diff --git a/packages/experimental-utils/package.json b/packages/experimental-utils/package.json
index 690771a841b8..97c0bc1f5ef3 100644
--- a/packages/experimental-utils/package.json
+++ b/packages/experimental-utils/package.json
@@ -44,13 +44,23 @@
     "@typescript-eslint/types": "4.28.5",
     "@typescript-eslint/typescript-estree": "4.28.5",
     "eslint-scope": "^5.1.1",
-    "eslint-utils": "^3.0.0",
-    "tsutils": "^3.21.0"
+    "eslint-utils": "^3.0.0"
   },
   "peerDependencies": {
-    "eslint": "*"
+    "eslint": "*",
+    "tsutils": "^3.21.0",
+    "typescript": "^3.4.1 || ^4.0.0"
+  },
+  "peerDependenciesMeta": {
+    "tsutils": {
+      "optional": true
+    },
+    "typescript": {
+      "optional": true
+    }
   },
   "devDependencies": {
+    "tsutils": "*",
     "typescript": "*"
   },
   "funding": {
diff --git a/packages/experimental-utils/src/conditional-imports/tsutils.ts b/packages/experimental-utils/src/conditional-imports/tsutils.ts
new file mode 100644
index 000000000000..9cd99d19aca6
--- /dev/null
+++ b/packages/experimental-utils/src/conditional-imports/tsutils.ts
@@ -0,0 +1,12 @@
+import type * as tsutils from 'tsutils';
+
+// Conditionally loaded tsutils but only if it is available.
+const conditionalTsutils = ((): typeof tsutils | Error => {
+  try {
+    return require('tsutils') as typeof tsutils;
+  } catch {
+    return new Error('Cannot find local tsutils peer depenancy.');
+  }
+})();
+
+export { conditionalTsutils };
diff --git a/packages/experimental-utils/src/conditional-imports/typescript.ts b/packages/experimental-utils/src/conditional-imports/typescript.ts
new file mode 100644
index 000000000000..12f8d9d89dc3
--- /dev/null
+++ b/packages/experimental-utils/src/conditional-imports/typescript.ts
@@ -0,0 +1,12 @@
+import type * as ts from 'typescript';
+
+// Conditionally loaded TypeScript but only if it is available.
+const conditionalTypeScript = ((): typeof ts | Error => {
+  try {
+    return require('typescript') as typeof ts;
+  } catch {
+    return new Error('Cannot find local typescript peer depenancy.');
+  }
+})();
+
+export { conditionalTypeScript };
diff --git a/packages/experimental-utils/src/eslint-utils/isTypeReadonly.ts b/packages/experimental-utils/src/eslint-utils/isTypeReadonly.ts
index b10f00006ec5..399d3bea45d9 100644
--- a/packages/experimental-utils/src/eslint-utils/isTypeReadonly.ts
+++ b/packages/experimental-utils/src/eslint-utils/isTypeReadonly.ts
@@ -1,11 +1,9 @@
-import {
-  isObjectType,
-  isUnionType,
-  isUnionOrIntersectionType,
-  unionTypeParts,
-  isPropertyReadonlyInType,
-} from 'tsutils';
-import * as ts from 'typescript';
+import assert from 'assert';
+import type * as ts from 'typescript';
+
+import { conditionalTypeScript } from '../conditional-imports/typescript';
+import { conditionalTsutils } from '../conditional-imports/tsutils';
+
 import { getTypeOfPropertyOfType, nullThrows, NullThrowsReasons } from '.';
 
 const enum Readonlyness {
@@ -73,6 +71,9 @@ function isTypeReadonlyObject(
   type: ts.Type,
   seenTypes: Set<ts.Type>,
 ): Readonlyness {
+  assert(!(conditionalTypeScript instanceof Error));
+  assert(!(conditionalTsutils instanceof Error));
+
   function checkIndexSignature(kind: ts.IndexKind): Readonlyness {
     const indexInfo = checker.getIndexInfoOfType(type, kind);
     if (indexInfo) {
@@ -88,7 +89,13 @@ function isTypeReadonlyObject(
   if (properties.length) {
     // ensure the properties are marked as readonly
     for (const property of properties) {
-      if (!isPropertyReadonlyInType(type, property.getEscapedName(), checker)) {
+      if (
+        !conditionalTsutils.isPropertyReadonlyInType(
+          type,
+          property.getEscapedName(),
+          checker,
+        )
+      ) {
         return Readonlyness.Mutable;
       }
     }
@@ -120,12 +127,16 @@ function isTypeReadonlyObject(
     }
   }
 
-  const isStringIndexSigReadonly = checkIndexSignature(ts.IndexKind.String);
+  const isStringIndexSigReadonly = checkIndexSignature(
+    conditionalTypeScript.IndexKind.String,
+  );
   if (isStringIndexSigReadonly === Readonlyness.Mutable) {
     return isStringIndexSigReadonly;
   }
 
-  const isNumberIndexSigReadonly = checkIndexSignature(ts.IndexKind.Number);
+  const isNumberIndexSigReadonly = checkIndexSignature(
+    conditionalTypeScript.IndexKind.Number,
+  );
   if (isNumberIndexSigReadonly === Readonlyness.Mutable) {
     return isNumberIndexSigReadonly;
   }
@@ -139,20 +150,26 @@ function isTypeReadonlyRecurser(
   type: ts.Type,
   seenTypes: Set<ts.Type>,
 ): Readonlyness.Readonly | Readonlyness.Mutable {
+  assert(!(conditionalTypeScript instanceof Error));
+  assert(!(conditionalTsutils instanceof Error));
+
   seenTypes.add(type);
 
-  if (isUnionType(type)) {
+  if (conditionalTsutils.isUnionType(type)) {
     // all types in the union must be readonly
-    const result = unionTypeParts(type).every(t =>
-      isTypeReadonlyRecurser(checker, t, seenTypes),
-    );
+    const result = conditionalTsutils
+      .unionTypeParts(type)
+      .every(t => isTypeReadonlyRecurser(checker, t, seenTypes));
     const readonlyness = result ? Readonlyness.Readonly : Readonlyness.Mutable;
     return readonlyness;
   }
 
   // all non-object, non-intersection types are readonly.
   // this should only be primitive types
-  if (!isObjectType(type) && !isUnionOrIntersectionType(type)) {
+  if (
+    !conditionalTsutils.isObjectType(type) &&
+    !conditionalTsutils.isUnionOrIntersectionType(type)
+  ) {
     return Readonlyness.Readonly;
   }
 
@@ -183,6 +200,13 @@ function isTypeReadonlyRecurser(
  * Checks if the given type is readonly
  */
 function isTypeReadonly(checker: ts.TypeChecker, type: ts.Type): boolean {
+  if (conditionalTypeScript instanceof Error) {
+    throw conditionalTypeScript;
+  }
+  if (conditionalTsutils instanceof Error) {
+    throw conditionalTsutils;
+  }
+
   return (
     isTypeReadonlyRecurser(checker, type, new Set()) === Readonlyness.Readonly
   );
diff --git a/packages/experimental-utils/src/eslint-utils/propertyTypes.ts b/packages/experimental-utils/src/eslint-utils/propertyTypes.ts
index 5e2f1054239d..efeaf7beb482 100644
--- a/packages/experimental-utils/src/eslint-utils/propertyTypes.ts
+++ b/packages/experimental-utils/src/eslint-utils/propertyTypes.ts
@@ -1,4 +1,4 @@
-import * as ts from 'typescript';
+import type * as ts from 'typescript';
 
 export function getTypeOfPropertyOfName(
   checker: ts.TypeChecker,