Utah · Landlord Forms

Free Utah Landlord Forms

Every Utah landlord form we publish, organised by the stage of the tenancy it belongs to, each one paired with the Utah Code section behind it — including the one notice measured in business days when every other is measured in calendar days, and the deposit penalty that stopped being automatic in 2025.

Every form linked on this page is free, fillable in your browser, and downloadable as a PDF with no account, no membership and no paywall. Utah splits its rules across Title 78B chapter 6 part 8 for unlawful detainer, Title 57 chapter 17 for deposits and Title 57 chapter 22, the Utah Fit Premises Act. Several of these were amended in 2025 and again in 2026, and one section currently in the code does not take effect until 2027.

Business Days for Rent, Calendar Days for Everything Else

And the alternative wording is a content requirement, not a nicety. The notice must require payment of the rent and other amounts due or surrender of the premises. A notice that simply tells the tenant to leave is not the notice the statute describes.

The other grounds

Ground	Notice
Breach of any other lease condition or covenant	Three calendar days, again “in the alternative” — performance or surrender. Curable
Assigning or subletting contrary to the lease, or waste	Three calendar days’ notice to quit
Setting up or carrying on an unlawful business	Three calendar days’ notice to quit
Nuisance, including a private nuisance	Three calendar days’ notice to quit
Committing a criminal act on the premises	Three calendar days’ notice to quit

See our Utah eviction notice laws guide.

Termination: Fifteen Days, Not Thirty

Tenancy	Notice
Month-to-month or other periodic	Fifteen calendar days or more before the end of the month or period. The statute frames it as unlawful detainer where the tenant stays on after the owner “15 calendar days or more before the end of that month or period, has served notice requiring the tenant to quit the premises at the expiration of that month or period”
Tenancy at will	“remains in possession of the premises after the expiration of a notice of not less than five calendar days”
Fixed term	The term “whether established by express or implied contract, or whether written or parol, shall be terminated without notice at the expiration of the specified term or period”

Rent increases — what Utah actually prescribes

We are going to be precise here, because this is a place where pages invent numbers. There is no general statutory notice period for a residential rent increase. What exists is a rule about other charges: section 57-22-4(5)(b) bars an owner from charging a fee, fine, assessment, interest or other cost “(i) in an amount greater than the amount agreed to in the rental agreement; or (ii) that is not included in the rental agreement, unless: (A) the rental agreement is on a month-to-month basis; and (B) the owner provides the renter a 15-day notice of the charge”.

That fifteen days governs non-rent charges. A rent increase on a month-to-month tenancy is effected through the fifteen-calendar-day termination mechanism above. Note that a sixty-day figure exists in Utah too — but it applies only to mobile home park spaces, where “Increases in rent or fees for periodic tenancies are unenforceable until 60 days after notice of the increase is mailed to the resident”. Do not carry that into an apartment tenancy. See our Utah rent increase laws guide.

Service: Five Methods, No Extra Days for Mail

1. Personally — or, for a commercial tenant, at their usual place of business, leaving it with a person of suitable age and discretion.
2. Registered mail, certified mail, or an equivalent means, addressed to the tenant at their residence, the leased property or their usual place of business.
3. Where the tenant is absent, leaving a copy with a person of suitable age and discretion at any of those places.
4. Where no such person can be found, affixing a copy in a conspicuous place on the leased property.
5. Service on a subtenant may be made the same way.

Every Utah Landlord Form, by Stage of the Tenancy

An alphabetical index is the least useful arrangement, because a landlord arrives knowing what has happened, not what the document is called. These are ordered by where you are in the tenancy.

The Deposit Rules Were Rewritten in 2025

There is no cap. Title 57 chapter 17 contains no dollar or multiple-of-rent limit anywhere in its five sections.

