A lot of Utah County homeowners have a finished basement — and a lot of them wonder the same thing.
Can I rent it out?
It's a fair question. Rents are high. Mortgage payments are high. Having a tenant offset some of that cost makes real financial sense. But the answer isn't a simple yes or no. It depends on your city, your specific zone, your HOA, whether you have a permit, and whether we're talking about a long-term tenant or a short-term arrangement.
Here's exactly what the rules say in Eagle Mountain, Saratoga Springs, and Lehi.
First: Family vs. a Paying Tenant
This distinction matters more than anything else in this guide.
If a family member is moving into your basement at no charge — parents, in-laws, adult kids — you generally don't need a permit. Having family live with you in a shared home is not regulated the same way as renting to a tenant. No ADU permit required. No city registration. No HOA approval needed for the living arrangement itself (though HOA rules on separate entrances or modifications may still apply).
If you're charging rent to anyone — family or not — you are operating a rental unit. At that point, city ADU rules, permit requirements, and HOA restrictions all apply. The moment money changes hands, the regulatory picture changes completely.
What Utah State Law Says
Per Utah Code 10-9a-530, created by HB 82 in 2021, internal ADUs — units created within the footprint of an existing single-family home, like a basement apartment — are a permitted use in most residential zones statewide. Cities cannot require a discretionary public hearing to approve one that meets local standards.
But "permitted by state law" doesn't mean "no rules." Per Homie's 2026 Utah ADU law guide, cities can still require:
- A building permit
- A rental license or registration
- Owner occupancy (either the main home or the ADU)
- One additional parking space
- Minimum rental term of 30 days (which effectively prohibits Airbnb)
- ADU prohibition in up to 25% of residential land area
And critically: per Utah's Department of Commerce ADU guidance, where an internal ADU would not violate a local land use ordinance, renting it may also not be prohibited by any HOA by CC&R rule. But HOA rules on exterior modifications, separate entrances, and additional parking still apply.
The practical takeaway: state law opens the door. Your city, your zone, and your HOA determine whether you can actually walk through it.
Saratoga Springs
Per the City of Saratoga Springs' official ADU FAQ, here's what you need to know:
Your zone determines eligibility. Saratoga Springs has three IADU classification zones:
- IADU Allowed
- IADU Potential
- IADU Prohibited
Use the city's interactive IADU map to look up your specific property before you plan anything. If you're in an IADU Prohibited zone, renting your basement is not permitted regardless of what you do to the space.
You need a building permit and IADU registration. In most cases, a building permit is required before you can legally rent. Contact Saratoga Springs' Building Department at 801-766-6507 for permit information.
Short-term rentals are prohibited. Per Saratoga Springs' land development code, IADUs shall not be used as short-term rentals and shall be rented only for a term of not less than 30 days. No Airbnb. No VRBO. No nightly rentals of any kind.
Owner occupancy is required. You must live in the primary dwelling.
Your HOA may still say no. Even if your zone is IADU Allowed, your HOA's CC&Rs may prohibit rental units. Check with your HOA before applying for a permit.
A second kitchen alone is not enough. Per Saratoga Springs' own guidance, a second kitchen in your home does not count as a legal IADU. A permitted ADU requires a separate dwelling area with kitchen, bathroom, and bedroom — and an actual permit on file.
Eagle Mountain
Per Eagle Mountain Municipal Code Chapter 17.70, ADUs are allowed in Eagle Mountain in several forms — including basement units, attached additions, over-garage units, and detached structures where the zone permits.
Key rules for renting:
- Owner must occupy either the primary dwelling or the ADU
- Occupants of the ADU must be related to each other by blood, marriage, or adoption — or no more than two unrelated individuals living as a single housekeeping unit
- One ADU maximum per lot
- Building permit required
- Separate exterior entrance required (on the side or rear of the building)
- Short-term rentals are not permitted under Eagle Mountain's ADU rules
Verify your zone. Per Zook Cabins' 2026 Utah ADU guide, Eagle Mountain allows ADUs — but not every residential zone permits every ADU type. Check your specific address with Eagle Mountain's planning department.
