreement may file a counterclaim in an action brought against the
             273      owner under Subsection (5)(a).
             274          (6) An owner may not be held liable under this chapter for a claim for mental suffering
             275      or anguish.
             276          Section 7. Section 57-22-7 is enacted to read:
             277          57-22-7. Limitation on counties and municipalities.
             278          (1) A county or municipality may not adopt an ordinance, resolution, or regulation that
             279      is inconsistent with this chapter.
             280          (2) (a) Subsection (1) may not be construed to limit the ability of a county or
             281      municipality to enforce an applicable administrative remedy with respect to a residential rental

             282      unit for a violation of a county or municipal ordinance, subject to Subsection (2)(b).
             283          (b) A county or municipality's enforcement of an administrative remedy may not have
             284      the effect of:
             285          (i) modifying the time requirements of a corrective period, as defined in Section
             286      57-22-6 ;
             287          (ii) limiting or otherwise affecting a tenant's remedies under Section 57-22-6 ; or
             288          (iii) modifying an owner's obligation under this chapter to a tenant relating to the
             289      habitability of a residential rental unit.

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