The deadline is thirty days, and the trigger is precise: “No later than 30 days after the day on which a renter vacates AND returns possession of a rental property to the owner or the owner’s agent, the owner… shall mail or deliver to the renter at the renter’s last known address or electronically to the renter by a means provided to the owner: (a) the balance of any deposit; (b) the balance of any prepaid rent; and (c) if… any deductions…, a written notice that itemizes and explains the reason for each deduction.”

Permitted deductions are broad: the deposit may be applied toward “rent, damages to the premises beyond reasonable wear and tear, other costs and fees provided for in the contract, or cleaning of the unit”. And a non-refundable portion is only non-refundable if “it must be so stated in writing to the renter at the time the deposit is taken”.

One more rule that survives a sale: “The holder of the owner’s or designated agent’s interest in the premises at the time of termination of the tenancy shall be bound by the provisions of this act.” See our Utah security deposit laws guide.

Entry: Twenty-Four Hours, Unless Your Lease Says Otherwise

Section 57-22-4(2), in full: “Except as otherwise provided in the rental agreement, an owner shall provide the renter at least 24 hours prior notice of the owner’s entry into the renter’s residential rental unit.”

See our Utah landlord entry laws guide.

The Fit Premises Act: Two Corrective Periods and a Capped Repair Right

The landlord’s general duty is short: “Each owner and the owner’s agent… shall maintain that unit in a condition fit for human habitation and in accordance with local ordinances and the rules of the board of health… Each residential rental unit shall have electrical systems, heating, plumbing, and hot and cold water.”

The specific duties add: not renting unless the premises are “safe, sanitary, and fit for human occupancy”; maintaining common areas; maintaining electrical, plumbing, heating and hot and cold water; “maintain any air conditioning system in an operable condition”; maintaining other appliances as contracted; and, for buildings of more than two units, providing waste receptacles and arranging removal.

Two limits matter. The chapter “does not apply to breakage, malfunctions, or other conditions which do not materially affect the physical health or safety of the ordinary renter”. And duties may be reallocated by explicit signed written agreement.

Step	Rule
The notice	Must describe each deficient condition; state the corrective period in days; state which remedy the renter has chosen; give the owner permission to enter; and be served as for eviction notices or as the rental agreement provides
Corrective period — two numbers	“for a standard of habitability, three calendar days”; “for a requirement imposed by a rental agreement, 10 calendar days”
Dangerous condition	Defined as one posing “a substantial risk of: (i) imminent loss of life; or (ii) significant physical harm”. The owner must within twenty-four hours commence remedial action and “diligently pursue remedial action to completion”
Repair and deduct — capped	The renter may correct the condition and “deduct from future rent the amount the renter paid…, not to exceed an amount equal to two months’ rent”, keeping all receipts and giving the owner copies within five calendar days after the next rental period begins
Or terminate	Rent “is abated as of the date of the notice”, the agreement terminates, the owner immediately repays the entire deposit and a prorated refund of prepaid rent, and the renter vacates within ten calendar days of the corrective period ending
The bar	“A renter is not entitled to a renter remedy if the renter is not in compliance with all requirements” of the tenant-duties section
Suit	The court endorses on the summons that the owner must appear and defend within three business days. “An owner may not be held liable… for a claim for mental suffering or anguish.” Costs and fees are discretionary

See our Utah habitability laws guide.

