Which disclosures must a Utah lease include?
Utah landlord-tenant law is governed by the Utah Fit Premises Act (Utah Code Title 57). The core disclosures a Utah landlord must give at or around lease signing:
| Disclosure | Authority | Applies To |
|---|---|---|
| Nonrefundable-fee disclosure | Utah Code § 57-17-2 | When a nonrefundable fee is taken |
| Up-front cost estimate | HB 182 (2025) | Before collecting any payment |
| Methamphetamine contamination | Utah Code (Title 19) | When contamination is known |
| Lead-based paint hazard + EPA pamphlet | Title X (federal) | Housing built before 1978 |
The main Utah lease disclosures
Nonrefundable-fee disclosure (Utah Code § 57-17-2): any nonrefundable deposit or fee must be disclosed in writing at the time it is collected, or it is treated as refundable
Up-front cost estimate (HB 182 (2025)): the landlord must give a prospective tenant a written estimate of the rent, fees, and screening criteria before collecting any payment
Additional Utah disclosures
Methamphetamine contamination (Utah Code (Title 19)): known methamphetamine contamination history must be disclosed
Federal lead-based paint disclosure
For older housing this is the one disclosure no Utah landlord can skip. If the dwelling predates 1978, Title X (42 U.S.C. § 4852d) requires a signed lead-warning disclosure, disclosure of any known lead hazards, delivery of any available records, and the EPA pamphlet Protect Your Family From Lead in Your Home. Non-compliance carries civil penalties and, in egregious cases, criminal ones.
What happens if a Utah landlord skips a required disclosure?
Consequences depend on the disclosure:
- A fee not disclosed in writing as nonrefundable is treated as refundable (§ 57-17-2).
- A missed 30-day deposit return can cost the full deposit plus a $100 penalty (§ 57-17-3).
- A federal lead-paint violation carries civil and, in egregious cases, criminal penalties plus tenant damages.
For the full set of Utah lease rules, see What Must a Utah Lease Agreement Include. Managing rentals in more than one state? Compare Utah's list with our California and Texas disclosure checklists, and see the baseline in What Every Residential Lease Agreement Must Include.
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Create your Utah lease agreement →Frequently asked questions
What disclosures are required in a Utah lease?
A Utah lease must include nonrefundable-fee disclosure; up-front cost estimate; methamphetamine contamination (Utah Code § 57-17-2; HB 182 (2025); Utah Code (Title 19)), plus the federal lead-based paint disclosure for pre-1978 housing.
Does Utah require a nonrefundable-fee disclosure disclosure?
Yes. any nonrefundable deposit or fee must be disclosed in writing at the time it is collected, or it is treated as refundable (Utah Code § 57-17-2).
Does Utah require a up-front cost estimate disclosure?
Yes. the landlord must give a prospective tenant a written estimate of the rent, fees, and screening criteria before collecting any payment (HB 182 (2025)).
Does Utah require a methamphetamine contamination disclosure?
Yes. known methamphetamine contamination history must be disclosed (Utah Code (Title 19)).
Does Utah require a lead-paint disclosure?
Yes, for pre-1978 housing. This is a federal requirement: the signed lead-warning disclosure, known records, and the EPA pamphlet.
Official sources
Primary statutes and official government references for this guide. Statutes change — always confirm against the current official text before you act.