RESIDENTIAL LEASE AGREEMENT (Utah)

This Residential Lease Agreement (this "Agreement") is made on [[Agreement Date]] by and between [[Landlord Name]] ("Landlord") and [[Tenant Name(s)]] (jointly and severally, "Tenant"). Landlord and Tenant agree as follows.

1. Definitions "Premises" means the dwelling unit and any furnishings, parking, storage, and appurtenances identified in Section 2. "Rent" means all amounts payable under this Agreement. "Lease Term" means the period in Section 3. Words importing the singular include the plural and vice versa. "Owner" and "Landlord" are used interchangeably.

2. Premises; Parking; Storage; Furnishings Landlord leases to Tenant the residential premises at [[Property Address, including Unit Number if applicable]] (the "Premises"), City of [[City]], Utah [[ZIP Code]]. Assigned parking: [[Parking Space(s) or "None"]]. Storage: [[Storage Area or "None"]]. Furnishings and appliances included: [[Furnishings and Appliances List or "None additional"]]. Tenant has examined the Premises and accepts it in its current condition except as noted on the Move-In Inventory & Condition Checklist attached as Exhibit A. The Premises shall be used solely as a private residence and for no other purpose without Landlord's prior written consent.

3. Term; Possession The Lease Term is [[Lease Term Length, e.g. 12 months]], beginning [[Lease Start Date]] (the move-in date) and ending [[Lease End Date]], unless sooner terminated or extended as provided herein. If Landlord cannot deliver possession at the start date, Rent shall abate until possession is delivered, and if delivery is delayed more than [[Possession Delay Cap, e.g. 7]] days, Tenant may terminate and receive a full refund of prepaid amounts. Holding over is governed by Section 27.

4. Rent; Payment Tenant shall pay monthly Rent of [[Monthly Rent Amount]], due in advance on the [[Rent Due Day, e.g. 1st]] of each month without offset, deduction, or demand, payable to Landlord by [[Accepted Payment Methods, e.g. check, electronic transfer, or other agreed method]] at [[Rent Payment Address or Account Details]]. If the Term begins on a day other than the first, the first month's Rent is prorated on a 30-day basis. Acceptance of a partial or late payment is not a waiver of any default or of Landlord's rights.

5. Late Charges; Returned Payments Rent is late if not received by the due date. Tenant shall pay a late charge of the greater of [[Late Fee, e.g. 10% of monthly rent or $75]] (capped by Utah law at the greater of 10% of the rent or $75 per Utah Code § 57-22-4). Late fees must be disclosed in this Agreement. A fee of [[Returned Payment Fee]] applies to any returned or dishonored payment. Additional recurring fees not listed herein may not be charged unless the tenancy is month-to-month and 15 days' written notice is given.

6. Security Deposit Upon signing, Tenant shall pay a security deposit of [[Security Deposit Amount]]. Utah has no statutory cap on security deposits for most residential rentals (mobile home parks have specific rules). The deposit secures Tenant's performance and may be applied to unpaid Rent, repair of damage beyond ordinary wear and tear, and cleaning to restore the move-in condition. Landlord shall return the balance of the deposit or provide a written itemized statement of deductions within 30 days after Tenant vacates and returns possession of the Premises (Utah Code § 57-17-3). The deposit may not be applied by Tenant as last month's Rent. Landlord shall provide the name and address of the financial institution where the deposit is held upon request.

7. Utilities; Services Tenant shall pay for [[Tenant-Paid Utilities]]; Landlord shall pay for [[Landlord-Paid Utilities]]. Tenant shall place tenant-paid utilities in Tenant's name effective on the start date and shall not allow service to lapse. Landlord is not liable for any interruption of utilities or services not within Landlord's reasonable control. If any utility serving the Premises also serves other areas, the billing and proration method is: [[Shared Utility Metering Disclosure or "N/A"]].

8. Occupants; Guests The Premises shall be occupied only by Tenant and: [[Permitted Additional Occupants]]. A guest staying more than [[Guest Stay Limit, e.g. 14 consecutive days or 30 total days per year]] without Landlord's prior written consent may be treated as an unauthorized occupant and a breach of this Agreement.

9. Use; Conduct; Quiet Enjoyment Tenant shall use the Premises lawfully, shall not create a nuisance or disturb neighbors' quiet enjoyment, and shall not conduct any business that violates law or zoning. Tenant shall comply with all applicable laws, ordinances, and the Rules in Section 21.

10. Pets; Assistance Animals Pet policy: [[Pet Policy, e.g. No pets without prior written consent; additional pet deposit or rent may apply]]. No animal is permitted without Landlord's prior written consent except an assistance animal that must be permitted by law (including the Fair Housing Act). Tenant is responsible for any damage, noise, or injury caused by an animal.

11. Smoking Smoking policy: [[Smoking Policy, e.g. No smoking of any kind inside the Premises or within 25 feet of entrances]]. Tenant is responsible for any damage caused by smoking.