Court: The Occupancy Hearing, and What Gets Trebled

Stage	Rule
Answer — three business days	“The summons shall include the number of days within which the defendant is required to appear and defend the action, which shall be three business days from the date of service, unless the defendant objects… and the court determines that the facts of the case should allow more time.”
Occupancy hearing	“the court shall hold an evidentiary hearing, upon request of either party, within 10 business days after the day on which the defendant files an answer”, to determine “who has the right of occupancy during the litigation’s pendency” — and if all issues can be resolved, to adjudicate them and enter judgment
Expedited criminal-nuisance hearing	A different track: where the claim is for nuisance alleging conduct that would be criminal, the hearing is held “upon request within 10 days after the day on which the complaint is filed”, set when the complaint is filed and noticed with the summons at least three calendar days beforehand. On a more-likely-than-not finding the court issues an order of restitution and possession returns immediately, though the court “may allow a period of up to 72 hours”
Trial	“the court shall begin the trial within 60 days after the day on which the complaint is served, unless the parties agree otherwise”
Default	Where the defendant fails to appear after notice, “the court shall issue an order of restitution and enter a judgment of default… unless the court makes a finding for why” it should not
Order of restitution — three calendar days	It must direct the defendant to vacate and remove their property “or be forcibly removed by a sheriff or constable”, advise them they have three calendar days after service to vacate, and advise them of the right to a hearing “to contest the manner of the order’s enforcement” — that hearing set within ten calendar days of the request
Possession bond	The plaintiff may file one “at any time between the filing of the complaint and the entry of final judgment”. The defendant may stay it by counter bond, or demand a hearing within three days of service and “shall be granted a hearing within three days” — or dismiss the complaint entirely by paying, within three calendar days of service of the possession bond notice, “accrued rent, all other amounts due, and other costs, including attorney fees, as provided in the rental agreement”
Appeal	Ten days — three days in a private-nuisance action
Execution	The court “shall issue execution upon the judgment immediately after the entry of the judgment”
Fees are mandatory	The court “shall award costs and reasonable attorney fees to the prevailing party”, with a further motion available within one hundred and eighty days

Abandonment, and Property Left Behind

Abandonment is presumed where the tenant has not told the owner they will be absent, “fails to pay rent within 15 days after the due date, and there is no reasonable evidence other than the presence of the tenant’s personal property that the tenant is occupying the premises”.

The declaration of abandonment must carry substantially this language: “It is believed that these premises are abandoned… If a tenant in legal possession of the premises has not abandoned the premises, the tenant must dispute abandonment in writing within 24 hours of service of this declaration… If written notice is not served on the owner within 24 hours, the owner may retake possession.” That twenty-four hours “does not include a Saturday, a Sunday, or a holiday during which the Utah state courts are closed”, and the tenant must rebut “by clear and convincing evidence”.

For property left behind, the owner posts a notice conspicuously and sends one by first class mail; the tenant “may retrieve the property within 15 calendar days from the date of the notice if the tenant tenders payment of all costs of inventory, moving, and storage”. After that the owner may sell it at public sale and apply the proceeds, or donate it to charity where that is “a commercially reasonable alternative”, with public-sale notice mailed at least five calendar days beforehand. Motor vehicles are excluded, and hazardous materials, animals, garbage and perishables need not be stored. A mandatory fifteen-day extension applies on proof of domestic violence, extended hospitalisation or death.

Lockouts, Late Fees and Bounced Cheques

Self-help is unlawful. Section 78B-6-814: “It is unlawful for an owner to willfully exclude a tenant from the tenant’s premises in any manner except by judicial process” — the exception being removal of contents and retaking after genuine abandonment. “Willful exclusion” means “preventing the tenant from entering into the premises with intent to deprive the tenant of entry”.

Late fees are capped: an owner may not charge “a late fee that exceeds the greater of: (i) 10% of the rent agreed to in the rental agreement; or (ii) seventy-five dollars”. Note that the same no-cause-of-action rule applies here as to entry — the cap binds the owner but is not tenant-enforceable in damages.

There is no grace period. The pay-or-quit notice “may be served at any time after the rent becomes due” — day one. On bounced cheques, the general statute makes the issuer liable for the cheque amount and “a service charge of twenty dollars”, plus “collection costs not to exceed thirty-five dollars” if unpaid fifteen calendar days after the statutory written notice. See our Utah late fee laws guide.

Utah Publishes a Full Court Form Set — Matched to the Grounds

Utah is one of the better states here. The statute requires it — “The Judicial Council shall draft the forms necessary to implement this section” — and the published set maps one-to-one onto the statutory grounds, which is itself a useful cross-check on the notice periods.

