Utah Residential Lease Agreement
Generate a comprehensive lease agreement compliant with Utah rental laws
Property Information
Landlord Information
Tenant Information
Lease Terms
Rent and Fees
Utilities and Services
Pet Policy
Parking
Occupancy and Use
Maintenance and Repairs
Additional Terms
Important Information for Utah Landlords
⚠️ Legal Notice: This lease generator provides a basic template. Utah has specific rental requirements under state statutes. Always consult with a qualified attorney to ensure your lease complies with all current federal, state, and local laws.
Utah Rental Law Highlights
Security Deposits (Utah Code § 57-17-1 et seq.)
- Maximum Amount: No statutory limit (market determines)
- Return Timeline: 30 days after tenant vacates, or within 15 days if no deductions (Utah Code § 57-17-3)
- Itemized Statement: Required if any deductions are made
- Interest Required: No statutory requirement to pay interest
- Move-In Inspection: Strongly recommended to document condition
- Normal Wear and Tear: Cannot deduct for ordinary deterioration
- Penalties: Actual damages if wrongfully withheld; treble damages for bad faith (Utah Code § 57-17-5)
Rent and Rent Increases
- Grace Period: No statutory grace period required
- Late Fees: Must be reasonable; typically stated in lease
- Rent Increase Notice: No specific statutory requirement; 15 days customary for month-to-month
- Fixed Term: Cannot increase rent during lease term unless specified
- No Rent Control: Utah does not have rent control laws
Required Disclosures (Utah Code § 57-22-1 et seq.)
💡 Important: Utah has specific disclosure requirements. This form does not include all required disclosures. You must separately provide:
- Lead paint disclosure (pre-1978 properties) – Federal requirement
- Landlord’s name and address or authorized agent (Utah Code § 57-22-4)
- Move-in condition documentation (strongly recommended)
- Smoke detector and carbon monoxide detector information
- Any known defects or issues with the property
Eviction and Termination (Utah Code § 78B-6-801 et seq.)
- 3-Day Notice: For nonpayment of rent (Utah Code § 78B-6-802)
- 3-Day Notice: For lease violations (Utah Code § 78B-6-802)
- 15-Day Notice: To terminate month-to-month tenancy (Utah Code § 78B-6-802)
- Court Process Required: Must file unlawful detainer in district court
- No Self-Help: Lockouts and utility shutoffs are illegal (Utah Code § 57-22-4)
Landlord Obligations (Utah Code § 57-22-3, 57-22-4)
- Habitability: Must maintain premises in fit and habitable condition (Utah Code § 57-22-4)
- Essential Services: Heat, water, hot water, electricity must be functional
- Compliance: Must comply with applicable building and housing codes (Utah Code § 57-22-4)
- Structural Integrity: Maintain in safe condition
- Smoke Detectors: Required in all dwelling units
- Carbon Monoxide Detectors: Required in units with fuel-burning appliances (Utah Code § 15A-5-203)
- Common Areas: Keep clean and in good repair
- Repairs: Make necessary repairs within reasonable time
Entry Requirements (Utah Code § 57-22-4)
- Notice Required: 24 hours’ notice required (Utah Code § 57-22-4(3))
- Reasonable Times: Entry during reasonable hours only
- Emergency Exception: May enter without notice in emergency
- Permitted Purposes: Inspection, repairs, showing to buyers/tenants
Tenant Rights and Protections (Utah Code § 57-22-5, 57-22-6)
- Quiet Enjoyment: Right to peaceful possession without interference
- Privacy Rights: Right to 24 hours’ notice before entry
- Security Deposit Protection: 30 days return (15 if no deductions)
- Repair Rights: Limited statutory repair remedies (Utah Code § 57-22-6)
- Retaliation Protection: Limited protections (Utah Code § 57-22-5)
- Military Service: SCRA protections for active duty members
Utah-Specific Considerations
3-Day Eviction Notices (Utah Code § 78B-6-802)
- 3 days notice for both nonpayment and violations
- One of shortest notice periods in the nation
- No right to cure for most violations
- Very landlord-friendly eviction process
- Must follow proper notice requirements
15-Day Month-to-Month Termination (Utah Code § 78B-6-802)
- 15 days notice to terminate month-to-month
- Shorter than most states (30 days typical)
- Provides less protection for month-to-month tenants
- Must be in writing
30-Day Security Deposit Return (Utah Code § 57-17-3)
- 30 days if deductions are made
- 15 days if no deductions – faster return incentive
- Must provide itemized statement with deductions
- Treble damages for bad faith withholding
Limited Tenant Remedies
- Utah has relatively minimal tenant remedy statutes
- No statutory repair and deduct provision
- Limited rent withholding options
- Generally landlord-friendly legal framework
- Comprehensive leases are important
Fair Housing Requirements
⚠️ Discrimination: Cannot discriminate based on race, color, religion, sex, national origin, familial status, disability, source of income, sexual orientation, or gender identity under Utah law (Utah Code § 57-21-5).
Best Practices for Utah Landlords
- Use comprehensive written leases for all tenancies
- Conduct thorough move-in and move-out inspections with photos
- Document property condition extensively at move-in and move-out
- Return deposits within 15 days if no deductions (incentive in Utah law)
- Return deposits within 30 days with itemization if deductions made
- Provide 24 hours’ notice before entry (required by law)
- Include clear maintenance and repair responsibilities in lease
- Keep detailed records of all transactions and communications
- Respond promptly to repair requests
- Maintain property to comply with housing codes
- Install and maintain working smoke and CO detectors
- Never use self-help eviction methods
- Follow proper court procedures for evictions
Utah Climate Considerations
- Four Seasons: Cold winters, hot dry summers
- Desert Climate: Low humidity; high temperatures in summer
- Temperature Extremes: 0°F to 100°F+ range
- Heating and Cooling: Both essential for habitability
- Snow: Heavy snow in mountains and northern areas
- Dry Climate: Low humidity affects indoor comfort
Salt Lake City and Urban Area Considerations
- Local Ordinances: Additional requirements in cities
- Certificate of Occupancy: May be required in some jurisdictions
- Rental Registration: Some cities may require registration
- Lead Paint: Present in older housing; proper disclosure critical
- Air Quality: Winter inversions; air filtration considerations
Rural Property Considerations
- Well Water: Landlord typically maintains well system
- Septic Systems: Clarify maintenance responsibilities
- Propane/Heating Oil: Specify who pays and maintains
- Private Roads: Specify maintenance and snow removal responsibilities
- Distance to Services: Remote locations; specify emergency procedures
Resources
- Utah Code – Title 57 (Real Estate)
- Utah Code – Title 78B, Chapter 6 (Evictions)
- Utah Apartment Association
- Utah Legal Services
- District courts (for eviction proceedings)
- Utah Division of Real Estate
⚠️ Disclaimer: This tool provides a template for informational purposes only and does not constitute legal advice. Utah has specific landlord-tenant laws under Utah Code including security deposit provisions (30-day return with itemization or 15 days if no deductions per Utah Code § 57-17-3, treble damages for bad faith withholding, no statutory maximum), 3-day eviction notices for nonpayment and violations (one of shortest in nation per Utah Code § 78B-6-802), 15-day month-to-month termination notice (shorter than most states), 24-hour entry notice requirement (Utah Code § 57-22-4), landlord name and address disclosure requirement, and limited statutory tenant remedies. Utah has relatively minimal tenant protection statutes compared to other states. This form does not include all required Utah disclosures. Consult with a qualified Utah real estate attorney to ensure full compliance with all applicable federal, state, and local laws.
