Landlord Atlas

What must a Utah landlord disclose to a tenant, and what must the lease say?

Verified September 13, 2026 All Utah topics →

A Utah landlord owes a prospective renter a written cost estimate before taking any money, a move-in inventory or a blank form or an offered walkthrough before the lease is made, and the owner's or manager's name, address and telephone number plus a copy of any written lease by the time the term begins.

Cited to Utah Code § 57-22-4 (3), (4), (5), (6), (7), (8), (9) and 18 more cited sources · Verified September 13, 2026

The catch is that none of those duties can be enforced by the tenant: one sentence in the Fit Premises Act bars a renter from using a failure either to excuse the renter's own compliance or to sue. Utah requires no written lease, no tenant-rights document, no flood disclosure, and no lead, mold, radon, bed-bug or asbestos disclosure. Its single hazard duty is methamphetamine: an owner who actually knows the property is currently contaminated must say so in the lease, and that one carries a civil action with damages, costs and fees. Utah voids no lease clause by statute, expressly allows the Act's duties to be reallocated by a signed written agreement, and leaves a one-way attorney-fee clause standing. An owner who cleaned up a former contamination, or whose unit was the site of a homicide, felony or suicide, is protected by statute for saying nothing.

Utah lease disclosures at a glance

Which law governs The Fit Premises Act, Title 57 chapter 22, carries almost every residential duty on this page: the pre-payment cost disclosure, the move-in inventory, the owner and agent identity disclosure, the copy of the lease, the fee ceilings and, in section 57-22-4, subsection 9, the sentence that bars a renter from suing over any of them. Three duties sit outside it. The methamphetamine disclosure is in Title 57 chapter 27, and it is the one lease disclosure Utah backs with a civil action. The signing-time statement that part of a deposit is non-refundable is in section 57-17-2, inside the deposits chapter. The immunity for not disclosing a stigmatized property, including a property that has been decontaminated, is in sections 57-1-1 and 57-1-37 of the recording chapter, and it applies to owners and agents generally rather than only to sales. The statute of frauds is Title 25 chapter 5, and electronic signing is governed by Title 46 chapter 4, which carries no landlord-tenant exception. Utah has no residential property condition disclosure act at all: the seller's duty is judge-made.
Who is covered Statewide, with no unit counts and no geographic tiers in the Fit Premises Act. What limits the Act is its own definitions: a residential rental unit is a renter's principal place of residence together with its appurtenances, grounds and facilities, and it does not include facilities in a boarding or rooming house or similar facility, a mobile home lot, or recreational property rented on an occasional basis; a renter is a person entitled under the agreement to occupy to the exclusion of others. Three further narrowings apply across the chapter: it does not reach breakage, malfunctions or conditions that do not materially affect the physical health or safety of the ordinary renter; any duty in the Act may be reallocated to another party by an explicit written agreement signed by the parties; and no renter may sue over the disclosure duties. Outside the Act, the methamphetamine disclosure reaches real property generally with no threshold, the non-refundable deposit statement applies only where there is a written agreement, the foreclosure notices to tenants split at fewer than nine as against nine or more dwelling units, and a municipality's exempt business under the licensing statute is an owner-occupied structure of no more than four units.
Written lease, copy and signature rules

No statute requires a residential lease to be in writing beyond the statute of frauds, so an oral tenancy is lawful. The landlord must give the tenant a copy of the lease; the statute sets no day count.

Utah compels no written residential lease: the Fit Premises Act defines a rental agreement as any agreement, written or oral, that establishes or modifies the terms of use and occupancy, so an oral tenancy is lawful. A lease for longer than one year is void unless it is written and subscribed. Where there is a written agreement, the owner must give the renter an executed copy of it, and a copy of any rules and regulations applying to the unit, at or before the commencement of the rental term. That is a commencement peg rather than a day count, so no deadline figure exists, and the renter may not sue over a failure. Utah prescribes no translation duty, no plain-language act, no type size and no placement rule for any lease term.

Statute of frauds: Every contract for leasing for a longer period than one year is void unless the contract, or a note or memorandum of it, is in writing and subscribed by the party by whom the lease is to be made or by that party's agent authorized in writing (section 25-5-3). The same rule appears as an estates provision: no estate or interest in real property other than a lease for a term not exceeding one year may be created, granted, assigned, surrendered or declared except by writing (section 25-5-1). Separately, any agreement that by its terms is not to be performed within one year of its making is void without a signed writing, which matters for a one-year lease with a delayed start (section 25-5-4). Note the sanction: Utah says such a lease is void, not merely unenforceable.

Electronic leases and signatures: Utah's uniform electronic transactions act, Title 46 chapter 4, validates an electronic lease and an electronic signature and carries no landlord-tenant exception: where a law requires a record to be in writing an electronic record satisfies it, and where a law requires a signature an electronic signature satisfies it. Two conditions travel with that. The act applies only between parties each of which has agreed to conduct transactions electronically, and that agreement is judged from the context and the parties' conduct rather than from a form. And where a law requires information to be delivered in writing, an electronic record satisfies it only if the record is capable of retention by the recipient at the time of receipt, which it is not if the sender or the sender's system stops the recipient printing or storing it. The Fit Premises Act itself says nothing about electronic delivery; the deposits chapter separately allows an end-of-tenancy notice to be sent electronically by a means the renter supplied.
Owner and agent identity

Yes — a statute requires the landlord to disclose the owner's or managing agent's identity to the tenant, in a separate writing.