Lehi
Lehi allows ADUs in most single-family residential zones. Per Lehi City's ADU FAQ:
- ADUs shall only be allowed in single-family detached residential homes
- Owner must occupy the primary dwelling (owner signs and records a Declaration of Owner Occupancy)
- One off-street parking space required for the ADU, minimum 9x20 feet, not in tandem with primary parking
- Building permit required
- ADUs are not allowed to be occupied as short-term rentals (terms less than 30 days)
The critical caveat: moratoriums. Per Property Focus's Utah ADU guide and Engage Lehi's development discussions, Lehi has implemented moratoriums on new ADU permits in certain neighborhoods due to sewer capacity constraints. The restricted areas are mapped. Your address either is or isn't in one.
Before you plan anything, verify your specific address is not in a moratorium area with Lehi City's planning department at 385-201-1030.
What Happens If You Rent Without a Permit
This is worth saying plainly. An unpermitted basement unit that you're renting out — even if it has a full kitchen, separate entrance, and a long-term tenant — is an illegal rental unit.
When Saratoga Springs code enforcement becomes aware of an illegal ADU, a notice of violation is issued to the property owner. If the violation is not corrected, fines follow.
Beyond fines, unpermitted rental units create complications at resale. The appraiser may flag it. The buyer's lender may flag it. Title companies sometimes flag it. And if a tenant is injured in an unpermitted unit, your homeowner's insurance may not cover you.
The permit process is real work — but it's the right path. If you want to rent your basement, do it legally.
Short-Term Rentals: The Airbnb Question
In Eagle Mountain, Saratoga Springs, and Lehi — no. Under ADU rules in all three cities, short-term rentals (under 30 days) are not permitted for ADU units. Per Utah's internal ADU statute, cities are specifically authorized to prohibit short-term rental of IADUs, and all three of these cities have done so.
This means: no Airbnb, no VRBO, no nightly rental platforms for a basement unit in these cities under their current ADU ordinances.
Long-term rental — a tenant on a 30-day minimum lease — is the legal path in all three cities when properly permitted.
The Quick Reference Summary
| Eagle Mountain | Saratoga Springs | Lehi | |
|---|---|---|---|
| Internal ADU (basement) allowed? | ✅ Yes, by zone | ✅ In IADU Allowed zones | ✅ Most zones |
| Permit required? | ✅ Yes | ✅ Yes | ✅ Yes |
| Owner occupancy required? | ✅ Yes | ✅ Yes | ✅ Yes |
| Short-term rental (Airbnb) allowed? | ❌ No | ❌ No | ❌ No |
| Long-term rental (30+ days) allowed? | ✅ Yes, if permitted | ✅ Yes, if permitted | ✅ Yes, if permitted |
| Moratoriums in some areas? | Check your zone | Check IADU map | ✅ Some neighborhoods |
| HOA may add restrictions? | ✅ Yes | ✅ Yes | ✅ Yes |
What to Do Before You Rent Your Basement
- Look up your property on your city's ADU zone map
- Call your city's planning or building department to confirm your address is eligible
- Check your HOA CC&Rs for any restrictions on rental units or separate entrances
- Apply for the required building permit and ADU registration
- Make sure the unit meets all code requirements — egress window, ceiling height, separate entrance, parking
- Talk to your lender about whether renting the unit affects your loan terms
- Review your homeowner's insurance — standard policies typically don't cover tenant liability
Questions about buying a home with a rentable basement in Utah County? Let's chat →
Frequently Asked Questions
Can I rent out my basement in Saratoga Springs? Yes, if your property is in an IADU Allowed zone, you obtain a building permit and IADU registration, the unit meets code requirements, and you live in the primary dwelling. Check the city's interactive IADU map at saratogasprings-ut.gov to verify your zone first. Short-term rentals (under 30 days) are prohibited.
