Free Utah Lease & Rental Agreement

Last updated September 27, 2026

Written by LawLease Editorial

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Utah Residential Lease Agreement

A Utah residential lease (also called a Utah rental agreement) sets the rent, term and house rules for a home rental. A Utah residential lease agreement is governed by three statutes: the Utah Fit Premises Act (Utah Code ch. 57-22) for habitability, entry and fees, the Residential Renters’ Deposits Act (ch. 57-17) for deposits, and the unlawful-detainer statute (§78B-6-802) for notices and eviction. Utah has no deposit cap but does cap late fees, requires a 30-day deposit accounting, and runs its nonpayment notice on business days.

Utah landlord–tenant law at a glance

Utah residential lease law summary
Security deposit limit	No statutory cap
Deposit return	30 days after the renter vacates and returns possession, with itemized deductionsUtah Code §57-17-3(2)
Late fees	Max the greater of 10% of the agreed rent or $75Utah Code §57-22-4(5)(a)
Rent-increase notice	No statute; 15 days in practice for month-to-month (the termination period)Utah Code §78B-6-802(1)(b)
Landlord entry	24 hours’ notice, unless the rental agreement says otherwiseUtah Code §57-22-4(2)
Month-to-month termination	15 calendar days before the end of the rental periodUtah Code §78B-6-802(1)(b)(i)
Nonpayment eviction notice	3 business days to pay or vacateUtah Code §78B-6-802(1)(c)
Rent control	Localities barred without the Legislature’s express approvalUtah Code §57-20-1

Security deposits in Utah

Utah sets no limit on the amount of a security deposit. The Residential Renters’ Deposits Act instead controls what can be kept, how quickly the balance comes back, and what happens if the landlord doesn’t respond.

Non-refundable portions — If any part of a deposit is non-refundable, that must be stated in writing to the renter when the deposit is taken (§57-17-2).
Permitted deductions — The deposit may be applied to unpaid rent, damage beyond reasonable wear and tear, other costs and fees provided for in the contract, and cleaning of the unit (§57-17-3(1)).
30-day accounting — No later than 30 days after the renter vacates and returns possession, the owner must deliver the deposit balance, any prepaid-rent balance, and a written notice itemizing and explaining each deduction to the renter’s last known address — or, since 2025, electronically by a means the renter provided (§57-17-3(2)).
Renter’s demand notice — If the owner misses the deadline, the renter may serve a statutory notice; the owner then has five business days to comply (§57-17-3(3), (5)).
Penalty — An owner who still fails to return the deposit owes the full deposit, any prepaid rent, and a $100 civil penalty, with attorney fees awarded against a party acting in bad faith. A renter who never serves the demand notice can’t use this remedy (§57-17-5).

Rent, late fees & other charges

Late-fee cap — An owner may not charge a late fee greater than 10% of the rent agreed to in the rental agreement or $75, whichever is greater (§57-22-4(5)(a)).
No surprise fees — An owner can’t charge a fee, fine, assessment, interest, or other cost that isn’t in the rental agreement — unless the tenancy is month-to-month and the owner gives 15 days’ notice of the new charge (§57-22-4(5)(b)).
Pre-application disclosure — Before accepting an application fee or any other payment from a prospective renter, the owner must disclose in writing the rent, fixed expenses, the availability date, the eligibility criteria, and the conditions for getting money back (§57-22-4(3)).
Rent increases — Utah has no rent-increase notice statute. A fixed-term lease can’t be changed mid-term without agreement, and for a month-to-month tenancy the practical minimum is the 15 days needed to end the tenancy (§78B-6-802(1)(b)(i)).
Rent control — No county, city, or town may control rents or fees on private residential property without the Legislature’s express approval (§57-20-1).

Landlord entry & access

Utah requires the owner to give at least 24 hours’ notice before entering the renter’s unit — “except as otherwise provided in the rental agreement” (§57-22-4(2)). Unusually, that means the lease genuinely controls: a Utah lease can set a longer or shorter notice period. Where the lease is silent, the 24-hour default applies.

Ending a Utah tenancy

A fixed-term lease ends on its end date, and a tenant who stays past it is in unlawful detainer without further notice (§78B-6-802(1)(a)). Periodic tenancies and defaults each have their own notice.