The notice forms alone include a three-day notice to pay or vacate; a three-day notice to comply with the lease or vacate; separate three-day notices to vacate for criminal nuisance, non-criminal nuisance, assigning or subletting contrary to the rental contract, committing waste, engaging in unlawful business, a lease violation which cannot be brought into compliance, and committing a criminal act on the premises; plus a fifteen-day notice to vacate and a five-day notice to a tenant at will. The litigation set runs from complaint and summons through the request for an occupancy hearing and its exchange of documents to the order of restitution and a request for a hearing on its enforcement.

That granularity is the point: Utah does not have “a three-day notice”. It has eight of them, and they are not interchangeable.

What Changed, and What Is Not in Force Yet

Change	Status
Deposit disposition notice and the five-business-day cure — the penalty is no longer automatic	2025 — in force
Occupancy hearing within ten business days of the answer, and mandatory default restitution	2025 — in force
Fit Premises Act amendments	2025 — in force
New law-enforcement trespasser-removal route	2025 — in force
Nuisance re-pointing — the word “private” added before “nuisance” and a new trebled damages head for abatement by eviction of a private nuisance	2026 — in force
A revised order-of-restitution section, differing only in a process-server cross-reference	Effective 1 September 2026 — NOT yet in force
A revised crime-victim definition in the tenant-protections section	Effective 1 January 2027 — NOT yet in force
Constable licensing clause embedded in the definitions section	Triggers 1 January 2027
Small claims limit	Twenty thousand dollars from 1 January 2025 through 31 December 2029, then twenty-five thousand. Appeal is a trial de novo on notice filed within twenty-eight days

Which Utah Form Do I Need?

1. The tenant has not paid rent. Three business days, worded in the alternative.
2. A lease term has been broken and can be fixed. Three calendar days to comply or vacate.
3. It cannot be fixed. Use the notice for a lease violation which cannot be brought into compliance.
4. They have sublet against the lease or committed waste. Three calendar days to quit.
5. There is a nuisance. Pick the criminal or non-criminal version — the criminal one puts you on the faster hearing track.
6. Nobody is at fault and it is periodic. Fifteen calendar days before the end of the period.
7. It is a tenancy at will. Five calendar days.
8. The fixed term has simply ended. No notice at all.
9. The tenant has moved out. Thirty days from vacating and returning possession, with the itemised explanation.

How to Fill Out a Utah Three-Day Notice

1. Check which three days you are counting. Business for rent; calendar for everything else.
2. Word it in the alternative — pay the rent and other amounts due, or surrender the premises.
3. State the amount, and remember the notice may be served the day rent falls due.
4. Name any subtenant in actual occupation, since the statute contemplates service on them too.
5. Serve it by one of the five methods. Posting is available only once the earlier tiers fail.
6. Do not add days for mailing. Utah has no such rule.
7. Use the matching Judicial Council form for the ground you are actually relying on.
8. Remember the cure right runs wider than the tenant — a subtenant, a mortgagee or anyone interested in the lease may save it from forfeiture.

What Happens If the Form Is Wrong

The distinctively Utah failure is counting calendar days on a rent notice. Across a weekend that is two days early, and it is the easiest possible error because every other notice on the same page of the statute is in calendar days.

The second is thirty days’ notice to end a month-to-month, which is not Utah law — and which, because the fifteen days runs backwards from the end of the period, does not simply give the tenant extra time but can land on the wrong date entirely.

The third is a bare demand to leave instead of a notice in the alternative.

And the fourth is assuming the deposit penalty is automatic in either direction — landlords panicking on day thirty-one, or tenants losing their claim by never serving the notice the 2025 amendment now requires.

What This Page Does Not Have

We would rather scope this honestly than promise documents we do not host. Utah landlords also commonly want a rental application, a sublease, a roommate agreement, a commercial lease, a pet addendum, a lease amendment and an adverse action notice. Those are not published here as Utah-specific forms.