12. Parking; Vehicles Only operable, registered vehicles may be parked in assigned spaces. Inoperable vehicles, unauthorized vehicles, or vehicles blocking access may be towed at the owner's expense after any notice required by law or the Rules: [[Parking and Towing Rules]].

13. Maintenance, Landlord (Utah Fit Premises Act) Landlord shall maintain the Premises in a habitable condition as required by the Utah Fit Premises Act (Utah Code § 57-22), comply with applicable building and housing codes, and keep the structural elements, roof, electrical, plumbing, heating, hot and cold water, and Landlord-provided appliances in good and safe working order. Landlord shall maintain common areas in a sanitary and safe condition.

14. Maintenance, Tenant Tenant shall keep the Premises clean, sanitary, and free of hazards; properly use all systems and appliances; replace HVAC filters, light bulbs, and smoke/CO-detector batteries as needed; keep plumbing clear; maintain any yard or landscaping as agreed ([[Yard/Pest Responsibility]]); and promptly report needed repairs in writing. Tenant shall pay for repair of damage caused by Tenant's, occupants', or guests' misuse or neglect.

15. Repair Requests; Emergencies Routine repair requests shall be made in writing to [[Repair Contact Name, Address, Phone, Email]]. For emergencies threatening life or property, Tenant shall immediately contact [[Emergency Contact/Procedure, e.g. 911 and Landlord at [[Phone]]]]. Landlord shall make required repairs within a reasonable time after notice.

16. Alterations; Fixtures; Locks Tenant shall not paint, alter, install fixtures or satellite equipment, or change or add locks without Landlord's prior written consent. Tenant-installed improvements become Landlord's property unless agreed otherwise in writing. Tenant shall not change locks without giving Landlord a key.

17. Landlord's Right of Entry Landlord may enter the Premises to inspect, make repairs or improvements, supply services, or show the Premises to prospective tenants, purchasers, lenders, or contractors, upon at least 24 hours' written notice (or as otherwise required by law), during reasonable hours, except in an emergency or where Tenant consents to shorter notice. Utah law requires reasonable notice for non-emergency entries.

18. Renter's Insurance; Waiver of Subrogation Tenant shall maintain renter's insurance with personal-liability coverage of at least [[Renter's Insurance Minimum, e.g. $300,000]] for the Term and provide proof on request. Each party waives subrogation against the other to the extent of insurance proceeds. Landlord's insurance does not cover Tenant's personal property or liability.

19. Liability; Indemnity Except to the extent caused by Landlord's negligence or violation of law, Tenant assumes responsibility for, and shall indemnify Landlord against, claims arising from Tenant's use of the Premises or the acts of Tenant's occupants and guests.

20. Assignment; Subletting Tenant shall not assign this Agreement or sublet all or part of the Premises without Landlord's prior written consent.

21. Rules and Regulations; HOA/Condo Tenant shall comply with Landlord's written Rules (Exhibit B) and any applicable homeowners' or condominium association rules: [[HOA/Condo Rules or "None"]]. Landlord may adopt reasonable Rules on notice to Tenant.

22. Damage or Destruction (Casualty) If the Premises is damaged by fire or casualty not caused by Tenant and is rendered uninhabitable, Rent abates for the affected portion, and either party may terminate if the Premises cannot reasonably be repaired within [[Casualty Repair Period, e.g. 30]] days.

23. Condemnation; Eminent Domain If all or a material part of the Premises is taken by eminent domain, this Agreement terminates as to the part taken as of the date possession is required, and Rent is adjusted accordingly. The condemnation award belongs to Landlord, except Tenant may pursue a separate claim for moving costs if allowed by law.

24. Default; Remedies Tenant is in default if Tenant fails to pay Rent when due or breaches any other term and fails to cure within any period required by law or this Agreement. On default, Landlord may serve the appropriate notice (3-business-day pay-or-quit or 3-calendar-day cure-or-quit or unconditional quit per Utah Code § 78B-6-802) and may pursue all remedies available by law, including recovering possession, unpaid Rent, damages, and costs. Landlord shall not engage in self-help eviction. After termination, Tenant remains liable for Rent for the balance of the Term, subject to Landlord's duty to mitigate.

25. Abandonment; Personal Property If Tenant abandons the Premises, Landlord may retake possession and dispose of personal property left behind only as permitted by applicable Utah law after any required notice.

26. Bankruptcy; Insolvency Tenant's bankruptcy or insolvency does not give Tenant any right to retain possession contrary to this Agreement, to the extent permitted by law.

27. Holdover If Tenant remains in possession after the Term without Landlord's written consent, Tenant is a holdover and shall pay holdover use and occupancy at [[Holdover Rate, e.g. 150% of monthly rent]] and is liable for resulting damages. With Landlord's consent and no new agreement, the tenancy becomes month-to-month on the same terms.

28. Surrender; Move-Out At the end of the tenancy Tenant shall remove all personal property, return all keys and access devices, leave the Premises clean and in the move-in condition (ordinary wear and tear excepted), and provide a written forwarding address for the deposit accounting. Tenant shall schedule a move-out inspection with Landlord.

