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Proposed Utah bill takes aim at hidden rental fees

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Proposed Utah bill takes aim at hidden rental fees


SALT LAKE CITY — After spending a year living out of her car, Rachel Ortiz said she does everything she can to avoid going back to that life. And that includes keeping a very tight budget.

“Unexpected things come up and I’m able to pay them thankfully, but a lot of people aren’t able to do that,” Ortiz said.

But her carefully planned budget blew up on her when her Salt Lake City apartment turned out to be not as affordable as advertised.

The listed rent price for her place was $869. But each month, Ortiz pays nearly a hundred dollars more to live there – not including utilities.

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The reason? Hidden rental fees.

“It’s hard to afford a place nowadays with the rent, and if the inflation is going up,” she said.

The monthly add-ons driving up rent

Ortiz’s monthly fees include $10 for pest control. Another $14 goes to her place’s liability waiver program — an alternative to the required renter’s insurance. And with no adjacent street parking available, she also must pay $25 for parking: covered or uncovered. On top of those fees, there’s a $16 “real estate tax” for her share of the complex’s property taxes.

“I mean, they want to charge you separate for every little thing,” Ortiz said.

She also shares the costs of landscaping, maintenance, snow removal, security and utility bills for her place’s common areas. That fee varies, but last month it came to $32.

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“I go to pay this amount, and then you tell me it’s this amount,” she said. “And I have this amount for the rent.”

Fees renters report paying nationwide

Ortiz isn’t alone in having to tackle monthly rent inflated by hidden rental fees. Americans spend hundreds of millions of dollars on rental fees every year, according to a National Consumer Law Center study. That same study identified 27 distinct types of fees renters are paying in addition to their rent.

Those include a fee for having a guest over. Some renters pay an additional fee for the landlord to process their rent payments. Some pay for mandatory trash pick-up or valet service even though they want to take their garbage to the dumpster on their own. Some tenants report having to pay fees to receive packages or to get their mail sorted.

What current law protects renters

Since 2021, landlords in Utah have been required to disclose all fees before taking an application fee.

“The tenants, when they are touring those apartment communities, the law is that they have to disclose all the fees,” said Derek Seal of the Utah Rental Housing Association – a leading trade association for landlords, property managers and others linked to the rental housing industry. “We want people and tenants to be able to make informed decisions.”

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Seal says the current law already prevents a landlord from charging a fee that wasn’t disclosed before the renter signed the lease. On the flip side, if a fee was disclosed in the lease – he says renters really don’t have room to complain.

“They have a responsibility to understand the agreement … that they’re getting into,” he said.

What HB29 would change

But now, HB29 aims to require fee disclosure well before a prospective tenant sees an agreement. It wants it to happen in the advertising.

“It’s setting a standard,” said the bill’s sponsor, state Rep. Tyler Clancy, R-Provo. “We’re making sure that they (consumers) have an expectation that the marketplace is being honest and transparent.”

HB29 bans hidden rental fees by requiring a listing or an advertisement for a rental to disclose the total price.

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“When you’re not being upfront about your price, that could be anti-competitive in nature because you’re not really advertising your product,” Clancy said. “Setting an expectation that families can know if something fits into their budget or not, I think that’s a reasonable thing.”

“The extra fees then should be baked into the price,” said Katie Hass, who leads Utah’s Division of Consumer Protection — which will enforce HB29 if it passes.


They have a responsibility to understand the agreement … that they’re getting into.

–Derek Seal, Utah Rental Housing Association


She says the listed rental price must reflect the real price a tenant will have to pay to live there, excluding personal utilities. And that price, she said, cannot be a range that depends on variable or seasonal fees.

“You (landlords) get to set your own prices,” she said. “You just have to be truthful what’s included in that price and what’s optional at the end of the transaction.”

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Federal scrutiny and Greystar’s response

At least eleven other states have similar laws about disclosing hidden rental fees in listings or ads. And in December, the Federal Trade Commission and the State of Colorado reached a $24 million settlement with rental housing giant Greystar over allegations it deceived renters with hidden fees.

“These little fees, at the end, they create a bitterness to our economy that we don’t want here in Utah,” Hass said.

KSL reached out to Greystar about the settlement, who pointed us to their Dec. 2, 2025 statement that reads in part, “The agreement contains no admission of wrongdoing, and Greystar continues to maintain, as it has from the start of this matter, that its advertising has always been transparent, fair, and fully consistent with the longstanding industrywide practice of advertising base rent to potential residents.”

