Utah Residential Lease Agreement
What Utah law requires in a residential lease — the deposit cap, the return deadline, the notice to end a month-to-month tenancy, and the disclosures you have to give the tenant. Every figure is cited to the statute it comes from and dated. The free Utah lease template is one click away.
Maintained by Rapi Stack · Every state-specific figure on this page is cited to its statute or official agency page · Dataset last verified 2026 · Not legal advice.
Other Utah rules your lease has to live with
Beyond the deposit, Utah law sets rules on entry, late fees, and repairs that apply whether or not the lease mentions them.
- Landlord entry. Utah requires at least 24 hours’ notice before a non-emergency entry. — Utah Code § 57-22-4(2) (eff. 5/5/2021) ↗
- Late fees. Late fee may not exceed the greater of 10% of rent or $75. — Utah Code § 57-22-4(5)(a) (amended Ch. 98, 2021 General Session) ↗
- Repair and deduct. Permitted after written notice of deficient condition and corrective period (3 days habitability / 10 days lease term); deduction from future rent capped at two months' rent, receipts required. — Utah Code § 57-22-6(4)(a)(ii) (eff. 7/1/2024) ↗
- Habitability. Utah law implies a warranty of habitability into every residential lease; a clause waiving it is unenforceable. — Utah Code § 57-22-4(1) (eff. 5/5/2021) ↗
Each point links to the Utah source it was taken from. Rules change; confirm before relying on them.
What Utah law requires · as of 2026
- Max security deposit
- No statutory limit
- Deposit return deadline
- 30 days after move-out
- Notice to end month-to-month
- 15 days
Source: Utah Code §57-17-3 · verify ↗. Laws change — confirm the current rule before you rely on it.
Deposit still not back 30 days after move-out? Ask for it in writing with a Utah security deposit demand letter; if that doesn’t work, the usual next step is Utah small claims court.
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Required disclosures in Utah
What Utah law says a residential landlord has to tell the tenant, each with the statute it comes from. Federal rules and some city ordinances can add more.
Owner/manager contact and copy of lease and rules
At or before start of term: written name, address and phone of owner or authorized manager/agent; executed copy of written rental agreement; copy of applicable rules and regulations.
Source: Utah Code § 57-22-4(7)
Pre-application written estimate of rent and fees
Before accepting any payment from a prospective renter: good-faith estimate of rent and each fixed non-rent expense, type of use-based expenses, availability date, screening criteria, refund process.
Source: Utah Code § 57-22-4(3)
Move-in condition inventory or walkthrough
Before signing: provide written inventory of unit condition, or a form for renter to document condition, or an opportunity for a walkthrough inspection.
Source: Utah Code § 57-22-4(6)
Frequently asked questions
How much security deposit can a landlord charge in Utah?
Utah does not set a statutory cap on the security deposit, so the amount is negotiable — but it must be returned within 30 days after you move out (as of 2026). Source: Utah Code §57-17-3.
Is this lease valid in Utah?
A written lease that identifies the parties, the property, the term, and the rent is generally enforceable in Utah once both sides sign. What it cannot do is contract around Utah law: the deposit rules, entry notice, and habitability duties below apply whether or not the lease mentions them.
How much notice must a landlord give before entering a rental in Utah?
Utah requires at least 24 hours' notice for a non-emergency entry. Source: Utah Code § 57-22-4(2) (eff. 5/5/2021).
Can a landlord charge late fees in Utah?
Late fee may not exceed the greater of 10% of rent or $75. Source: Utah Code § 57-22-4(5)(a) (amended Ch. 98, 2021 General Session).
Can a tenant repair and deduct rent in Utah?
Permitted after written notice of deficient condition and corrective period (3 days habitability / 10 days lease term); deduction from future rent capped at two months' rent, receipts required. Source: Utah Code § 57-22-6(4)(a)(ii) (eff. 7/1/2024).
What does a landlord have to disclose in Utah?
Under Utah law: Owner/manager contact and copy of lease and rules (Utah Code § 57-22-4(7)); Pre-application written estimate of rent and fees (Utah Code § 57-22-4(3)); Move-in condition inventory or walkthrough (Utah Code § 57-22-4(6)). Federal and local rules can add more; each item on this page links to the law it comes from.
How does Utah compare? See the security deposit limits in all 50 states, every figure cited to statute.
How Utah compares
Computed from our 51-jurisdiction dataset (as of 2026). Source for Utah: Utah Code §57-17-3 ↗.
- Utah is one of 22 of 51 jurisdictions that set no statutory cap on the security deposit (29 cap the deposit by statute).
- Deposit return deadline
Deposit return deadline: 30 days, exactly the national median.
This is the most common figure nationally — shared by 26 other states.
Deposit return deadline in neighboring states — Arizona (14 days), Colorado (30 days), Idaho (21 days), Nevada (30 days), New Mexico (30 days), Wyoming (30 days).
- Notice to end a month-to-month tenancy
Notice to end a month-to-month tenancy: 15 days — well under the national median of 30 days across the 49 states with a statutory rule.
Ranked #46 of 49 states (tied with 1) — higher means a longer notice period.
1 other state uses the same figure.
Notice to end a month-to-month tenancy in neighboring states — Arizona (30 days), Colorado (21 days), Idaho (30 days), Nevada (30 days), New Mexico (30 days), Wyoming (no statutory rule). Utah's 15 days is the shortest among its neighbors.
The rest of what Utah requires
The figures below are Utah's, not national averages — each one is the value we verified for this state, with the statute it comes from. Follow a row to the full Utah page for that document.
- Notice for unpaid rent · as of 2026
- 3 days to pay or quit Utah Code § 78B-6-802 ↗
- Notice to cure a lease violation · as of 2026
- 3 days Utah Code § 78B-6-802 ↗
- Small claims limit · as of 2026
- $20,000 Utah Code § 78A-8-102 ↗
- Where you file · as of 2026
- Small Claims Court (a department of the Justice Court; district court where no justice court exists) · filing fee Tiered by claim size (Utah Code §78A-2-301.5): $60 for claims of $2,000 or less; $100 for claims over $2,000 up to $7,500; $185 for claims of $7,500 or more. Defendant counter affidavits carry parallel tiered fees. Utah Code § 78A-8-102 ↗
- Rental application fee · as of July 2026
- No statutory limit Utah Legislature ↗
- Bill of sale notarization · as of 2026
- Not required Utah DMV (Form TC-843) ↗
- Power of attorney signing · as of 2026
- Notarization required Utah Code §75A-2-105 (form §75A-2-301) ↗
- LLC operating agreement · as of 2026
- Not required by statute, but it controls over the default rules Utah Code §§ 48-3a-102(16), 48-3a-112 ↗
- Recording a deed · as of 2026
- County Recorder (Utah Code § 57-3-101 — 'the office of the recorder of the county where the real property is located') · no witnesses Utah Code §§ 57-1-13, 57-3-101 ↗
Lease agreement in other states
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