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Utah residential lease agreement

Answer the questions, download the lease. Free, no account, and it holds your figures to what Utah allows.

What Utah law does to your lease

These are the figures the builder holds you to. Each one is the statute's, not ours, and the citation is there so you can read it yourself.

RuleUtahWhere it says so
Most a landlord may take as a depositNo statutory limitUtah sets no ceiling, but any part of the deposit that is not refundable has to be described as non-refundable in writing at the time it is taken (57-17-2). A deposit called non-refundable after the fact is refundable.Utah Code 57-17-1 to 57-17-5
Earliest a late fee may be chargedThe day after it is dueUtah Code 57-22-4(5)(a)
Most a late fee may beThe greater of $75 and 10% of the rentUtah also holds every other fee, fine and charge to the amount the rental agreement names; on a month-to-month tenancy a new charge takes 15 days' notice.Utah Code 57-22-4(5)(a)
Notice before the landlord may enter24 hoursUtah's 24 hours applies except as the rental agreement provides otherwise, so it is a default rather than a floor. This lease keeps it.Utah Code 57-22-4(2)
Notice to end a month-to-month tenancy15 daysFifteen days is what the statute requires of the owner, served before the end of the month or period. What the tenant must give is left to the lease, and 30 days is the usual term.Utah Code 78B-6-802(1)(b)(i)

What Utah makes you disclose

What is disclosed before any money changes hands
Before accepting an application fee or any other payment the landlord must disclose in writing a good faith estimate of the rent and of each fixed non-rent expense, the type of each use-based non-rent expense, the day the unit is available, the criteria the landlord will apply to the application (criminal history, credit, income, employment, rental history), and how the applicant gets their money back. Utah Code 57-22-4(3)
Written inventory of the condition of the unit
Before the landlord and the prospective renter enter into the rental agreement the landlord must give the renter a written inventory of the condition of the unit, ordinary wear and tear excluded. Utah Code 57-22-4(6)

The clause most landlords get wrong

Rent stated as a base figure with mandatory fees bolted on beside it. If a fee is not optional, it is rent, and several states now say so outright: the lease has to carry one total figure that the landlord may not charge above. The builder asks for the total and then asks how much of it is fees, which is the same information in the order the law wants it.

The second is the assistance animal. A no-pets clause that does not carve one out is a fair-housing problem, not a pet problem, and no pet rent or pet deposit may be charged for one. Your lease says so whether or not you allow pets.

After it is signed

Download the PDF and it is yours, account or not. If you want the tenant to sign it without printing anything, a free Kouzr account sends it for signature, files the executed copy against the tenancy, and keeps it beside the listing, the rent record and the deposit accounting, so the paperwork for that home is in one place when the tenancy ends.

Is this Utah lease legally binding?

A written lease signed by the landlord and every adult tenant is a contract, and this one is built to say what Utah requires a residential lease to say. What it is not is legal advice, and no lawyer has reviewed it. It is a form you complete yourself, the same category as the fill-in-the-blank lease sold in an office supply shop, and it is worth having a lawyer in your state read it before you rely on it, especially on a property you will hold for years.

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

Utah sets no statutory ceiling (Utah Code 57-17-1 to 57-17-5), so the figure is yours to choose. One month is the usual ask and two is the most a tenant will normally accept; every dollar above that is money you have to hold, account for line by line at move-out, and return on the state's clock.

Can a landlord charge a late fee in Utah?

Yes, but not without limit. Utah caps it at the greater of $75 and 10% of the rent (Utah Code 57-22-4(5)(a)). A fee charged earlier or larger than that is not enforceable, and the rest of the lease still stands. Utah also holds every other fee, fine and charge to the amount the rental agreement names; on a month-to-month tenancy a new charge takes 15 days' notice.

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

24 hours for anything that is not an emergency, at a reasonable hour (Utah Code 57-22-4(2)). A lease cannot shorten it, so the builder raises your figure if you enter a smaller one. Genuine emergencies need no notice anywhere. Utah's 24 hours applies except as the rental agreement provides otherwise, so it is a default rather than a floor. This lease keeps it.

How much notice ends a month-to-month tenancy in Utah?

15 days of written notice from either side (Utah Code 78B-6-802(1)(b)(i)). The builder writes that figure into the term clause. A lease may agree on longer notice than the statute; one that gives less is unenforceable to that extent, and the statutory period governs instead. Fifteen days is what the statute requires of the owner, served before the end of the month or period. What the tenant must give is left to the lease, and 30 days is the usual term.

Do I have to include a lead-based paint disclosure?

Only if the home was built before 1978, and then yes, everywhere in the country. Federal law requires the landlord to disclose known lead-based paint, hand over any report they have, and give the tenant the EPA pamphlet before the tenant is committed to the lease (42 U.S.C. 4852d). Enter the year built and the builder attaches it for you.

Can I have the tenant sign it online?

Yes. Download the PDF and sign it however you like, or make a free Kouzr account and send it to the tenant for signature from here: they get a link, sign on a phone, and the executed copy files itself against the tenancy alongside rent and the deposit record. The PDF is free either way and does not require an account.

Kouzr is not a law firm and this is not legal advice. The builder produces a form you complete yourself, and no lawyer has reviewed the document it assembles. Have one admitted in Utah read it before you rely on it.