Utah Lease Agreement

Published Dec 15, 2025
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A Utah Lease Agreement is a legally binding contract between a landlord and tenant establishing terms for property rental in compliance with state laws.

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UTAH LEASE AGREEMENT

This Residential Lease Agreement ("Agreement") is entered into on this , by and between:

LANDLORD:
Name:
Mailing Address:
("Landlord")

AND TENANT(S):
Name:

("Tenant").

I. PROPERTY

The Landlord agrees to lease to the Tenant, and the Tenant agrees to lease from the Landlord, the following residential property (the "Premises"):

Address:
City: State: Utah Zip Code:

The Premises includes the following fixtures and appliances:

II. TERM

The term of this Agreement shall be (check one):

III. RENT

The Tenant agrees to pay the Landlord rent in the amount of $ per month.

Rent is due on the day of each month.

Rent shall be paid by the following method(s):

Payment instructions:

IV. SECURITY DEPOSIT

Upon execution of this Agreement, Tenant shall deposit with Landlord the sum of $ as a Security Deposit.

A. Refundable vs. Non-Refundable:
Pursuant to Utah Code § 57-17-2, if any portion of the deposit is non-refundable, it must be designated as such in writing.

B. Return of Deposit:
In accordance with Utah Code § 57-17-3, the Landlord shall return the refundable portion of the Security Deposit to the Tenant within thirty (30) days after the termination of the tenancy or the surrender and acceptance of the Premises, whichever occurs later. If any deductions are made, the Landlord must provide a written itemization of such deductions.

V. LATE CHARGES AND RETURNED CHECKS

A. Late Fee:
If rent is not received by the Landlord by the day of the month, Tenant agrees to pay a late fee. Pursuant to Utah Code § 57-22-4.1, the late fee shall not exceed the greater of ten percent (10%) of the rent agreed upon or $75.00.

The late fee amount is: $.

B. Returned Checks:
If a check is returned for insufficient funds, Tenant shall pay a fee of $ (not to exceed $20.00 pursuant to Utah Code § 7-15-2) plus the amount of any bank charges incurred by Landlord.

VI. UTILITIES AND SERVICES

Responsibility for payment of utilities and services shall be as follows:

Electricity:


Gas:

Water/Sewer:

Trash Collection:

Internet/Cable:

Snow Removal:

Lawn Care:

Other:

VII. OCCUPANTS AND GUESTS

The Premises shall be occupied only by the Tenant(s) listed above and the following additional occupants (including minors):

Guests staying more than days in a six-month period require written consent from the Landlord.

VIII. PETS

IX. CONDITION OF PREMISES AND MAINTENANCE

A. Utah Fit Premises Act:
In accordance with the Utah Fit Premises Act (Utah Code § 57-22-1 et seq.), Landlord shall maintain the Premises in a condition fit for human habitation, including safe electrical systems, heating, plumbing, and hot/cold water.

B. Tenant Responsibilities:
Tenant agrees to keep the Premises clean and sanitary, dispose of trash properly, and use all electrical, plumbing, and heating facilities in a reasonable manner. Tenant shall be responsible for damages caused by Tenant’s negligence or misuse.

C. Repairs:
Tenant shall promptly notify Landlord of any necessary repairs.
The contact information for maintenance requests is:

X. RIGHT OF ENTRY

Pursuant to Utah Code § 57-22-4(2), Landlord may enter the Premises to inspect, make repairs, or show the unit to prospective buyers or tenants. Except in cases of emergency, Landlord shall provide Tenant with at least twenty-four (24) hours' notice prior to entry.

XI. REQUIRED DISCLOSURES

A. Owner/Agent Disclosure (Utah Code § 57-22-4):
The name and address of the owner or the person authorized to manage the Premises is:
Name:
Address:
Phone:

B. Methamphetamine Contamination (Utah Code § 57-27-201):
Landlord discloses that to the best of their knowledge (check one):

C. Lead-Based Paint Disclosure:
Housing built before 1978 may contain lead-based paint.

XII. DEFAULT AND REMEDIES

If Tenant fails to pay rent or violates any provision of this Agreement, Landlord may issue a notice to comply or vacate in accordance with Utah Code § 78B-6-802 (Unlawful Detainer).

