What clauses are legally required in every Utah lease agreement?
Every Utah lease should identify the landlord/agent and all adult tenants, the property, the rent and due date, and the term. Utah requires that any nonrefundable deposit or fee be disclosed in writing when it is collected (§ 57-17-2), and, since HB 182 (2025), that a landlord give a prospective tenant a written estimate of the rent, fees, and screening criteria before collecting any payment. A lease for a term longer than one year must be in writing (Utah Code §§ 25-5-1, 25-5-3).
Utah security deposit rules — the 30-day return
Utah Code § 57-17-3 governs deposits:
- No cap on the deposit amount.
- Nonrefundable portions: any nonrefundable deposit or fee must be disclosed in writing at the time it is collected (§ 57-17-2).
- Return: within 30 days after the tenant vacates, or within 15 days after the tenant provides a forwarding address (whichever is later), the landlord must return the balance with a written itemized statement of deductions.
- Penalty: a landlord who fails to comply may owe the full deposit plus a $100 civil penalty (and possibly attorney's fees).
For a multi-state comparison, see security deposit rules every landlord must know.
Late fees and rent rules in Utah
Unlike many states, Utah caps residential late fees: a late fee may not exceed the greater of 10% of the agreed rent or $75 (Utah Code § 57-22-4). The fee must be stated in the written lease to be enforceable, and there is no state-mandated grace period.
Notice periods to end or not renew a Utah lease
Utah notice periods (Utah Code § 78B-6-802):
| Situation | Notice |
|---|---|
| Terminate month-to-month tenancy | 15 calendar days before the end of the period |
| Nonpayment of rent | 3 calendar days to pay or quit |
The 3-day nonpayment clock starts the day after rent is due. Self-help eviction is unlawful; the landlord must use the court process, and Utah's law provides for treble damages against a tenant who is found guilty of unlawful detainer after the notice period.
What disclosures must Utah landlords provide?
Utah's required disclosures:
- Nonrefundable fees (§ 57-17-2): a written statement of any nonrefundable deposit or fee at the time it is collected.
- Up-front cost estimate (HB 182, 2025): a written estimate of rent, fees, and screening criteria before collecting any payment from a prospective tenant. Verify the current requirements of this newer law before relying on it.
- Methamphetamine contamination: known contamination history must be disclosed.
- Lead-based paint (federal): the disclosure and EPA pamphlet for pre-1978 housing.
What happens if a Utah lease is missing required terms?
Specific failures carry specific consequences:
- Missed 30-day return / no itemization: the landlord may owe the full deposit plus a $100 penalty (§ 57-17-3).
- Undisclosed nonrefundable fee: a fee not disclosed in writing as nonrefundable is treated as refundable (§ 57-17-2).
- Late fee over the cap: unenforceable above the greater of 10% or $75 (§ 57-22-4).
Managing rentals in more than one state? Compare Utah's rules with our Colorado and Arizona lease requirement guides.
Full Utah disclosure checklist
For a dedicated, statute-by-statute rundown of every notice a Utah landlord must give at signing, see our Utah required lease disclosures checklist.
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Create your Utah lease agreement →Frequently asked questions
Is there a security deposit limit in Utah?
No. Utah sets no cap on the deposit amount, but any nonrefundable portion must be disclosed in writing (§ 57-17-2), and the deposit must be returned with an itemized statement within 30 days of the tenant vacating (§ 57-17-3).
How long does a Utah landlord have to return a security deposit?
Within 30 days after the tenant vacates, or 15 days after the tenant provides a forwarding address, whichever is later, with a written itemized statement. Failure may cost the full deposit plus a $100 penalty (Utah Code § 57-17-3).
Is there a late-fee limit in Utah?
Yes. A late fee may not exceed the greater of 10% of the agreed rent or $75, and it must be stated in the written lease (Utah Code § 57-22-4).
How much notice is required to end a month-to-month tenancy in Utah?
Fifteen calendar days before the end of the period (Utah Code § 78B-6-802). Nonpayment of rent requires a separate 3-day pay-or-quit notice.
What must a Utah landlord disclose?
Any nonrefundable deposit or fee in writing (§ 57-17-2), a written up-front estimate of rent/fees/screening criteria under HB 182 (2025), known methamphetamine contamination, and the federal lead-based paint disclosure for pre-1978 housing.
Official sources
Primary statutes and official government references for this guide. Statutes change — always confirm against the current official text before you act.