Download Zipped Introduced WordPerfect SB0045S01.ZIP
[Status][Bill Documents][Fiscal Note][Bills Directory]

First Substitute S.B. 45

Senator Wayne L. Niederhauser proposes the following substitute bill:


             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          A municipality may not limit to less than three the number of unrelated individuals
             42      allowed to occupy a unit in a zone permitting occupancy by a single family.
             43          Section 2. Section 17-27a-505.5 is enacted to read:
             44          17-27a-505.5. Limit on single family designation.
             45          A county may not limit to less than three the number of unrelated individuals allowed to
             46      occupy a unit in a zone permitting occupancy by a single family.
             47          Section 3. Section 57-22-4 is amended to read:
             48           57-22-4. Owner's duties -- Maintenance of common areas, building, and utilities.
             49          (1) To protect the physical health and safety of the ordinary renter, [each] an owner
             50      [shall]:
             51          (a) may not rent the premises unless they are safe, sanitary, and fit for human
             52      occupancy; and
             53          (b) shall:
             54          (i) maintain common areas of the residential rental unit in a sanitary and safe condition;
             55          [(c)] (ii) maintain electrical systems, plumbing, heating, and hot and cold water;
             56          (iii) maintain any air conditioning system in an operable condition;


             57          [(d)] (iv) maintain other appliances and facilities as specifically contracted in the
             58      [lease] rental agreement; and
             59          [(e)] (v) for buildings containing more than two residential rental units, provide and
             60      maintain appropriate receptacles for garbage and other waste and arrange for its removal,
             61      except to the extent that [renters] the renter and [owners] owner otherwise agree.
             62          [(2) In the event the renter believes the residential rental unit does not comply with the
             63      standards for health and safety required under this chapter, the renter shall give written notice
             64      of the noncompliance to the owner. Within a reasonable time after receipt of this notice, the
             65      owner shall commence action to correct the condition of the unit. The notice required by this
             66      subsection shall be served pursuant to Section 78B-6-805 .]
             67          [(3) The owner need not correct or remedy any condition caused by the renter, the
             68      renter's family, or the renter's guests or invitees by inappropriate use or misuse of the property
             69      during the rental term or any extension of it.]
             70          [(4) The owner may refuse to correct the condition of the residential rental unit and
             71      terminate the rental agreement if the unit is unfit for occupancy. If the owner refuses to correct
             72      the condition and intends to terminate the rental agreement, he shall notify the renter in writing
             73      within a reasonable time after receipt of the notice of noncompliance. If the rental agreement is
             74      terminated, the rent paid shall be prorated to the date the agreement is terminated, and any
             75      balance shall be refunded to the renter along with any deposit due.]
             76          [(5) The owner is not liable under this chapter for claims for mental suffering or
             77      anguish.]
             78          (2) Except as otherwise provided in the rental agreement, an owner shall provide the
             79      renter at least 24 hours prior notice of the owner's entry into the renter's residential rental unit.
             80          Section 4. Section 57-22-5 is amended to read:
             81           57-22-5. Renter's duties -- Cleanliness and sanitation -- Compliance with written
             82      agreement -- Destruction of property, interference with peaceful enjoyment prohibited.
             83          (1) Each renter shall:
             84          (a) comply with the rules of the board of health having jurisdiction in the area in which
             85      the residential rental unit is located which materially affect physical health and safety;
             86          (b) maintain the premises occupied in a clean and safe condition and shall not
             87      unreasonably burden any common area;