  1. Three-Day Notice to Pay or Vacate: For failure to pay rent.
  2. Three-Day Notice to Comply or Vacate: For lease violations other than non-payment.
  3. Three-Day Notice to Vacate: For nuisance, criminal activity, or assigning/subletting without permission (no option to cure).

XIII. DOMESTIC VIOLENCE

Pursuant to Utah Code § 57-22-5.1, a Tenant who is a victim of domestic violence may terminate this Agreement early without penalty by providing Landlord with written notice and a protective order or police report, provided the Tenant is in compliance with all other terms of the lease.

XIV. GENERAL PROVISIONS

A. Governing Law: This Agreement shall be governed by and construed in accordance with the laws of the State of Utah.

B. Entire Agreement: This Agreement constitutes the entire agreement between the parties and supersedes all prior understandings, whether written or oral.

C. Severability: If any provision of this Agreement is held to be invalid or unenforceable, the remaining provisions shall remain in full force and effect.

D. Amendment: No amendment or modification of this Agreement shall be valid unless in writing and signed by both parties.

E. Waiver: The failure of either party to enforce any provision of this Agreement shall not be construed as a waiver or limitation of that party's right to subsequently enforce and compel strict compliance with every provision of this Agreement.

XV. ADDITIONAL TERMS AND CONDITIONS

Additional provisions are as follows:

XVI. SIGNATURES

IN WITNESS WHEREOF, the parties have executed this Agreement on the date first written above.

LANDLORD
Signature: _________________________
Print Name: _______________
Date:
Address: _______________

TENANT
Signature: _________________________
Print Name: _______________
Date:
Address:

What is a Utah Lease Agreement?

A Utah Lease Agreement is a legally binding contract executed between a landlord (lessor) and a tenant (lessee) regarding the rental of property within the state of Utah. This document outlines the specific terms and conditions of the tenancy, including the duration of the lease, the monthly rent amount, security deposit requirements, and the responsibilities of both parties regarding maintenance and utilities. It serves as the governing instrument for the landlord-tenant relationship, ensuring that both parties understand their rights and obligations under Utah state law and providing a clear framework for dispute resolution should issues arise during the occupancy.

Legal Framework and Statutory Requirements

The governance of rental contracts in this jurisdiction is primarily dictated by the Utah Code, specifically Title 57, Real Estate. Within this title, Chapter 17 covers the regulation of security deposits, while Chapter 22 constitutes the Utah Fit Premises Act. These statutes establish the baseline requirements for habitability, mandating that landlords provide safe and sanitary housing conditions. Unlike some jurisdictions, Utah does not impose rent control, allowing landlords discretion in setting rental rates, provided they adhere to the terms agreed upon in the signed contract.

Required Disclosures in Utah

For a residential tenancy document to be fully compliant, state and federal laws mandate specific disclosures. These ensure that the tenant is fully informed about the condition of the property and the identity of the management before taking possession.

  • Methamphetamine Contamination Disclosure: Under Utah Code, if a property has been contaminated by methamphetamine use or production and has not been decontaminated to specific standards, the landlord must disclose this information to potential tenants.
  • Owner/Agent Identification: The agreement must disclose the name and address of the property owner or the person authorized to manage the premises and receive legal notices.
  • Lead-Based Paint Disclosure: Pursuant to federal law, any housing built prior to 1978 must include a warning statement and disclosure regarding the presence of lead-based paint.
  • Move-in Checklist: While not a disclosure in the traditional sense, Utah law requires landlords to provide a condition checklist if a security deposit is collected, allowing tenants to document existing damages.

