Utah Residential Lease Agreement
A free Utah lease template, plus what Utah law requires a lease to include, attach or leave out — each with the statute. Use it as a starting point; landlords with unusual situations should have a lawyer review the final lease.
Disclosures Utah requires
| Costs, availability and screening criteria before any payment | Before accepting an application fee or any other payment, the owner must disclose in writing a good-faith estimate of the rent and of each fixed non-rent expense, the type of each use-based non-rent expense, the date the unit is expected to be available, the eligibility criteria (such as criminal history, credit, income, employment or rental history), and the process for getting money back. This may be in the application, a deposit agreement or a written summary. If the lease differs from the estimate or adds an undisclosed use-based expense, the prospective renter may demand a refund in writing within 5 business days after receiving the lease (before signing or moving in), and the owner must refund all money paid within 5 business days. Applies to: All residential rentals Source: Utah Code § 57-22-4(3)-(4) |
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| Move-in condition documentation | Before the renter signs, the owner must either give a written inventory of the unit's condition (excluding ordinary wear and tear), give the renter a condition form to complete and return within a reasonable time after move-in, or offer a walkthrough inspection. Applies to: All residential rentals Source: Utah Code § 57-22-4(6) |
| Owner or manager contact information | At or before the start of the rental term, the owner must disclose in writing the name, address and phone number of the owner, the manager or an authorized agent. Applies to: All residential rentals Source: Utah Code § 57-22-4(7) |
| Non-refundable deposits | If there is a written agreement and any part of the deposit is non-refundable, that must be stated in writing to the renter when the deposit is taken. Applies to: Written rental agreements with a deposit Source: Utah Code § 57-17-2 |
Terms Utah law requires or controls
| Fees must be in the rental agreement | Late fees may not exceed the greater of 10% of the agreed rent or $75. Other fees, fines, assessments, interest or costs may not be charged unless stated in the rental agreement and may not exceed the amount stated, except that in a month-to-month tenancy the owner may add a charge with 15 days' notice. Applies to: All residential rental agreements Source: Utah Code § 57-22-4(5), (8) |
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| Entry notice | The owner must give at least 24 hours' notice before entering the unit unless the rental agreement provides otherwise. Applies to: All residential rental agreements Source: Utah Code § 57-22-4(2) |
| Reassigning maintenance duties | A duty under the Utah Fit Premises Act may be assigned to a different party only by explicit written agreement signed by the parties. Applies to: Rental agreements shifting maintenance duties Source: Utah Code § 57-22-3(4) |
| Contracted appliances and garbage service | The owner must maintain appliances and facilities specifically contracted for in the rental agreement, and in buildings with more than two units must provide garbage receptacles and removal unless the parties agree otherwise. Applies to: All residential rental agreements Source: Utah Code § 57-22-4(1) |
Clauses that are void in Utah
| Undisclosed or excessive fees | An owner may not charge a fee, fine, assessment, interest or cost that is not in the rental agreement or that exceeds the amount stated (month-to-month tenancies excepted with 15 days' notice), or a late fee above the greater of 10% of rent or $75. Applies to: All residential rental agreements Source: Utah Code § 57-22-4(5) |
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Format and delivery rules
| Copy of the lease and rules | At or before the start of the rental term, the owner must give the renter an executed copy of any written rental agreement and a copy of any applicable rules and regulations. A renter may not use the owner's failure to meet the disclosure, copy, fee and entry rules in § 57-22-4(2)-(7) to excuse the renter's own obligations or as the basis for a lawsuit. Applies to: All residential rental agreements Source: Utah Code § 57-22-4(7), (9) |
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Fill in the lease
Nothing you type leaves your browser. Bracketed items are yours to complete; clauses marked as required by Utah law must be written to meet the rule shown above.
1. Parties. This lease is between [landlord name] ("Landlord") and [tenant name(s)] ("Tenant"). Landlord's address for notices: [landlord notice address].
2. Property. Landlord rents to Tenant the home at [rental address], including [parking, storage, appliances included].
3. Term. The lease begins on [start date] and ends on [end date]. [If month-to-month instead: the tenancy continues month to month until either side gives the written notice Utah law requires.]
4. Rent. Rent is $[monthly rent] per month, due on the [due day] day of each month, paid by [payment method] to [where to pay].
5. Late fee. If rent is not received by [late day], a late fee of $[late fee] is due. This fee must comply with Utah law (Utah Code 57-22-4(5)(a)).
6. Security deposit. Tenant pays a security deposit of $[deposit amount] (Utah law sets no maximum; Utah Code 57-17-1 to 57-17-5). Landlord will return it, minus lawful deductions with any required itemized list, within the time Utah law sets (Utah Code 57-17-3(2)-(5)).
7. Utilities. Tenant pays: [utilities tenant pays]. Landlord pays: [utilities landlord pays].
8. Occupants and guests. Only these people may live in the home: [names of all occupants]. Guests may stay up to [guest limit] unless Landlord agrees in writing.
9. Pets. [No pets allowed / Pets allowed: describe, plus any pet deposit or fee]. Assistance animals for people with disabilities are not pets and are handled under fair housing law.
10. Repairs and maintenance. Landlord keeps the home safe and fit to live in and makes repairs required by law. Tenant keeps the home clean, reports problems promptly in writing, and pays for damage beyond normal wear and tear.
11. Landlord entry. Landlord may enter for repairs, inspections or showings after giving the notice Utah law requires (Utah Code 57-22-4(2)), except in an emergency.
12. Subletting. Tenant may not sublet or assign this lease without Landlord's written consent, which [will / will not] be unreasonably withheld.
13. Ending the lease. At the end of the term, [the lease ends / the lease renews month to month] unless either side gives written notice at least [notice days] days before the end date, and never less than Utah law requires.
14. Fees must be in the rental agreement. (Write this clause to meet Utah law: see "Fees must be in the rental agreement" above (Utah Code § 57-22-4(5), (8)).)
15. Entry notice. (Write this clause to meet Utah law: see "Entry notice" above (Utah Code § 57-22-4(2)).)
16. Reassigning maintenance duties. (Write this clause to meet Utah law: see "Reassigning maintenance duties" above (Utah Code § 57-22-3(4)).)
17. Contracted appliances and garbage service. (Write this clause to meet Utah law: see "Contracted appliances and garbage service" above (Utah Code § 57-22-4(1)).)
18. Disclosures attached. Landlord has given Tenant these disclosures required by Utah law: Costs, availability and screening criteria before any payment; Move-in condition documentation; Owner or manager contact information; Non-refundable deposits. [Attach each one.]
19. Lead paint (homes built before 1978). If the home was built before 1978, Landlord has given Tenant the federal lead-based paint disclosure and the EPA pamphlet "Protect Your Family From Lead in Your Home."
20. Whole agreement. This lease and its attachments are the whole agreement. If any part is not allowed by law, the rest still applies. Changes must be in writing and signed by both sides.
Landlord: [landlord name] Signature: ____________ Date: [date signed]
Tenant: [tenant name(s)] Signature: ____________ Date: [date signed]
Lease agreement templates for other states · Utah landlord-tenant law · More templates
General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.