How much can a landlord charge for a security deposit in Utah?

Utah statute sets no cap on the deposit, so the amount is whatever the lease says. What Utah Code 57-17-3 does fix is how and when the deposit comes back.

What does a Utah landlord have to disclose with the lease?

Beyond the federal lead paint disclosure for a building built before 1978, the Utah checklist has four items: name, address and telephone number of the owner or of the person authorized to manage the Premises, in writing at or before the start of the term; a signed copy of this lease and a copy of any rules that apply to the Premises; and a written inventory of the condition of the Premises, a condition form the Tenant may complete, or a walkthrough inspection before move-in. The other one are on the checklist in the document. Each one names its statute and the landlord initials it in the document.

Which Utah statutes does this lease cite?

Utah Code 57-17-3, Utah Code 57-22-4, Utah Code 78B-6-802 and Utah Code 57-27-201, read on October 23, 2026. They print in the document footer so a reader can check each clause against the statute in a minute.

Should a lawyer look at this Utah lease before I use it?

It is a general form, not legal advice, and it does not claim to comply with any law. The clauses state what the Utah statute requires and name the statute. A lawyer who works with Utah landlords can tell you whether the form fits your property, your city and the terms you want to add, which is worth the hour before signing a lease for a large rent or a long term.

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Utah Residential Lease Agreement

A plain-language lease for a house or apartment in Utah. The deposit, notice, entry and disclosure clauses follow Utah statute, cited in the document. Download the blank PDF or e-sign it online; electronic signatures are recognized under the federal ESIGN Act and state UETA laws.

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Different state?

Page one of the Utah Residential Lease Agreement — Page 1 of the PDF. Tinted boxes are the placed fields, one color per role.

Utah rules in this lease

Security deposit cap: No cap in the statute
Deposit return: Within 30 days after the Tenant vacates and returns possession, the Landlord delivers the balance of the deposit and any prepaid rent, with a written notice that itemizes and explains each deduction, to the Tenant's last known address or electronically by a means the Tenant gave the Landlord.
Ending a month-to-month tenancy: Either party ends a month-to-month tenancy with at least 15 calendar days' written notice before the end of the rental period.
Landlord entry: The Landlord gives at least 24 hours' notice before entering, unless the lease provides otherwise.
Disclosures: 5 items, listed below with the section that requires each one
Statutes: Utah Code 57-17-3, Utah Code 57-22-4, Utah Code 78B-6-802, Utah Code 57-27-201. Read the Utah statute
Rules read on: 2026-10-23

A general form, not legal advice, and not a claim that it complies with any law. Rules change and vary by city. Check the statute cited here, or ask a lawyer, before you rely on it.

What is different in Utah

Pick Utah and four parts of this lease change: the security deposit clause, the notice clause for a month-to-month tenancy, the entry clause and the disclosures checklist, each rewritten from the Utah statute. The rest of the document reads the same in every state.

Utah sets no ceiling on the deposit and no rule about where it is kept, so the amount and the account are the landlord's call. The return is the part the statute fixes: the rule, quoted in full below, says when and how the deposit comes back, and requires an itemized statement of anything kept.

Ending a month-to-month tenancy works the same from both sides in Utah. Either party ends a month-to-month tenancy with at least 15 calendar days' written notice before the end of the rental period.

Before coming in, the landlord gives notice, and Utah puts a number on it. The Landlord gives at least 24 hours' notice before entering, unless the lease provides otherwise.

The disclosures checklist carries four Utah items on top of the federal lead paint notice, among them any known current methamphetamine contamination of the Premises, each with the section that requires it and a line for the landlord's initials.

This row notes no city or county overlay for Utah; if the property is in a city with its own rental ordinance, check it before signing. The state clauses follow four sections of Utah law, read on October 23, 2026 and listed in the Statutes row above; the same citations print in the footer of the PDF.

Read the Utah clauses

The wording below is what prints in the PDF for Utah, word for word, under the headings Security deposit, Entry, Ending the lease and default, and Disclosures.

Security deposit

Within 30 days after the Tenant vacates and returns possession, the Landlord delivers the balance of the deposit and any prepaid rent, with a written notice that itemizes and explains each deduction, to the Tenant's last known address or electronically by a means the Tenant gave the Landlord.

Entry

The Landlord gives at least 24 hours' notice before entering, unless the lease provides otherwise.

Ending the lease and default

Either party ends a month-to-month tenancy with at least 15 calendar days' written notice before the end of the rental period. If rent is unpaid or a term is broken, the Landlord gives the written notice Utah law requires before ending the tenancy, and the Tenant is responsible for rent through the end of the term unless the Premises is re-rented sooner.

Disclosures the Landlord initials

Lead-based paint and hazards, for a building built before 1978, with the EPA pamphlet (42 U.S.C. 4852d)
Name, address and telephone number of the owner or of the person authorized to manage the Premises, in writing at or before the start of the term (Utah Code 57-22-4(7))
A signed copy of this lease and a copy of any rules that apply to the Premises (Utah Code 57-22-4(7))
A written inventory of the condition of the Premises, a condition form the Tenant may complete, or a walkthrough inspection before move-in (Utah Code 57-22-4(6))
Any known current methamphetamine contamination of the Premises (Utah Code 57-27-201)

Footer of the PDF: Utah clauses follow Utah Code 57-17-3, Utah Code 57-22-4, Utah Code 78B-6-802, Utah Code 57-27-201 as read on 2026-10-23.

Utah lease questions

How much can a landlord charge for a security deposit in Utah?: Utah statute sets no cap on the deposit, so the amount is whatever the lease says. What Utah Code 57-17-3 does fix is how and when the deposit comes back.
When does the security deposit come back in Utah?: Within 30 days after the Tenant vacates and returns possession, the Landlord delivers the balance of the deposit and any prepaid rent, with a written notice that itemizes and explains each deduction, to the Tenant's last known address or electronically by a means the Tenant gave the Landlord.
How much notice ends a month-to-month tenancy in Utah?: Either party ends a month-to-month tenancy with at least 15 calendar days' written notice before the end of the rental period.
How much notice does a Utah landlord give before entering?: The Landlord gives at least 24 hours' notice before entering, unless the lease provides otherwise.
What does a Utah landlord have to disclose with the lease?: Beyond the federal lead paint disclosure for a building built before 1978, the Utah checklist has four items: name, address and telephone number of the owner or of the person authorized to manage the Premises, in writing at or before the start of the term; a signed copy of this lease and a copy of any rules that apply to the Premises; and a written inventory of the condition of the Premises, a condition form the Tenant may complete, or a walkthrough inspection before move-in. The other one are on the checklist in the document. Each one names its statute and the landlord initials it in the document.
Which Utah statutes does this lease cite?: Utah Code 57-17-3, Utah Code 57-22-4, Utah Code 78B-6-802 and Utah Code 57-27-201, read on October 23, 2026. They print in the document footer so a reader can check each clause against the statute in a minute.
Should a lawyer look at this Utah lease before I use it?: It is a general form, not legal advice, and it does not claim to comply with any law. The clauses state what the Utah statute requires and name the statute. A lawyer who works with Utah landlords can tell you whether the form fits your property, your city and the terms you want to add, which is worth the hour before signing a lease for a large rent or a long term.

Who this is for. A Utah lease is one half of a landlord's paperwork; proving a notice was received is the other. Both are covered at free e-signatures for landlords.

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