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Utah Residential Lease Agreement

Free Utah lease agreement: no statutory security deposit cap, 30-day itemized return, and required meth-contamination disclosure. Attorney review available.

Introduction

A residential lease agreement is a legally binding contract that sets the terms under which a tenant rents a landlord's residential property, covering rent, the length of the tenancy, the security deposit, each party's responsibilities, and how the lease ends. In Utah the landlord (also called the lessor) and tenant (also called the lessee) are governed mainly by the Utah Fit Premises Act, Utah Code Title 57, Chapter 22, and by the Residential Renters' Deposits chapter, Title 57, Chapter 17. Utah sets no statutory cap on a security deposit, but the landlord must return the deposit, or a written notice itemizing any deductions, within 30 days after the tenant vacates and returns possession, and must comply within 5 business days if the tenant serves a written notice with a forwarding address. Required disclosures include the federal lead-based paint pamphlet for pre-1978 housing, written notice of any non-refundable portion of the deposit, and, if the landlord actually knows the unit is currently contaminated from methamphetamine use, storage, or manufacture, written disclosure of that contamination. A landlord must give at least 24 hours' notice before entering, and a late fee cannot exceed the greater of 10% of the rent or $75. Ending or changing a month-to-month tenancy, including a rent increase, requires at least 15 calendar days' notice, and Utah law bars local rent-control ordinances. Attorney review is available as an option before you sign.

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Key Things to Know

  1. 1

    A residential lease agreement is the contract that sets the rent, term, deposit, and rules for renting a home. It spells out what the landlord (lessor) and tenant (lessee) each owe one another and how the tenancy can end.

  2. 2

    Utah sets no statutory cap on the security deposit amount. Utah Code Title 57, Chapter 17 does not set a dollar or months-of-rent limit. The deposit, or a written itemized notice of deductions, is due within 30 days after the tenant vacates, and within 5 business days if the tenant serves a written notice with a forwarding address.

  3. 3

    Required disclosures in Utah are narrower than in many states: the federal lead-based paint disclosure for pre-1978 housing, written notice at move-in of any non-refundable deposit portion, and a methamphetamine-contamination disclosure if the landlord actually knows the unit is contaminated.

  4. 4

    A landlord must give at least 24 hours' notice before entering the rental unit, except in an emergency, under the Utah Fit Premises Act (Utah Code Section 57-22-4).

  5. 5

    A late fee cannot exceed the greater of 10% of the rent or $75. Utah sets no statutory grace period (the number of days after the due date before a fee can apply), so the fee and its trigger must be written into the lease.

  6. 6

    Ending a month-to-month tenancy, or changing its terms such as a rent increase, requires at least 15 calendar days' written notice under Utah Code Section 78B-6-802; Utah has no separate rent-increase statute.

  7. 7

    Utah has no rent control. Utah Code Section 57-20-1 bars a city, county, or town from enacting a rent-control ordinance without the Legislature's express approval, so no local just-cause or rent-cap regime applies.

Key decisions before you file

Before you file a Residential Lease Agreement in Utah, a few decisions shape the document: which option to choose and what each one means. The Residential Lease Agreement guide walks through them.

Open the Residential Lease Agreement guide

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UTAH RESIDENTIAL LEASE AGREEMENT

  1. PARTIES AND PREMISES This Residential Lease Agreement (this 'Lease') is made on [DATE] between [LANDLORD NAME], the landlord (lessor), and [TENANT NAME], the tenant (lessee), for the residential property located at [ADDRESS], Utah (the 'Premises').

  2. TERM This Lease is for a fixed term beginning [START DATE] and ending [END DATE], or, if checked, a month-to-month tenancy beginning [START DATE] that continues until either party gives proper notice to end it.

  3. RENT Tenant shall pay rent of $[AMOUNT] per month, due on the [DAY] of each month. Utah Code Section 57-22-4 caps any late fee at the greater of 10% of the rent agreed to in this Lease or $75. Utah sets no mandatory grace period (the number of days after the due date before a late fee applies), so the fee and its trigger are stated here: a late fee of $[AMOUNT] applies if rent is not paid by [DATE].

  4. SECURITY DEPOSIT Tenant shall pay a security deposit of $[AMOUNT]. Utah Code Title 57, Chapter 17 sets no statutory maximum on a security deposit. Within 30 days after Tenant vacates and returns possession, Landlord shall deliver a written notice itemizing (explaining, item by item) any deductions and refund the balance plus any prepaid rent, or within 5 business days if Tenant serves a written Tenant's Notice to Provide Deposit Disposition with a forwarding address. Any non-refundable portion of the deposit, such as a cleaning or pet fee, must be stated in writing to Tenant when the deposit is taken (Utah Code Section 57-17-2).

  5. DISCLOSURES Landlord shall provide, where applicable: (a) the federal lead-based paint disclosure and EPA pamphlet for Premises built before 1978 (42 U.S.C. Section 4852d); (b) written notice at the time the deposit is taken identifying any non-refundable portion of the deposit (Utah Code Section 57-17-2); and (c) if Landlord has actual knowledge the Premises is currently contaminated from the use, storage, or manufacture of methamphetamine, written disclosure of that contamination (Utah Code Section 57-27-201).

  6. ENTRY Except in an emergency, Landlord shall give Tenant at least 24 hours' prior notice before entering the Premises, under the Utah Fit Premises Act (Utah Code Section 57-22-4).

