Utah Residential Lease Agreement
Utah sets no statewide ceiling on security deposits, but the landlord must refund it within 30 days after move-out.
MakeLease generates a customizable lease; add these Utah disclosures and terms.
Last verified: · Researched and cited by MakeLease · not yet attorney-reviewed
Utah lease rules at a glance
| Rule | What the law says |
|---|---|
| Security deposit cap | No state capUtah Code Title 57, Ch. 17 (no amount limit), Utah Code § 57-17-2 (non-refundable portion must be disclosed in writing) |
| Deposit return deadline | 30 days after move-outUtah Code § 57-17-3(2) (eff. May 7, 2025), H.B. 480 (2025), Laws of Utah 2025, Ch. 275 (enrolled) |
| Late fees | Greater of 10% of the rent agreed to in the rental agreement or $75 · grace period: no state grace periodUtah Code § 57-22-4(5) (eff. May 5, 2021), Utah Code § 57-22-4(5) (no grace period) |
| Landlord entry notice | 24 hours' noticeUtah Code § 57-22-4 |
| Ending a month-to-month lease | 15 days (either side)Utah Code § 78B-6-802(1)(b) |
| Rent increase notice | No state ruleUtah Code § 78B-6-802(1)(b), Utah Code § 57-22-4 |
| Rent control | None; cities barred from adopting itUtah Code § 57-20-1 |
| Eviction notice for unpaid rent | 3 business days (3-day notice to pay or quit)Utah Code § 78B-6-802(1)(c) |
Utah lease disclosures checklist
Before taking any application fee, give a written estimate of rent and charges plus screening criteria; before signing, offer a condition inventory, form or walkthrough; and at move-in give the owner or manager's contact details, a signed lease copy and any rules, plus the federal lead-paint disclosure for pre-1978 housing (Utah Code §§ 57-22-4(3), (6), (7), 57-17-2). (Utah Code § 57-22-4, Utah Code § 57-17-2)
- Good-faith estimate of rent and fixed non-rent charges, types of use-based charges, availability date, screening criteria, and how to recover money paid — Before accepting an application fee or any other paymentUtah Code § 57-22-4(3)
- Written condition inventory, a condition form for the renter to complete, or a walkthrough opportunity (owner's choice) — Before entering into the rental agreementUtah Code § 57-22-4(6)
- Name, address and phone number of the owner, or of the manager or agent authorized to receive notices — In writing at or before the start of the rental termUtah Code § 57-22-4(7)(a)
- Executed copy of the written rental agreement and a copy of any rules and regulations — At or before the start of the rental termUtah Code § 57-22-4(7)(b)
- Written statement that part of the deposit is nonrefundable — When the deposit is taken, if any part is nonrefundable and there is a written agreementUtah Code § 57-17-2
- Lead-based paint disclosure and EPA pamphlet — Housing built before 197842 U.S.C. § 4852d; 40 CFR Part 745 Subpart F
MakeLease generates a customizable lease; add these Utah disclosures and terms.
Before you sign in Utah
- If a deposit is withheld wrongly
- A landlord who does not comply within 5 business days after the renter's statutory demand notice owes the full deposit plus a $100 civil penalty, and costs and attorney fees if it acted in bad faith (Utah Code §§ 57-17-3(5), 57-17-5). (Utah Code § 57-17-5 (eff. July 1, 2024), Utah Code § 57-17-3(3)-(5))
- Deductions from the deposit
- If the landlord makes any deduction, it must send a written notice that itemizes and explains the reason for each deduction within the 30-day period (Utah Code § 57-17-3(2)(c)). (Utah Code § 57-17-3(2)(c), Utah Code § 57-17-1)
- Interest on the deposit
- Utah law does not require landlords to pay interest on security deposits (Utah Code Title 57, Ch. 17 is silent on interest). (Utah Code Title 57, Ch. 17 (silent on interest))
- Rent control and increases
- Utah has no rent control, and counties, cities and towns may not adopt ordinances that control rents or fees on private residential property unless the Legislature expressly approves (Utah Code § 57-20-1). (Utah Code § 57-20-1)
No statewide rent control; counties, cities and towns may not enact ordinances that control rents or fees on private residential property without the Legislature's express approval (Utah Code § 57-20-1).
- If rent goes unpaid
- For unpaid rent, serve a written notice to pay the rent and other amounts due or surrender the unit within 3 business days; it may be served any time after rent is due (Utah Code § 78B-6-802(1)(c)). (Utah Code § 78B-6-802(1)(c))
Utah lease FAQs
How much can a landlord charge for a security deposit in Utah?
Utah sets no limit on the amount of a security deposit, but any non-refundable part must be stated in writing when the deposit is taken (Utah Code §§ 57-17-1 to -5; § 57-17-2) (Utah Code Title 57, Ch. 17 (no amount limit)).
How long does a Utah landlord have to return a security deposit?
Landlords must mail, deliver, or electronically send the deposit balance, any prepaid-rent balance, and an itemized notice of deductions within 30 days after the renter vacates and returns possession (Utah Code § 57-17-3(2)) (Utah Code § 57-17-3(2) (eff. May 7, 2025)).
Is there a limit on late fees in Utah?
A late fee may not exceed the greater of 10% of the rent stated in the rental agreement or $75, and must be agreed to in the rental agreement (Utah Code § 57-22-4(5)) (Utah Code § 57-22-4(5) (eff. May 5, 2021)). Utah law sets no grace period before a late fee may be charged; any grace period comes from the rental agreement (Utah Code § 57-22-4(5) is silent on timing) (Utah Code § 57-22-4(5) (no grace period)).
How much notice must a Utah landlord give before entering a rental?
Unless the lease sets different terms, a Utah owner has to give the renter at least 24 hours' notice before entering the unit (Utah Code § 57-22-4(2)).
How much notice ends a month-to-month tenancy in Utah?
A Utah owner can end a month-to-month tenancy by serving notice at least 15 calendar days before the end of the month or rental period, effective at the end of that period (Utah Code § 78B-6-802(1)(b)(i)).
What disclosures does a Utah lease need?
Before taking any application fee, give a written estimate of rent and charges plus screening criteria; before signing, offer a condition inventory, form or walkthrough; and at move-in give the owner or manager's contact details, a signed lease copy and any rules, plus the federal lead-paint disclosure for pre-1978 housing (Utah Code §§ 57-22-4(3), (6), (7), 57-17-2) (Utah Code § 57-22-4). The list covers Good-faith estimate of rent and fixed non-rent charges, types of use-based charges, availability date, screening criteria, and how to recover money paid, Written condition inventory, a condition form for the renter to complete, or a walkthrough opportunity (owner's choice), Name, address and phone number of the owner, or of the manager or agent authorized to receive notices, Executed copy of the written rental agreement and a copy of any rules and regulations, Written statement that part of the deposit is nonrefundable and Lead-based paint disclosure and EPA pamphlet.
More on renting in Utah
- Utah landlord-tenant law — every topic in full, compared with neighbouring states
- Utah security deposit law — limit, return deadline and a deadline calculator
- Arizona residential lease agreement
- Colorado residential lease agreement
- Idaho residential lease agreement
- Notice to vacate
- Lead paint disclosure
- Lease agreements for other states
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