29. Notices Notices to Tenant may be delivered to the Premises or by the methods permitted under Utah law; notices to Landlord shall be sent to [[Landlord Notice Address]] or the address of the authorized property manager. To terminate a month-to-month tenancy, the terminating party shall give written notice of at least 15 calendar days before the end of the rental period (Utah Code § 78B-6-802).

30. Subordination; Estoppel; Attornment This Agreement is subordinate to any present or future mortgage on the Premises. Tenant shall, within ten days of request, sign a commercially reasonable estoppel certificate and attorn to any successor owner or lender.

31. Waiver; Non-Waiver No delay or failure to enforce any term is a waiver. A waiver of one breach is not a waiver of any other.

32. Severability If any provision is held invalid, the remaining provisions remain in full force.

33. Time of Essence Time is of the essence as to all obligations under this Agreement.

34. Entire Agreement; Amendments; Electronic Signature This Agreement, with the Addenda and Exhibits, is the entire agreement and supersedes prior negotiations. It may be modified only in a writing signed by both parties, may be executed in counterparts, and may be signed electronically.

35. Joint and Several Liability Each person signing as Tenant is jointly and severally liable for all obligations under this Agreement.

36. Attorneys' Fees; Costs In any action to enforce this Agreement, the prevailing party may recover reasonable attorneys' fees and costs as permitted by applicable Utah law.

37. Governing Law; Venue This Agreement is governed by the laws of the State of Utah, and venue lies in the county where the Premises is located.

38. Servicemembers Civil Relief Act A Tenant who is a service member may terminate this Agreement upon entering military service or receiving qualifying orders, on written notice with a copy of the orders, as provided by the federal Servicemembers Civil Relief Act (50 U.S.C. § 3955) and any applicable state law.

39. Domestic Violence Protections A Tenant who is a victim of domestic violence, sexual assault, stalking, or human trafficking may have the right to early termination and other protections under applicable federal and Utah law upon providing the required documentation.

40. Owner / Authorized Property Manager Disclosure (Utah Code § 57-22-4) At or before the commencement of the rental term, Landlord discloses:

• Owner name, address, and telephone number: [[Owner Name, Address, Phone]]
• Or authorized property manager / agent for notices and duties: [[Manager or Agent Full Name, Address, Phone]]

Tenant has received an executed copy of this Agreement and any applicable rules.

41. Disclosures (Utah) - Lead-Based Paint. If the Premises was built before 1978, the federal lead disclosure and EPA pamphlet are provided as an addendum (42 U.S.C. § 4852d). - Methamphetamine Contamination. If Landlord has actual knowledge that the property has been contaminated by the use, storage, or manufacture of methamphetamines, disclosure is required under Utah Code § 57-27-201. - Radon. Landlord provides any known radon information or test results; Utah recommends testing. - Mold. Landlord discloses any known mold problems; Tenant shall promptly report suspected mold. - Bedbugs. Landlord provides educational information if required or customary; Tenant shall report suspected infestations. - Flood Hazard. Flood-hazard status of the Premises: [[Flood Hazard Status or "Not in a designated flood zone per current FEMA maps"]]. - Death on the Premises. Disclosure of any death on the Premises within the prior three years, if applicable: [[Death-on-Premises Disclosure or "None known"]]. - Smoke & Carbon Monoxide Alarms. Working smoke alarms and, where required, carbon monoxide alarms are installed as required by Utah law and local code. - Shared Utility Metering. If applicable: [[Shared Meter Disclosure]]. - Security Deposit Location. Upon request, Landlord will disclose the name and address of the financial institution holding the deposit.

42. Addenda and Exhibits The following are attached and incorporated: Exhibit A Move-In Inventory & Condition Checklist; Exhibit B Rules & Regulations; Exhibit C Lead-Based Paint Disclosure (if pre-1978); Exhibit D Additional Addenda: [[Additional Addenda]].

43. Signatures

LANDLORD, [[Landlord Name]]

By: ______________________ Name/Title: **[[Landlord Signatory Name and Title]]** Date: _________

TENANT

______________________ **[[Tenant Name(s)]]** Date: _________

______________________ **[[Additional Tenant]]** Date: _________

GUARANTOR (if any), [[Guarantor Name]]
The Guarantor personally guarantees Tenant's obligations under this Agreement.

By: ______________________ Date: _________, -

*Sample template for Utah, not legal advice. Statutory provisions cited are current as of 2026-06; verify against the current Utah statutes (Utah Code §§ 57-17, 57-22, 78B-6-802, and others), any local ordinances, and the official REPC or lease forms before use. This is a template only.*

Primary Sources (as of June 2026):
- Utah Fit Premises Act, Utah Code § 57-22 (owner duties, late fees, disclosures)
- Utah Code § 57-17-3 (security deposit return and itemization, 30 days)
- Utah Code § 78B-6-802 (unlawful detainer notice periods)
- Utah Code § 78B-6-805 (service of notices)
- Utah Division of Real Estate and Utah State Courts resources

*End of Utah Residential Lease Agreement template.*