In that same statement, Greystar also says the agreement clarifies the FTC’s position “that federal law requires displaying the Total Monthly Leasing Price, including base rent and all mandatory fees, when advertising housing for rent.”

One renter’s reaction as ownership changes

As for Rachel Ortiz, she does feel bitterness toward all the fees she has to pay on top of her rent.

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“It’s become like really greedy,” she lamented. “They start thinking with this (pointing to her head) and stop thinking with this (tapping her heart).”

She just recently learned her home has been bought out by Greystar. She now hopes her new landlord will be more transparent.

“It’s just too much,” she said.

What renters can do right now

If passed, HB29 would not take effect until July 1, 2026.

As a renter, the best thing you can do is, before touring a place, contact the landlord and request a full breakdown of all monthly costs you’re expected to pay, as well as any one-time fees, such as a lease initiation fee. And it doesn’t hurt to try to negotiate. Ask whether they’ll consider waiving a fee or maybe lowering the rent to offset the fee costs.

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Derek Seal said the Utah Rental Housing Association maintains a fund that reimburses application fees for renters who did not receive full disclosure when they applied. You can apply on their webpage.

The Key Takeaways for this article were generated with the assistance of large language models and reviewed by our editorial team. The article, itself, is solely human-written.



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Reading changed these authors’ lives, now they want the same for Utah’s youth

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Reading changed these authors’ lives, now they want the same for Utah’s youth


SALT LAKE CITY — “If you don’t think you’re a reader yet, it’s because you haven’t found the right book.”

Utah author Sara B. Larson believes there is a book out there for everyone that can make someone love reading. She and dozens of other authors gathered at StoryCon this weekend to teach and inspire young kids to love reading and writing.

“It’s hard to see the drop in literacy that has happened, but it’s also encouraging to see so many people banding together to try and combat it and help our youth,” Larson said.

StoryCon is a literature conference that brings together authors, educators, teens, tweens and everyone in between to focus on the power of literacy. Around 3,500 people flocked to the Salt Palace Convention Center for workshops on writing concepts, shopping for book merchandise, author signings, and even panels about Brandon Sanderson’s famed fantastical universe known as the Cosmere.

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Sanderson, one of the most well-known fantasy authors to come out of Utah, said writing can feel isolating because it is such a solitary activity. He attended a conference similar to StoryCon in Nebraska when he was 18, and the opportunity to connect and meet with real authors was “so invigorating.”

“It was so powerful to just have a community. So I’ve always tried to do what I can to support communities, particularly for young people,” he said.

Aspiring writers don’t need to stress about writing the perfect book immediately, Sanderson advises. While some authors get lucky, like Christopher Paolini, who wrote “Eragon” at just 14 years old, most of the time writing is about exploring genres and just improving your skills over time, he said.

Brandon Sanderson speaks to thousands of people who attended the 2026 StoryCon literacy convention at the Salt Palace Convention Center in Salt Lake City, Saturday. (Photo: Cassidy Wixom, KSL)

Sanderson himself didn’t love reading at first until between his eighth and ninth grade years.

“I went from being a C student to an A student because of books. This was partially because I found myself in the books; I had a reason to care, but your reading comprehension going up helps in all aspects of life,” he said. “Having a fluency with reading, reading for the love of it, which will just build those muscles in your brain, is extremely important.”

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Brandon Mull, author of the “Fablehaven” series, said he also didn’t like reading as a kid until he read “The Lion, the Witch and the Wardrobe,” which made a “light go on.” He now feels he owes C.S. Lewis the credit for how his life turned out.

“When I learned to read for fun as a kid, it changed the trajectory of my life,” Mull said. “I’m a practical example of how big a difference learning to love reading can make for someone.”

Authors Sara B. Larson and Brandon Sanderson speak to StoryCon CEO Jennifer Jenkins at a meet and greet during the 2026 StoryCon literacy convention in Salt Lake City, Saturday. (Photo: Cassidy Wixom, KSL)

Mull focuses on children’s literature and said he tries to write stories that children and families can enjoy. Reading fiction helps children develop “a rich inner life,” learn how to be empathetic and develop their minds to be a place ideas can be explored.

The Utah author will soon be celebrating the 20th anniversary of his book “Fablehaven,” which will include a special illustrated edition of the beloved children’s book, a dramatized full-cast audiobook, and the premiere next year of a film based on the novel. He also will be releasing a new series this year called “Guardians” that he believes is some of his best work.

With so many things competing for kids’ attention every day, it’s crucial to teach them to read, Mull said.

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“If we don’t get kids to learn how to read a book and turn it into a story in their head, they are missing an aspect of education that makes them good consumers of information and good consumers of stories,” he said.

Larson agreed with that sentiment, saying people’s brains are being “hijacked” and getting stuck in a loop of only having a 3-second attention span because of social media. Larson has written more than eight fantasy books, including the popular “Defy” trilogy.

“This phenomenon that is happening to our kids, they are losing the ability to focus, losing the ability to even think with any sort of deep analytical process. It’s so vital to get to these kids and help them realize you have got to put down the phone and pick up a book and train yourself to focus,” she said.

There is wealth, knowledge, joy, happiness, peace and calm to be found when you put social media away and instead dive into a book, she said. Reading helps children grow up to be successful adults who can pursue goals, constantly learn and successfully contribute to society.

StoryCon CEO Jennifer Jenkins said it has been overwhelming to see the success of the event. StoryCon was created by the nonprofit Operation Literacy last year and has become the biggest literacy-focused event in Utah.

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Growing up, she felt there wasn’t a place for writers compared to athletes or dancers who always had camps and conventions, so she helped found Teen Author Boot Camp, which evolved into StoryCon.

“Kids need to know they are being taken seriously. They need to be validated and know they are being encouraged,” she said. “That’s the why behind all of this. We really want to put them before anything else. These kids are the heart of everything we do.”

The Key Takeaways for this article were generated with the assistance of large language models and reviewed by our editorial team. The article, itself, is solely human-written.



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Why Utah Represents Arizona State’s True Turning Point

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Why Utah Represents Arizona State’s True Turning Point


Arizona State basketball is at a crossroads. After back-to-back road losses to Baylor and TCU, the Sun Devils are suddenly fighting just to stay above .500. 

Now, with Utah coming to town Saturday afternoon, this isn’t just another conference game. It feels bigger than that. It feels like the moment that decides whether this season still has life or if it quietly fades away.

The Danger of Falling Below .500

All season long, Arizona State has had one strange pattern. 

Every time they dropped to .500, they responded with a win. They never let things spiral.

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But now they’re sitting right on the edge again.

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A loss to Utah would push them below .500 for the first time all year. That might not sound dramatic, but it matters for team morale. 

Teams feel that shift. Confidence changes. Urgency changes. And with only a few games left before the Big 12 Tournament, there isn’t much time to recover.

That’s why this Utah game feels different.

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Feb 21, 2026; Waco, Texas, USA; Baylor Bears guard Isaac Williams (10) scores a basket over Arizona State Sun Devils guard Anthony Johnson (2) during the second half at Paul and Alejandra Foster Pavilion. Mandatory Credit: Chris Jones-Imagn Images | Chris Jones-Imagn Images

Utah Is Playing Better — Especially on Defense

When these two teams met a few weeks ago, Utah was struggling. 

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Since then, they’ve improved. They’re still built around their top scorers, who combine for around 40 points per game, but the real difference lately has been defense.

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Utah has started putting together more complete defensive performances. They’re contesting shots better. They’re finishing possessions. They’re not folding as easily in the second half.

That matters because Arizona State’s biggest issue right now isn’t effort, it’s physical depth.

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Feb 21, 2026; Waco, Texas, USA; Arizona State Sun Devils head coach Bobby Hurley disputes a call with an official during the first half against the Baylor Bears at Paul and Alejandra Foster Pavilion. Mandatory Credit: Chris Jones-Imagn Images | Chris Jones-Imagn Images

The Real Niche Problem: Guard-Heavy and Worn Down

Here’s something that doesn’t get talked about enough: Arizona State’s roster balance is off.

Because of injuries, especially the likely season-ending absence of Marcus Adams Jr., the Sun Devils are extremely guard-heavy right now. More than half of the available players are guards. That creates matchup issues, especially against physical teams.

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We saw it against TCU. They got to the free-throw line 36 times. 

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They won the physical battle. Even when their best scorer struggled, they still controlled the game inside.

ASU just doesn’t have the same frontcourt depth. 

With only a few true bigs available and some undersized forwards playing bigger roles than expected, the team can get worn down. 

Late in games, that shows up in missed rebounds, second-chance points, and tired legs.

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It’s not about hustle. It’s about bodies.

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Why Saturday Truly Matters

If Arizona State beats Utah, everything changes. 