             88          (c) dispose of all garbage and other waste in a clean and safe manner;
             89          (d) maintain all plumbing fixtures in as sanitary a condition as the fixtures permit;
             90          (e) use all electrical, plumbing, sanitary, heating, and other facilities and appliances in
             91      a reasonable manner;
             92          (f) occupy the residential rental unit in the manner for which it was designed, but the
             93      renter may not increase the number of occupants above that specified in the rental agreement
             94      without written permission of the owner;
             95          (g) be current on all payments required by the rental agreement; and
             96          (h) comply with [all appropriate requirements] each rule, regulation, or requirement of
             97      the rental agreement [between the owner and the renter, which may include either a], including
             98      any prohibition on, or the allowance of, smoking tobacco products within the residential rental
             99      unit, or on the premises, or both.
             100          (2) [No] A renter may not:
             101          (a) intentionally or negligently destroy, deface, damage, impair, or remove any part of
             102      the residential rental unit or knowingly permit any person to do so;
             103          (b) interfere with the peaceful enjoyment of the residential rental unit of another renter;
             104      or
             105          (c) unreasonably deny access to, refuse entry to, or withhold consent to enter the
             106      residential rental unit to the owner, agent, or manager for the purpose of making repairs to the
             107      unit.
             108          Section 5. Section 57-22-5.1 is amended to read:
             109           57-22-5.1. Crime victim's right to new locks -- Domestic violence victim's right to
             110      terminate rental agreement.
             111          (1) [For purposes of] As used in this section, "crime victim" means a victim of:
             112          (a) domestic violence, as defined in Section 77-36-1 ;
             113          (b) stalking as defined in Section 76-5-106.5 ;
             114          (c) a crime under Title 76, Chapter 5, Part 4, Sexual Offenses;
             115          (d) burglary or aggravated burglary under Section 76-6-202 or 76-6-203 ; or
             116          (e) dating violence, consisting of verbal, emotional, psychological, physical, or sexual
             117      abuse of one person by another in a dating relationship.
             118          (2) An acceptable form of documentation of an act listed in Subsection (1) is:


             119          (a) a protective order protecting the renter issued pursuant to Title 78B, Chapter 7, Part
             120      1, Cohabitant Abuse Act, subsequent to a hearing of which the petitioner and respondent have
             121      been given notice under Title 78B, Chapter 7, Part 1, Cohabitant Abuse Act; or
             122          (b) a copy of a police report documenting an act listed in Subsection (1).
             123          (3) (a) A renter who is a crime victim may require the renter's owner to install a new
             124      lock to the renter's residential rental unit if the renter:
             125          (i) provides the owner with an acceptable form of documentation of an act listed in
             126      Subsection (1); and
             127          (ii) pays for the cost of installing the new lock.
             128          (b) An owner may comply with Subsection (3)(a) by:
             129          (i) rekeying the lock if the lock is in good working condition; or
             130          (ii) changing the entire locking mechanism with a locking mechanism of equal or
             131      greater quality than the lock being replaced.
             132          (c) An owner who installs a new lock under Subsection (3)(a) may retain a copy of the
             133      key that opens the new lock.
             134          (d) Notwithstanding any rental agreement, an owner who installs a new lock under
             135      Subsection (3)(a) shall refuse to provide a copy of the key that opens the new lock to the
             136      perpetrator of the act listed in Subsection (1).
             137          (e) Notwithstanding Section 78B-6-814 , if an owner refuses to provide a copy of the
             138      key under Subsection (3)(d) to a perpetrator who is not barred from the residential rental unit
             139      by a protective order but is a renter on the rental agreement, the perpetrator may file a petition
             140      with a court of competent jurisdiction within 30 days to:
             141          (i) establish whether the perpetrator should be given a key and allowed access to the
             142      residential rental unit; or
             143          (ii) whether the perpetrator should be relieved of further liability under the rental
             144      agreement because of the owner's exclusion of the perpetrator from the residential rental unit.
             145          (f) Notwithstanding Subsection (3)(e)(ii), a perpetrator may not be relieved of further
             146      liability under the rental agreement if the perpetrator is found by the court to have committed
             147      the act upon which the landlord's exclusion of the perpetrator is based.
             148          (4) A renter who is a victim of domestic violence, as defined in Section 77-36-1 , may
             149      terminate a rental agreement if the renter:


             150          (a) is in compliance with:
             151          (i) all provisions of Section 57-22-5 ; and
             152          (ii) all obligations under the rental agreement;
             153          (b) provides the owner a protective order protecting the renter from a domestic
             154      violence perpetrator; and
             155          (c) before termination, pays the owner the equivalent of 45 days' rent.
             156          Section 6. Section 57-22-6 is repealed and reenacted to read:
             157          57-22-6. Renter remedies for deficient condition of residential rental unit.
             158          (1) As used in this section:
             159          (a) "Corrective period" means:
             160          (i) for a standard of habitability, three calendar days; and
             161          (ii) for a requirement imposed by a rental agreement, 10 calendar days.
             162          (b) "Deficient condition" means a condition of a residential rental unit that:
             163          (i) violates a standard of habitability or a requirement of the rental agreement; and
             164          (ii) is not caused by:
             165          (A) the renter, the renter's family, or the renter's guest or invitee; and
             166          (B) a use that would violate:
             167          (I) the rental agreement; or
             168          (II) a law applicable to the renter's use of the residential rental unit.
             169          (c) "Extended corrective period" means a period of time concluding at the end of the
             170      third calendar day after a tenant gives an owner a second notice.
             171          (d) "First notice" means the notice described in Subsection (2).
             172          (e) "Rent abatement remedy" means the remedy described in Subsection (4)(a)(i).
             173          (f) "Renter remedy" means:
             174          (i) a rent abatement remedy; or
             175          (ii) a repair and deduct remedy.
             176          (g) "Repair and deduct remedy" means the remedy described in Subsection (4)(a)(ii).
             177          (h) "Second notice" means the notice described in Subsection (3).
             178          (i) "Standard of habitability" means a standard:
             179          (i) relating to the condition of a residential rental unit; and
             180          (ii) that an owner is required to ensure that the residential rental unit meets as required


             181      under Subsection 57-22-3 (1) or Subsection 57-22-4 (1)(a) or (b)(i), (ii), or (iii).
             182          (2) (a) If a renter believes that the renter's residential rental unit has a deficient
             183      condition, the renter may give the owner written notice as provided in Subsection (2)(b).
             184          (b) A notice under Subsection (2)(a) shall:
             185          (i) describe each deficient condition;
             186          (ii) state that the owner has the corrective period, stated in terms of the applicable
             187      number of days, to correct each deficient condition;
             188          (iii) state the renter remedy that the renter has chosen if the owner does not, within the
             189      corrective period, take substantial action toward correcting each deficient condition;
             190          (iv) provide the owner permission to enter the residential rental unit to make corrective
             191      action; and
             192          (v) be served on the owner as provided in Section 78B-6-805 .
             193          (3) (a) If an owner does not, within the corrective period, take substantial action toward
             194      correcting a deficient condition, the renter may give the owner another written notice as
             195      provided in Subsection (3)(b).
             196          (b) A notice under Subsection (3)(a) shall:
             197          (i) recite the first notice;
             198          (ii) state the number of days that have elapsed since the first notice was given;
             199          (iii) describe each deficient condition described in the first notice with respect to which
             200      the renter claims that the owner has not taken substantial corrective action;
             201          (iv) state that if the owner does not, within three calendar days, take substantial action
             202      toward correcting each deficient condition, the renter will be entitled to the renter remedy the
             203      renter stated in the first notice; and
             204          (v) be served on the owner as provided in Section 78B-6-805 .
             205          (4) (a) Subject to Subsection (4)(b), if an owner fails to take substantial action, before
             206      the end of the extended corrective period, toward correcting a deficient condition described in a
             207      second notice:
             208          (i) if the renter chose the rent abatement remedy in the first notice:
             209          (A) the renter's rent is abated as of the date of the first notice to the owner;
             210          (B) the rental agreement is terminated;
             211          (C) the owner shall immediately pay to the renter:


