Two ways to rent in Utah
The same free builder makes both — pick the one that fits and the agreement adapts automatically.
Standard Residential Lease Agreement
A fixed-term lease with set start and end dates (usually one year) — best for a long-term tenant.
Create a fixed-term leaseMonth-to-Month Rental Agreement
A flexible tenancy that renews each month and ends with proper written notice from either party.
Create a month-to-month agreementOverview
Renting out a home in Utah? A residential lease agreement is the contract that protects both sides — it sets the rent, the term, the deposit, and the rules the landlord and tenant agree to, and it's your proof of what was agreed if a dispute ever comes up. Utah residential tenancies are governed mainly by the Fit Premises Act in Title 57, Chapter 22, with security deposits covered by Title 57, Chapter 17.
Utahlease rules & requirements
Security deposit
Utah sets no maximum on a residential security deposit — the amount is whatever the lease states (one month's rent is the common benchmark). The landlord must return it, with a written, itemized statement of any deductions, within 30 days after the tenancy ends, or within 15 days after receiving the tenant's forwarding address, whichever is later. Any nonrefundable fee must be disclosed in writing.
Late fees
Utah sets no statutory cap on late fees, and courts apply a reasonableness standard. A late fee can only be charged if it is set out in the written lease, so spell out the amount and when it applies. For a month-to-month tenancy, a new charge requires 15 days' notice.
Landlord entry & notice
Under the Fit Premises Act the landlord must give at least 24 hours' notice before entering and may enter only at reasonable times, unless the lease states a different notice period (Utah Code 57-22-5). Emergencies are the exception. Confirming the 24-hour rule in the lease keeps both sides clear.
Required disclosures
The federal lead-based-paint disclosure is required for homes built before 1978. Utah requires that any nonrefundable fee be disclosed in writing when the deposit is taken. Identifying the owner or manager and how to reach them is good practice and helps with required notices.
Ending the lease
A fixed-term lease simply ends on its end date. A month-to-month tenancy can be ended by either party with at least 15 days' written notice before the end of the rental period under Utah Code 78B-6-802.
Does it need notarizing?
No. A Utah residential lease doesn't need to be notarized or witnessed — it's binding once the landlord and tenant(s) sign. Each party should keep a signed copy.
This is general information, not legal advice. Confirm the current rules under the Utah Fit Premises Act (Title 57, Chapter 22) and the deposit law (Title 57, Chapter 17).
How to write a Utah lease agreement
- 1
Choose the lease type — a fixed-term lease (set start and end dates) or a month-to-month tenancy.
- 2
Add the property details and the landlord's and tenant(s)' full legal names and addresses.
- 3
Set the monthly rent, the due date, accepted payment methods, and any late or NSF fees (state them in writing).
- 4
Set the security deposit and when it's returned, plus any nonrefundable fee, pet, parking, smoking, or utility terms.
- 5
Add the required disclosures (lead-based paint for pre-1978 homes; any nonrefundable fee in writing) and any house rules.
- 6
The landlord and every tenant sign and date the lease — and each keeps a copy.
Ready to create your Utah lease agreement?
Fill the form, watch it build live, and download the PDF — free, no signup.
Open the free builderWhat to include
- Landlord & tenant(s) — names and addresses
- Property, lease type & term
- Rent — amount, due date & payment methods
- Security deposit, late & NSF fees
- Pets, parking, smoking & utilities
- Disclosures & signatures
Utah lease agreement FAQ
Does a Utah residential lease need to be notarized?
No. A residential lease in Utah doesn't have to be notarized or witnessed. It's legally binding once the landlord and tenant(s) sign it.
Is there a limit on the security deposit in Utah?
No. Utah doesn't cap residential security deposits by statute — the amount is set by the lease. One month's rent is the common benchmark, and any nonrefundable fee must be disclosed in writing.
How long does a Utah landlord have to return the deposit?
Within 30 days after the tenancy ends, or within 15 days after receiving the tenant's forwarding address, whichever is later, along with a written, itemized statement of any deductions. Failing to comply can expose the landlord to the full deposit, a $100 civil penalty, and attorney's fees.
How much can a late fee be in Utah?
Utah sets no statutory cap, but the fee must be reasonable and must be written into the lease. For a month-to-month tenancy, a new charge requires 15 days' notice.
How much notice ends a month-to-month lease in Utah?
At least 15 days' written notice from either the landlord or the tenant, given before the end of the rental period, under Utah Code 78B-6-802.
Does the landlord have to give notice before entering?
Yes. Under the Fit Premises Act the landlord must give at least 24 hours' notice and enter only at reasonable times, unless the lease sets a different period (Utah Code 57-22-5). Emergencies are the exception.
What must a Utah lease disclose?
The federal lead-based-paint disclosure for homes built before 1978, and any nonrefundable fee disclosed in writing when the deposit is taken. Naming the owner or manager and how to reach them is also good practice.
Is this Utah lease agreement really free?
Yes — completely. Fill it in, preview it live, and download the PDF with no signup, no credit card, and no watermark. Unlike sites that charge a fee or push a subscription to download, there's nothing to pay here.