Utah notice periods (Utah Code §78B-6-802)
Month-to-month (or other periodic)	15 calendar days before the end of the period§78B-6-802(1)(b)(i)
Tenancy at will	At least 5 calendar days§78B-6-802(1)(b)(ii)
Nonpayment of rent	3 business days to pay or surrender§78B-6-802(1)(c)
Breach of a lease condition	3 calendar days to perform or surrender§78B-6-802(1)(h)
Nuisance, waste, unlawful business, or criminal act	3 calendar days’ notice to quit§78B-6-802(1)(d)–(g)

Business vs. calendar days — The nonpayment notice runs on business days, so weekends and legal holidays don’t count toward the three days; the other default notices run on calendar days.
Domestic violence — A renter who is a victim of domestic violence may terminate with a court protective order or police report and written notice, vacating within 15 days; the renter pays rent through that period plus a termination fee equal to one month’s rent (§57-22-5.1).
Military — Servicemembers with qualifying orders may terminate under the federal Servicemembers Civil Relief Act (50 U.S.C. §3955).

Required disclosures in Utah

Utah doesn’t require state-specific mold, bedbug, or flood disclosures in an ordinary residential lease.

Pre-application terms — Rent, fixed expenses, availability, eligibility criteria, and refund conditions — in writing, before taking any application fee or payment (§57-22-4(3)).
Non-refundable deposit — Any non-refundable portion of a deposit, in writing, when the deposit is taken (§57-17-2).
All fees — Every fee the renter can be charged must appear in the rental agreement, or it can’t be charged (§57-22-4(5)(b)).
Move-in condition — Before the lease is signed, a written inventory of the unit’s condition, a condition form for the renter to complete after moving in, or a chance to do a walkthrough (§57-22-4(6)).
Owner & manager contact — At or before the start of the term, the name, address, and phone number of the owner or of the manager or authorized agent, plus an executed copy of a written lease and any rules (§57-22-4(7)).
Lead-based paint — Federal warning, pamphlet, and known-hazard disclosure for housing built before 1978 (42 U.S.C. §4852d).

Habitability & repairs

Under the Fit Premises Act the owner must keep common areas sanitary and safe; maintain electrical, plumbing, heating, and hot- and cold-water systems; keep any air conditioning operable; maintain appliances the owner agreed to maintain; and, in buildings of more than two units, provide garbage receptacles and removal (§57-22-4(1)).

If the owner doesn’t correct a deficient condition after written notice, the corrective period is 3 calendar days for a habitability standard and 10 calendar days for a rental-agreement requirement. The renter may then choose rent abatement (ending the lease with a full deposit refund) or repair and deduct up to two months’ rent (§57-22-6). A renter who isn’t complying with the renter’s own statutory duties (§57-22-5) can’t use these remedies.

Tenant protections

Retaliation — Utah has no general anti-retaliation statute, but the Utah Supreme Court recognizes retaliatory eviction as a defense to an unlawful-detainer action where the landlord evicts a tenant for reporting housing-code violations (Building Monitoring Systems, Inc. v. Paxton, 905 P.2d 1215 (Utah 1995)).
Fee caps are firm — The late-fee cap and the ban on fees not in the agreement apply regardless of what the lease says (§57-22-4(5)).
Deposit remedies — The $100 civil penalty and bad-faith fee-shifting for unreturned deposits come from statute, not the lease (§57-17-5).

Utah lease agreement FAQs

How much can a landlord charge for a security deposit in Utah?

Utah sets no cap. Any non-refundable portion must be disclosed in writing when the deposit is taken (§57-17-2).

How long does a Utah landlord have to return a security deposit?

30 days after the renter vacates and returns possession, together with a written itemization of deductions. If the landlord misses it, the renter can serve a demand notice; failing to comply within five business days exposes the landlord to the full deposit plus a $100 civil penalty (§§57-17-3, 57-17-5).

What is the maximum late fee in Utah?

The greater of 10% of the rent in the rental agreement or $75. A late fee also has to appear in the rental agreement, since owners can’t charge fees the agreement doesn’t include (§57-22-4(5)).

How much notice does a Utah landlord need to give before entering?

24 hours, unless the rental agreement sets a different rule — Utah expressly lets the lease change the default (§57-22-4(2)).

How much notice is needed to end a month-to-month lease in Utah?

At least 15 calendar days before the end of the rental period. A tenancy at will needs at least 5 calendar days (§78B-6-802(1)(b)).

How long does a Utah tenant have to pay rent after an eviction notice?

Three business days after service of a written notice to pay or vacate — not three calendar days. Breaches of other lease terms use a three-calendar-day notice to perform or surrender (§78B-6-802(1)(c), (h)).

Does a Utah lease need to be notarized?

No. Utah doesn’t require notarization for a residential lease. Put the lease in writing anyway: fees and non-refundable deposit terms that aren’t in writing generally can’t be enforced (§§57-17-2, 57-22-4(5)(b)).

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