             212          (I) the entire security deposit that the renter paid under the rental agreement; and
             213          (II) a prorated refund for any prepaid rent, including any rent the renter paid for the
             214      period after the date on which the renter gave the owner the first notice; and
             215          (D) the renter shall vacate the residential rental unit within 10 calendar days after the
             216      expiration of the extended corrective period; or
             217          (ii) if the renter chose the repair and deduct remedy in the first notice, and subject to
             218      Subsection (4)(c), the renter:
             219          (A) may:
             220          (I) correct the deficient condition described in the second notice; and
             221          (II) deduct from future rent the amount the renter paid to correct the deficient
             222      condition, not to exceed an amount equal to two months' rent; and
             223          (B) shall:
             224          (I) maintain all receipts documenting the amount the renter paid to correct the deficient
             225      condition; and
             226          (II) provide a copy of those receipts to the owner within five calendar days after the
             227      beginning of the next rental period.
             228          (b) A renter is not entitled to a renter remedy if the renter is not in compliance with all
             229      requirements under Section 57-22-5 .
             230          (c) (i) If a residential rental unit is not fit for occupancy, an owner may:
             231          (A) determine not to correct a deficient condition described in a first notice or second
             232      notice; and
             233          (B) terminate the rental agreement.
             234          (ii) If an owner determines not to correct a deficient condition and terminates the rental
             235      agreement under Subsection (4)(c)(i):
             236          (A) the owner shall:
             237          (I) notify the renter in writing no later than the end of the extended corrective period;
             238      and
             239          (II) within 10 calendar days after the owner terminates the rental agreement, pay to the
             240      renter:
             241          (Aa) any prepaid rent, prorated as provided in Subsection (4)(c)(ii)(B); and
             242          (Bb) any deposit due the renter;


             243          (B) the rent shall be prorated to the date the owner terminates the rental agreement
             244      under Subsection (4)(c)(i); and
             245          (C) the renter may not be required to vacate the residential rental unit sooner than 10
             246      calendar days after the owner notifies the renter under Subsection (4)(c)(ii)(A)(I).
             247          (5) (a) After the extended corrective period expires, a renter may bring an action in
             248      district court to enforce the renter remedy that the renter chose in the first notice.
             249          (b) In an action under Subsection (5)(a), the court shall endorse on the summons that
             250      the owner is required to appear and defend the action within three business days.
             251          (c) If, in an action under Subsection (5)(a), the court finds that the owner unjustifiably
             252      refused to correct a deficient condition or failed to use due diligence to correct a deficient
             253      condition, the renter is entitled, in addition to the applicable renter remedy, to:
             254          (i) any damages; and
             255          (ii) court costs and a reasonable attorney fee.
             256          (d) An owner who disputes that a condition of the residential rental unit violates a
             257      requirement of the rental agreement may file a counterclaim in an action brought against the
             258      owner under Subsection (5)(a).
             259          (6) An owner may not be held liable under this chapter for a claim for mental suffering
             260      or anguish.
             261          Section 7. Section 57-22-7 is enacted to read:
             262          57-22-7. Limitation on counties and municipalities.
             263          (1) A county or municipality may not adopt an ordinance, resolution, or regulation that
             264      is inconsistent with this chapter.
             265          (2) (a) Subsection (1) may not be construed to limit the ability of a county or
             266      municipality to enforce an applicable administrative remedy with respect to a residential rental
             267      unit for a violation of a county or municipal ordinance, subject to Subsection (2)(b).
             268          (b) A county or municipality's enforcement of an administrative remedy may not have
             269      the effect of:
             270          (i) modifying the time requirements of a corrective period or extended corrective
             271      period, as those terms are defined in Section 57-22-6 ;
             272          (ii) limiting or otherwise affecting a tenant's remedies under Section 57-22-6 ; or
             273          (iii) modifying an owner's obligation under this chapter to a tenant relating to the


             274      habitability of a residential rental unit.


[Bill Documents][Bills Directory]