Can I rent out my basement in Eagle Mountain? Yes, with conditions. You must live in either the primary home or the ADU, the unit requires a building permit, and occupants must be related or consist of no more than two unrelated individuals. Short-term rentals are not permitted.
Can I rent out my basement in Lehi? Yes in most zones, but verify your specific address first — some Lehi neighborhoods have moratoriums on new ADU permits due to sewer capacity constraints. Owner occupancy is required, a permit is required, and short-term rentals (under 30 days) are not allowed.
Do I need a permit to have family live in my basement? No — if family is living with you at no charge, no ADU permit is required. The permit requirement applies when you charge rent to a tenant.
Can I do Airbnb with my basement unit? No. All three cities — Eagle Mountain, Saratoga Springs, and Lehi — prohibit short-term rentals (under 30 days) for ADU units under their current ordinances.
What happens if I rent my basement without a permit? You risk code enforcement notices, fines, forced correction, and complications at resale. Your homeowner's insurance may also not cover tenant-related liability in an unpermitted unit.
Can my HOA prohibit me from renting my basement even if the city allows it? Yes. HOA rules layer on top of city rules. Even in an IADU Allowed zone, your HOA's CC&Rs may restrict rental units, separate entrances, or additional parking. Get the HOA's position in writing before you invest in a permit.
Related reading:
- Multigenerational Homes in Utah County: What Families Need to Know Before They Buy
- Saratoga Springs Real Estate Market Update: June 2026 Report by Neighborhood
- Eagle Mountain Real Estate Market Update: June 2026 Report by Neighborhood
- Lehi Real Estate Market Update: June 2026 Report by Neighborhood
- Utah HOA Homeowner Rights in 2026: What Every Utah County Resident Needs to Know
- What to Do Before and After Closing on Your Utah County Home
Sources: Utah Department of Commerce — ADU law overview, HB 82 Utah Code 10-9a-530, cities may prohibit short-term rental of IADUs, owner-occupancy conditions permitted; Homie — Utah ADU Laws 2026: internal ADU by-right status, owner-occupancy city retention, 30-day minimum rental definition, June 2026; City of Saratoga Springs — IADU Allowed/Potential/Prohibited zones, building permit and registration required, short-term rentals prohibited, second kitchen does not equal IADU, owner occupancy required; STR Profit Map — Saratoga Springs short-term rentals prohibited, IADU 30-day minimum, owner occupancy, $1M insurance requirement; Eagle Mountain Municipal Code Chapter 17.70 — ADU types permitted, owner occupancy required, occupant relationship requirement, short-term rental not permitted; Lehi City ADU FAQ — ADUs in single-family zones, owner occupancy declaration, 9x20 parking required, not permitted as short-term rental, 385-201-1030; Property Focus — Lehi moratoriums on ADU permits in some neighborhoods due to sewer capacity, December 2025; Engage Lehi — ADU moratoriums mapped by utility capacity, second kitchen does not equal ADU; Zook Cabins — Eagle Mountain ADU allowed, verify zone, owner occupancy required, March 2026.
Written by Kat Ashby, Principal Broker and Realtor® at RootQuest Realty LLC in Saratoga Springs, Utah. Kat holds a Utah Division of Real Estate Principal Broker license (Credential #10382396-PB00) — a designation that requires demonstrated experience, additional coursework, and a separate licensing exam beyond the standard agent license. She has been actively selling in Utah County since 2020, with deep experience across Lehi, Eagle Mountain, Saratoga Springs, and the broader Wasatch Front, specializing in buyer and seller representation, new construction, and corporate relocation through Altair Global. She is fluent in English and Portuguese, earned her bachelor's degree in Psychology from Brigham Young University, and lives in the community she sells in.