At or before the commencement of the rental term the owner must disclose in writing to the renter one of three things: the owner's name, address and telephone number; or the name, address and telephone number of any person authorized to manage the unit; or the name, address and telephone number of a person authorized to receive notice under the chapter or perform the owner's duties, and that third limb is available only where the manager named under the second lacks authority to receive notice. A telephone number is required whichever limb is used, and an owner who names a manager with notice authority need never name itself. The disclosure need not be in the lease and there is no posting alternative; any writing satisfies it. No threshold applies, and there is no duty to re-disclose on a change of ownership or at any interval. The section states no consequence, and the Act separately bars a renter from using a failure either to excuse the renter's own compliance or to bring a cause of action. Underneath the duty runs a deeming rule: a managing agent, leasing agent or resident manager is considered the owner for notice and other communication under the chapter unless the agent or manager says otherwise in writing in the rental agreement. Utah has no statewide landlord or rental registration. Cities may require a business license or a regulatory license with inspections for rental dwellings, and nothing about that licensing reaches the renter.
Required statements and lease text

No general statement or document is prescribed, but the statutes or rules fix some of what the lease must say, listed here.

Utah prescribes no general tenant-rights statement, no summary of the Fit Premises Act, no handbook, no model lease, no agency form a landlord must hand over and no duty to tell the renter where the law can be read. No Utah agency publishes a landlord-tenant handout that any statute requires, and the Act contains no rulemaking power that could produce one. What Utah prescribes instead is scattered and narrow: the fact of current methamphetamine contamination goes in the lease, every chargeable fee must appear in the lease, and a managing agent may opt out of being treated as the owner by a clause in the lease. The one document-shaped duty that touches a Utah lease binds a licensed agent rather than a landlord, and the one prescribed form belongs to an assignee of the rents.

Listed, but not a general duty counted above:

Agency disclosure confirmed in the lease by a licensee — words or content the lease itself must carry. A licensed real estate agent acting on a landlord's behalf must, when executing a lease or rental agreement, confirm the prior agency disclosure either by incorporating it into the agreement or by attaching it as a separate document. The same rule makes the licensee disclose in writing, before a binding lease is executed, any position as a principal, the fact of the license, the agency relationships and the existence or possible existence of a due-on-sale clause in an underlying encumbrance. The duty binds the licensee and not the landlord as such, so it is listed here without counting toward the count above, and it is enforced by the Division of Real Estate against the licensee rather than by the tenant. It reaches more Utah leases from July 1, 2026, when the new residential property manager license took effect. Given at signing, inside the lease itself. The statute fixes the substance, not the words. Threshold: Only where a licensed real estate agent or property manager executes the lease for the landlord. (Utah Admin. Code R162-2f-401a(5), (6), (11)) Not counted as a general duty.

Lease contents the statutes or rules address, each in the circumstance it names:

• Every chargeable fee, fine, assessment, interest or other cost, because an owner may not charge more than the amount agreed to in the rental agreement and may not charge anything the agreement does not include, unless the tenancy is month to month and the owner gives fifteen days' notice of the charge (section 57-22-4, subsections 5 and 8).

• Where the owner or lessor actually knows the property is currently contaminated by methamphetamine, a statement of that fact, which the statute places in the lease itself (section 57-27-201, subsection 1).

• Optional rather than mandatory: a managing agent, leasing agent or resident manager who does not want to be treated as the owner for notices must say so in writing in the rental agreement (section 57-22-2, subsection 1).
Move-in condition report

Yes — the landlord must give a written condition statement, checklist or inventory, or meet the duty in another way the statute allows.

Before an owner and a prospective renter enter into a rental agreement the owner must do one of three things: provide a written inventory of the condition of the unit, excluding ordinary wear and tear; furnish the renter a form to document the condition and then allow a reasonable time after occupancy to complete and return it; or provide an opportunity to conduct a walkthrough inspection. Any one of the three discharges the duty, which means a Utah landlord can satisfy it by offering a walkthrough and producing no document at all. This is the weakest required move-in duty in the country. No signature is required from either side, no agency prescribes a form, no threshold applies, and the owner's own step carries no deadline. Nothing turns on it either: the section states no consequence, the deposits chapter lets the owner apply the deposit to damage beyond reasonable wear and tear without any inventory first, and the Act bars a renter from suing over a failure. Utah gives no right to see the previous tenant's damage list.

When and who signs: The owner's step comes before the parties enter into the rental agreement. Where the owner chooses to furnish a blank form instead, the renter has a reasonable time after taking occupancy to complete and return it. Nobody signs anything.

Deposit notice at signing: Where there is a written agreement and any part of the deposit is to be non-refundable, that must be stated in writing to the renter at the time the deposit is taken (section 57-17-2). The section states no penalty; the return deadline, the itemized notice, the tenant's own notice form and the hundred-dollar civil penalty are on the deposits page.
Hazard disclosures

One in-force state hazard disclosure: methamphetamine (at signing). No state duty exists for lead, mold, bed bugs, radon, asbestos, or any other hazard.

Every state duty and every stated absence, hazard by hazard:

Lead (state add-on to the federal rule) — no state duty. