Utah
A Utah lease agreement is a formal document that outlines the terms and conditions of a rental arrangement between a landlord and a tenant. It specifies details such as the lease term, monthly payments, and the obligations of both parties.
SimpleBasicLease_Utah
Rental Lease Laws Overview
In Utah, there are no statewide rent control laws, allowing landlords to set rental prices without restrictions. However, there are regulations regarding late fees, which are capped, and landlords are not required to hold a license to rent properties.
Required Lease Disclosures
Landlords in Utah must provide specific disclosures in their lease agreements:
- Move-In Checklist: A written inventory of the property must be provided for tenant review prior to signing the lease.
- Identification: The landlord must disclose their name, address, and telephone number, or that of the property manager or representative.
- Disclosure of Methamphetamine Contaminated Property: If the property has been used for manufacturing, using, or storing methamphetamine, this must be disclosed to the tenant.
- Lead-Based Paint Disclosure: For rental units built before 1978, landlords must comply with federal regulations by disclosing the presence of lead-based paint.
Security Deposit
Utah law does not impose a maximum limit on the amount a landlord can collect as a security deposit. While receipts and interest payments are not mandated, landlords are required to return the security deposit within thirty days after the tenant vacates the property. If any deductions are made from the deposit, landlords must provide a written notice detailing the reasons for each deduction.
Rent Payments
The lease agreement specifies when rent payments are due. There are no statewide rent control laws, allowing landlords to increase rent freely. Late fees are limited to either $75 or 10% of the rent payment, whichever is greater, and there is no grace period for late payments. Consequently, landlords can issue a 3-day notice to quit for non-payment immediately after rent is overdue. Tenants have the right to withhold rent or make necessary repairs if the landlord fails to address issues in the rental unit.
Landlord Right of Entry
Landlords must provide at least 24 hours’ notice before entering a rental property, unless the lease specifies otherwise. Tenants who are victims of stalking, sexual assault, burglary, or domestic violence can request that locks be changed for their safety.
Property Repairs
Landlords are responsible for ensuring that rental units are sanitary, safe, and suitable for human occupancy. This includes maintaining common areas and essential systems such as plumbing and heating. Tenants are required to comply with health regulations, maintain cleanliness, and avoid damaging the rental unit. If a tenant fails to maintain utilities, the landlord can terminate the lease with a 3-day notice for non-compliance.
Terminating a Lease
For month-to-month tenancies, landlords can terminate the lease with a 15-day notice. Additionally, landlords must store any unclaimed property for 15 days after a tenant vacates and may charge for storage. If the property remains unclaimed, the landlord is permitted to dispose of it.
Statutes
- Utah Code Ann §§ 78B-6-802 – Unlawful detainer by tenant for a term less than life
- Utah Code Ann §§ 78B-6-802 – Unlawful detainer by tenant for a term less than life
- Utah Code Ann §§ 57-17-3 – Deductions from deposit – Written itemization – Time for return
- Utah Code Ann §§ 57-17-3 – Deductions from deposit – Written itemization – Time for return
- Utah Code Ann §§ 57-17-2 – Non-refundable deposit – Written notice required
- Utah Code Ann §§ 57-22-4(3) – Owner’s duties
- Utah Code Ann §§ 57-17-5 – Failure to return deposit or prepaid rent or to give required notice – Recovery of deposit, penalty, costs, and attorney fees
- Utah Code Ann §§ 7-15-2 – Notice – Form
- Utah Code Ann §§ 57-22-6 – Tenant Allowed to Withhold Rent or Repair and Deduct Rent
- Utah Code Ann §§ 78B-6-814 – Exclusion of tenant without judicial process prohibited – Abandoned premises excepted
- Utah Code Ann §§ 78B-6-815 – Abandonment
- Utah Code Ann §§ 78B-6-816(2-3) – Abandoned premises – Retaking and rerenting by owner – Liability of tenant – Personal property of tenant left on premises
- Utah Code Ann §§ 57-22-4(2) – Owner’s duties
- Utah Code Ann §§ 57-22-4 – Owner’s duties
- Utah Code Ann §§ 57-22-4(4) – Owner’s duties
- Utah Code Ann §§ 57-22-5(2)(c) – Renter’s duties – Cleanliness and sanitation – Compliance with written agreement – Destruction of property, interference with peaceful enjoyment prohibited
- Utah Code Ann §§ 57-22-5 – Renter’s duties – Cleanliness and sanitation – Compliance with written agreement – Destruction of property, interference with peaceful enjoyment prohibited
- Utah Code Ann §§ 57-22-5.1 – Crime victim’s right to new locks – Domestic violence victim’s right to terminate rental agreement – Limits an owner relating to assistance from public safety agency
- Utah Code Ann §§ 78A-8-102 – Small claims – Defined – Counsel not necessary – Removal from district court – Deferring multiple claims of one plaintiff – Supreme Court to govern procedures
FAQs
In Utah, landlords must provide several disclosures in lease agreements, including a move-in checklist, identification of the property owner or manager, disclosure of any methamphetamine contamination, and lead-based paint disclosure for units built before 1978.
There is no legal limit on the amount a landlord can collect as a security deposit in Utah. However, landlords must return the deposit within thirty days after the tenant vacates the property.
In Utah, a landlord can charge a late fee for overdue rent that cannot exceed $75 or 10% of the rent payment, whichever is greater. There is no grace period for rent payments.
Landlords in Utah are required to ensure that rental units are sanitary, safe, and fit for human occupancy. They must maintain common areas and essential systems such as plumbing, heating, and air conditioning.
A tenant can terminate a month-to-month lease in Utah by providing a 15-day notice to the landlord. This notice must be given before the end of the rental period.
If a landlord does not correct a problem in the rental unit, a tenant can either withhold rent until the issue is resolved or make the repairs themselves and deduct the costs from the rent, provided the repairs do not exceed two months’ rent.
In Utah, a landlord must provide at least 24 hours’ notice to a tenant before entering the rental property, unless the lease specifies otherwise.
In Utah, landlords must store any unclaimed property for 15 days after a tenant leaves. If the tenant does not claim the property within that time, the landlord can dispose of it.