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Suddenly, you’re heading into Senior Night against Kansas with momentum. Win that, and you’re talking about a possible 7–11 conference finish and a much better Big 12 Tournament matchup.

From there? Anything can happen.

But if they lose Saturday, the math and the hope get much harder.

That’s why this game isn’t just about Utah.

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It’s about belief. It’s about roster limitations. And it’s about whether this team has one more push left in them before the season runs out.



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Utahns first or eroding the Utah way? House OKs measure cracking down on illegal immigration

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Utahns first or eroding the Utah way? House OKs measure cracking down on illegal immigration


SALT LAKE CITY — A controversial Utah proposal to crack down on the presence of immigrants in the country illegally that had seemed stalled gained new life Friday, passing muster in new form in a relatively narrow vote.

In a 39-33 vote, the Utah House approved HB386 — amended with portions of HB88, which stalled in the House on Monday — and the revamped measure now goes to the Utah Senate for consideration.

The reworked version of HB386, originally meant just to repeal outdated immigration legislation, now also contains provisions prohibiting immigrants in the country illegally from being able to tap into in-state university tuition, certain home loan programs and certain professional licensing.

The new HB386 isn’t as far-reaching as HB88, which also would have prohibited immigrants in the country illegally from being able to access certain public benefits like food at food pantries, immunizations for communicable diseases and emergency housing.

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Moreover, Rep. Trevor Lee, R-Layton and the HB88 sponsor, stressed that the new provisions in HB386 wouldn’t impact immigrants in the country legally. He touted HB88 as a means of making sure taxpayer money isn’t funneled to programming that immigrants in the country illegally can tap.

Rep. Lisa Shepherd, R-Provo, the HB386 sponsor, sounded a similar message, referencing, with chagrin, the provision allowing certain students in the country illegally to access lower in-state tuition rates at Utah’s public universities. Because of such provisions “we’re taking care of other countries’ children first, and I want to take care of Utahns first. In my campaign I ran and said Utahns first and this bill will put Utahns first,” she said.


If we stop young folks who have lived here much of their life from going to school and getting an education, it is really clear to me that we have hurt that person. It’s not clear to me at all that we have benefitted the rest of us.

–Rep. Ray Ward, R-Bountiful


The relatively narrow 39-33 vote, atypical in the GOP-dominated Utah Legislature, followed several other narrow, hotly contested procedural votes to formally amend HB386. Foes, including both Democrats and Republicans, took particular umbrage with provisions prohibiting immigrants in the country illegally from being able to pay in-state tuition and access certain scholarships.

As is, students in the country illegally who have attended high school for at least three years in Utah and meet other guidelines may pay lower in-state tuition, but if they have to pay out-of-state tuition instead, they could no longer afford to go to college.

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“If we stop young folks who have lived here much of their life from going to school and getting an education, it is really clear to me that we have hurt that person. It’s not clear to me at all that we have benefitted the rest of us,” said Rep. Ray Ward, R-Bountiful.

Rep. Hoang Nguyen, D-Salt Lake City, noted her own hardscrabble upbringing as an immigrant from Vietnam and said the changes outlined in the reworked version of HB386 run counter to what she believes Utah stands for.

“I fear that what we’re doing here in Utah is we are eroding what truly makes Utah special, the Utah way. We are starting to adopt policies that are regressive and don’t take care of people. Utahns are one thing. Citizens are one thing. People is the first thing,” she said.

Rep. John Arthur, D-Cottonwood Heights, said the measure sends a negative message to the immigrant students impacted.

“If we pass this bill today, colleagues, we will be telling these young people — again, who have graduated from our high schools, these kids who have gone to at least three years of school here — that you’re no longer a Utahn,” he said.

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If we are compassionate to those who come the legal way and we are compassionate to those who already live here, that does not mean that we lack compassion for others in other ways.

–Rep. Kristen Chevrier, R-Highland


Rep. Kristen Chevrier, R-Highland, said the debate underscores a “fallacy” about compassion. She backed the reworked version of HB386, saying Utah resources should be first spend on those in the country legally.

“If we are compassionate to those who come the legal way and we are compassionate to those who already live here, that does not mean that we lack compassion for others in other ways,” she said.

The original version of HB386 calls for repeal of immigration laws on the books that are outdated because other triggering requirements have not been met or they run counter to federal law.

The Key Takeaways for this article were generated with the assistance of large language models and reviewed by our editorial team. The article, itself, is solely human-written.

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