  7. MAINTENANCE AND USE Landlord shall maintain the Premises in a fit and habitable condition as required by the Utah Fit Premises Act. Tenant shall keep the Premises clean, use it only as a residence, and promptly notify Landlord of any needed repairs.

  8. TERMINATION Either party may end a month-to-month tenancy by giving the other at least 15 calendar days' written notice (Utah Code Section 78B-6-802). Utah has no separate rent-increase statute; a rent increase or other change in terms is given through that same 15-day notice. Utah Code Section 57-20-1 bars local rent control without the Legislature's express approval.

Landlord and Tenant sign below to show their agreement to this Lease. A Utah lease needs no notary and no witnesses.

Dated: [DATE]

[LANDLORD NAME], Landlord

Dated: [DATE]

[TENANT NAME], Tenant

Note: This is a compact Utah lease skeleton governed by the Utah Fit Premises Act (Utah Code Title 57, Chapter 22) and the Residential Renters' Deposits chapter (Utah Code Title 57, Chapter 17). For the complete, customizable template, see the full Residential Lease Agreement template.

Utah Requirements for Residential Lease Agreement

No Statutory Deposit Cap, 30-Day Itemized Return

Utah Code Title 57, Chapter 17 sets no statutory maximum on a security deposit. Within 30 days after the tenant vacates and returns possession, the landlord must deliver a written notice itemizing (explaining, item by item) any deductions and return the remaining balance plus any prepaid rent.

Five-Business-Day Response to Tenant's Deposit Notice

If the tenant serves the landlord a written Tenant's Notice to Provide Deposit Disposition with a forwarding address, Utah Code Section 57-17-3 requires the landlord to comply within 5 business days of that notice.

Non-Refundable Deposit or Fee Written Notice

If any part of the deposit, such as a cleaning or pet fee, is non-refundable, Utah Code Section 57-17-2 requires the landlord to state that in writing to the tenant at the time the deposit is taken.

Lead-Based Paint Disclosure

For Premises built before 1978, federal law (42 U.S.C. Section 4852d) requires the landlord to give the tenant the lead-based paint disclosure and EPA pamphlet before the lease is signed.

Methamphetamine Contamination Disclosure

Utah Code Section 57-27-201 requires a landlord who has actual knowledge that the Premises is currently contaminated from the use, storage, or manufacture of methamphetamine to disclose that contamination in the lease or another related document.

24-Hour Entry Notice

Except in an emergency, Utah Code Section 57-22-4 requires the landlord to give the tenant at least 24 hours' prior notice before entering the rental unit.

Late Fee Cap: Greater of 10% or $75

Utah Code Section 57-22-4 caps a late fee at the greater of 10% of the rent agreed to in the lease or $75. Utah sets no mandatory grace period (the number of days after the due date before a fee can apply), so the lease itself must state the fee and its trigger.

15-Day Notice to End or Change a Month-to-Month Tenancy

Under Utah Code Section 78B-6-802, either party must give at least 15 calendar days' written notice to end a month-to-month tenancy, and a rent increase or other change in terms is given through that same 15-day notice, since Utah has no separate rent-increase statute. Utah Code Section 57-20-1 also bars local rent-control ordinances without express Legislature approval.

Frequently Asked Questions

A Utah lease should name the landlord and tenant, describe the rental address, and state the rent, due date, and term. It should also set the security deposit amount, the 24-hour entry-notice rule, any required disclosures such as lead paint for pre-1978 housing and non-refundable deposit portions, and the notice needed to end or change a month-to-month tenancy.

Utah Code Title 57, Chapter 17 sets no statutory cap on the security deposit amount, so the landlord and tenant agree on it in the lease. The landlord must return the deposit, or a written notice itemizing (explaining, item by item) any deductions, within 30 days after the tenant vacates and returns possession, and within 5 business days if the tenant serves a written notice with a forwarding address.

Yes. You can generate a Utah residential lease agreement at no cost using this template, filling in the rental address, rent, term, and deposit details. Attorney review of the finished lease is available as an optional add-on before you sign.

No. A Utah residential lease does not need notarization or witnesses to be valid. It becomes binding when the landlord and tenant sign it. Keeping a signed copy for each party is good practice even though no notary or witness is required.

Generally no. Under the Utah Fit Premises Act, Utah Code Section 57-22-4, a landlord must give the tenant at least 24 hours' notice before entering the rental unit, except in a genuine emergency such as a fire or burst pipe where advance notice is not practical.

Utah requires the federal lead-based paint disclosure and EPA pamphlet for housing built before 1978, a written notice at the time the deposit is taken if any part of it is non-refundable (such as a cleaning or pet fee), and, only if the landlord actually knows of it, written disclosure that the unit is currently contaminated from methamphetamine use, storage, or manufacture.

Either the landlord or the tenant can end a Utah month-to-month tenancy by giving the other at least 15 calendar days' written notice before the end of the rental period, under Utah Code Section 78B-6-802. Utah has no separate rent-increase statute, so a rent increase or other change in terms is given through that same 15-day notice.

Yes, but Utah Code Section 57-22-4 caps it at the greater of 10% of the rent agreed to in the lease or $75. Utah sets no mandatory grace period before a late fee applies, so the lease itself must state the fee amount and when it kicks in.