Utah Residential Lease Agreement

Last Updated: November 29, 2021 by Elizabeth Souza

The Utah residential lease agreement (“rental agreement”) is used to create a binding legal contract between a landlord and a tenant. The agreement includes the length of the agreement (”term”), the payment amount (”rent”), as well as the obligations of the tenant while leasing the property.

Utah Lease Agreement Disclosures

The following disclosures are either required for some or all residential lease agreements in Utah.

Disclosure Applicable to
Landlord’s Name/Address All Units
Meth Knowledge of Contamination in Unit
Lead Paint All Units Prior to 1978
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Landlord’s Name & Address

Applicable to all rental units in Utah.

Any individual authorized to manage the rental property (including the landlord and owner) must disclose their name and address so future legal notices and demands that are sent by the tenant can be properly delivered. Generally, this information is provided in the lease agreement and shall be provided to the tenant in writing at or before the commencement of the tenancy.

Methamphetamine Contamination Disclosure

Applicable to any property where the landlord has knowledge of possible contamination.

In Utah, disclosure of any knowledge relating to methamphetamine manufacturing, use, or storage is legally required in a rental agreement. Only known information has to be disclosed, and a contaminated unit may not be rented out.

The owner or landlord must report the contaminated rental property to a government agency that is responsible for the decontamination process and documenting that the test results meet the minimum decontamination standards.

Methamphetamine contamination can be dangerous to Tenant(s) in high concentrations, presenting health concerns through absorption of the materials in the air.

This property:
[ ] Has been found to be contaminated above safe levels and is in the process of decontamination.
[ ] Has been found to be contaminated, but falls within safe levels after tests were conducted.
[ ] Has no suspicion of contamination

Download: Utah Methamphetamine Contamination Disclosure Form (PDF)

Lead-Based Paint Disclosure

Applicable to any rental units built prior to 1978.

It is a federal law in the United States that any home built prior to 1978 must disclose the risks posed by lead-based paints. This law requires landlords in Utah to:

Download: Utah Lead-Based Paint Disclosure Form (PDF)

Optional Disclosures & Addendums (Recommended)

The following lease agreement disclosures and addendums are not required by Utah law in residential lease agreements, but either help reduce future conflicts with tenants or reduce legal liability for landlords.

  • Medical Marijuana Use – it is recommended to state where medical marijuana use is and isn’t allowed on the property so that expectations are clear. Utah law allows landlords to restrict marijuana usage to non-smoking methods only or control where users can smoke so as to not interfere with other tenants.
  • Returned Check Fees – returned check fees are liable for a $20 service charge upon return, $20 collection fee is not paid within 15 days of notice, and an amount that is the greater of $50 or triple the check amount (but not more than $250 plus the check amount) plus $50 attorney fees after 30 days of nonpayment.
  • Move-in Checklist – it is recommended to provide an itemized list of damages to the property before move-in to make sure tenants are responsible for any serious damages that occur during the lease term. This can be attached to the lease agreement or signed as a separate document.
  • Shared Utilities Arrangements – for rental units with shared utilities, it is recommended to disclose the specifics of how they are shared, and how each party’s bill is calculated, so that tenants have a reasonable expectation of what they owe each month.
  • Bed Bug Disclosure – for rental units with a history of infestation, it is recommended to provide information on the protocol for handling a bed bug infestation. This addendum will notify the tenant of their obligation to cooperate with bed bug prevention by promptly reporting any sign of infestation to the landlord.
  • Asbestos Disclosure – for rental units built prior to 1981, asbestos was a common building material. This disclosure will notify the tenant to take certain precautions to minimize the chance of disturbing the asbestos fibers (i.e. no sanding, pounding, modifications or repairs, without the landlord’s consent). The disclosure will also notify the tenant of their obligation to immediately notify the landlord if any ceilings begin to deteriorate.
  • Mold Disclosure – it is recommended to disclose the current mold status of a property in the lease to protect against future liability of mold damages due to the tenant’s negligence during the lease term.