Security Deposits and Financial Regulations

Financial interactions between landlords and tenants are strictly regulated to prevent exploitation. Utah does not set a statutory limit on the maximum amount a landlord can charge for a security deposit. However, the law is explicit regarding the transparency and return of these funds. If any portion of a deposit is intended to be non-refundable, such as a cleaning fee or pet fee, this must be clearly stated in the written Utah Lease Agreement. If the non-refundable nature is not explicitly drafted, the law presumes the full deposit is refundable.

Upon the termination of the tenancy, the landlord is required to return the security deposit, minus any lawful deductions for damages or unpaid rent, within 30 days. Failure to comply with this timeframe or to provide an itemized list of deductions can result in the landlord being liable for the full deposit amount plus statutory penalties.

How to Execute a Valid Utah Lease Agreement

Creating and finalizing a rental contract involves several distinct steps to ensuring the document is enforceable in court.

Step 1: Drafting the Terms – The landlord prepares the document, ensuring all state-specific clauses regarding entry, repairs, and deposits are included and that no illegal provisions (such as waiving the right to a habitable premise) are present.

Step 2: Tenant Review and Negotiation – The prospective tenant reviews the terms. This is the stage where parties may negotiate rent amounts, lease duration, or specific rules regarding pets and subletting.

Step 3: Conducting the Walkthrough – Both parties should inspect the property together using a move-in checklist to document the current condition of the premises, which protects the tenant's security deposit.

Step 4: Signing and Dating – All parties named in the agreement must sign and date the document. While notarization is not required for a standard lease, providing a copy to all signatories is standard legal practice.

Rights of Entry and Privacy

Tenant privacy is protected under state statutes, although landlords retain the right to enter the premises for legitimate business purposes. These purposes typically include inspections, necessary repairs, or showing the unit to prospective buyers or future tenants. Unless it is an emergency, Utah law generally requires landlords to provide at least 24 hours of notice before entering the rental unit. The entry must also occur at reasonable times. A lease agreement may specify different notice periods, but these clauses must not be unconscionable or violate the tenant's right to quiet enjoyment of the property.

Applicable Laws and Penalties

The enforcement of a Utah Lease Agreement is backed by both the Utah Code and federal statutes. The Utah Fair Housing Act prohibits discrimination in the rental market based on race, color, religion, sex, national origin, familial status, source of income, disability, sexual orientation, or gender identity. Violations of these anti-discrimination laws can lead to investigations by the Utah Antidiscrimination and Labor Division and significant civil penalties.

Furthermore, the Utah Fit Premises Act (Utah Code § 57-22) outlines the penalties for landlords who fail to maintain habitable living conditions. If a landlord neglects critical repairs affecting health and safety, tenants may have the right to terminate the lease early or, in some specific cases, conduct a "repair and deduct" remedy, provided they follow strict notice procedures outlined in the statute.

Frequently Asked Questions

Yes, verbal rental agreements are generally valid in Utah for tenancies that are less than one year in duration. However, written agreements are strongly recommended to clearly define terms and avoid disputes regarding rent, deposits, and rules.
Under Utah law, a landlord must provide at least 15 calendar days of notice prior to the end of the rental period to terminate a month-to-month tenancy without cause. This notice period applies similarly to tenants wishing to vacate.
Utah law allows landlords to charge late fees, but they must be agreed upon in the lease. Recent statutes suggest that late fees should be reasonable, generally not exceeding 10% of the periodic rent or $75, whichever is greater.
A landlord may generally only enter without permission or notice in the event of an emergency. For routine inspections or repairs, the landlord is required to provide 24 hours of notice unless the lease specifies otherwise.
If a landlord fails to return the deposit or an itemized list of deductions within 30 days of the tenant vacating, the tenant may be entitled to the full deposit amount. The tenant may also pursue a penalty of $100 plus court costs if the landlord acted in bad faith.
No, Utah does not have rent control laws. Landlords are free to charge any amount for rent that the market will bear, provided the rate is agreed upon in the lease and is not raised during a fixed lease term.

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