Common Utah Landlord Form Mistakes

• Counting calendar days on a nonpayment notice. Business days.
• Counting business days on a lease-breach or nuisance notice. Calendar days.
• Writing a bare notice to vacate rather than one in the alternative.
• Giving thirty days to end a month-to-month. Fifteen calendar days, counted back from the end of the period.
• Serving a notice on a fixed term that has simply expired. None is required.
• Adding days for mailing.
• Posting the notice first without attempting the earlier service tiers.
• Using a generic three-day notice when Utah publishes a distinct form for each ground.
• Ignoring that a mortgagee or subtenant may cure and save the lease.
• Believing Utah caps deposits. It does not.
• Starting the thirty days at move-out when possession was returned later.
• Assuming the hundred-dollar penalty lands automatically on day thirty-one.
• Ignoring a tenant’s deposit disposition notice. Five business days to fix it.
• Failing to state a non-refundable portion in writing at the time the deposit is taken.
• Charging a late fee above the greater of ten per cent or seventy-five dollars.
• Locking a tenant out. Unlawful, whatever the arrears.
• Retaking on abandonment without the twenty-four-hour declaration, or counting weekends into it.
• Refusing access to medication, identification or immigration documents after removal.
• Disposing of a pet instead of notifying animal control.
• Quoting a section version that does not take effect until 2026 or 2027.

Free Fillable Forms Versus the Paid Utah Form Sites

Utah’s results page runs to roughly two thousand words at its deepest, and it has a characteristic gap: it treats Utah as having a single three-day notice and a thirty-day termination. Neither is right. There are eight distinct three-day notices, one of them measured in business days, and the periodic termination is fifteen days counted backwards.

The other thing shallow pages cannot capture is which version of the statute is current. Utah’s own code serves superseded and future-effective text side by side, and two sections on this page have versions dated 2026 and 2027 that are not yet operative. A form is only as good as the date behind it.

Every form linked from this page is free, fills in the browser, and downloads as a finished PDF. There is no account, no trial and no upsell attached to the documents themselves. What we ask in return is straightforward: if you are about to hand keys to someone, run the screening first, because nearly every dispute described on this page is cheaper to prevent than to litigate.

Utah Landlord Forms: FAQ

Related Utah Guides

• Utah landlord-tenant laws — the full statutory overview.
• Utah eviction notice laws — all eight notices and the service methods.
• Utah security deposit laws — the 2025 rewrite explained.
• Utah rent increase laws — what the statute does and does not say.
• Utah lease termination laws — the fifteen-day rule and the court process.
• Utah breaking lease laws — early termination and forfeiture.
• Utah late fee laws — the cap and the no-grace-period rule.
• Utah landlord entry laws — and why the lease can change it.
• Utah habitability laws — the Fit Premises Act and its two corrective periods.
• Utah pet and ESA laws — pets, deposits and assistance animals.
• Utah tenant screening laws — screening, reports and adverse action.

About the Author

Published by Tenant Screening Background Check · Editorial Team

Established 2004. Our editorial team has spent two decades helping landlords and property managers run lawful tenant screening and follow state landlord-tenant codes across all fifty states. Utah’s per-section pages return only navigation to an automated reader, so we worked from the Legislature’s own chapter-level exports instead. That is also how we caught that the code serves superseded and future-effective versions of the same section consecutively — and that the version of the order-of-restitution section a reader is most likely to grab does not take effect until September 2026.

Updated 2026

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Last reviewed 2026. This page is general information about Utah landlord-tenant law, not legal advice. It rests on the Utah Legislature’s official chapter exports, verified current through the 2026 General Session; the one independent publisher reachable on this pass predates every 2025 and 2026 amendment, so roughly half of this is single-sourced. Two sections have versions that do not take effect until September 2026 and January 2027 and are not described as current. We state no general anti-retaliation rule, no lockout damages figure and no statutory rent increase notice period because none could be verified. Mobile home park spaces fall under a separate chapter. Confirm the current position with the court or a Utah attorney before serving a notice or filing a case.