A Utah lease agreement is a written contract between a landlord and a tenant that sets the rent, the term, and the rules for renting a home or a commercial unit in Utah. FormsPal's builder creates several versions of this document, including a standard residential lease, a month-to-month agreement, a commercial lease, a roommate agreement, and a sublease.
Last Updated: September 2026. This guide is reviewed and updated regularly to reflect current Utah law. If you notice an error or outdated information, please contact us.
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FormsPal’s lease builder can create several types of Utah rental documents to match your situation:
This document is also known as a UT Rental Lease or a Utah Residential Lease Agreement.
Utah's rental rules appear mainly in Title 57, Chapter 17 and Title 78B, Chapter 6 of the Utah Code. They cover the security deposit, the landlord's right to enter, required disclosures, and how a lease ends. The sections below explain what a landlord and tenant need to know, with a citation to the relevant section.
A security deposit protects the landlord if the tenant damages the property or leaves rent unpaid. The lease should state the deposit amount and how it will be handled.
No later than 30 days after the tenant moves out and returns possession of the property, the owner or the owner’s agent must mail or deliver the deposit balance and any prepaid rent balance. If the owner made any deductions, the owner must also send a written notice that itemizes and explains each deduction.[2.2]
The owner may also apply the deposit toward unpaid rent, damage beyond normal wear and tear, other costs and fees the lease specifies, or cleaning the unit.[2.2] If any part of the deposit is to be non-refundable, the owner must state that in writing when the deposit is collected.[2.1]
After the tenant serves the owner with that written notice, the owner or the owner’s agent has five business days to comply.[2.2] If the owner or the owner’s agent fails to return the deposit or prepaid rent on time, the tenant can recover the full amount owed, plus a $100 civil penalty. If a court then finds that the losing party acted in bad faith, it must also award costs and attorney fees to the winner.[2.3]
A landlord may enter the rented property to make repairs or check on its condition. The lease should spell out how much notice the landlord will give before entering, so both sides know what to expect. It also helps to write out how entry for an emergency is handled separately from a routine, planned visit.
Unless the rental agreement provides otherwise, the owner must give the renter at least 24 hours' prior notice before any entry into the rental unit, not only an inspection (Utah Code 57-22-4(2)).[3.1]
The landlord must also give the tenant the following information in writing:
These items are not the same as the deposit or termination rules above. Giving them at the right time helps a landlord and tenant start a Utah lease agreement on the same page.
How much notice ends a Utah lease depends on the type of tenancy. Count the exact date with our deadline calculator.
Popular Local Rental Lease Agreement Forms
Utah's unlawful detainer statute lets a landlord evict a tenant for not paying rent, breaking a lease term, or carrying on an unlawful business or committing a criminal act on the property, among other grounds (Utah Code 78B-6-802(1)).[1.3] In practice, the landlord typically sends the tenant a written notice first, giving a short period to pay, fix the problem, or move out before starting a formal eviction case in court.
An eviction case ultimately goes through the local court system, which reviews the landlord’s notice and the tenant’s response before ordering a move-out.
FormsPal’s builder walks you through each part of the Utah lease agreement, from naming the landlord and tenant to setting the rent, the security deposit, and the move-in date. Once you finish, you can download the document as a PDF, a Word file, or an OpenDocument file and print it for signatures.
Every Utah lease agreement needs a signature from the landlord (or the landlord’s authorized agent) and each tenant named on the document. Keep a signed copy for your own records once everyone has signed, so you can refer back to the exact terms during the tenancy.
| Document Name | Utah Rental Lease Agreement Form |
| Other Names | UT Rental Lease, Utah Residential Lease Agreement |
| Relevant Laws | Utah Code, Title 57 and Title 78B, Chapter 6 |
| Security Deposit Return | No later than 30 days after the tenant moves out |
| Avg. Time to Fill Out | 18 minutes |
| # of Fillable Fields | 119 |
| Available Formats | Adobe PDF |
This section answers common questions about Utah lease agreements, including how a security deposit must be returned and what a landlord can apply it toward, with each answer citing the relevant section of the Utah Code.
No later than 30 days after the tenant moves out and returns possession of the property, the owner or the owner’s agent must mail or deliver the deposit balance, any prepaid rent balance, and a written notice explaining any deductions.[2.2]
The owner may apply the deposit toward unpaid rent, damage beyond normal wear and tear, other costs and fees the lease specifies, or cleaning the unit.[2.2]
Other Rental Lease Agreement Forms by State
General information, not legal or tax advice.
The sources below list the official Utah statutes cited throughout this guide. Each citation marker in the text links to the specific section number that supports the claim next to it.
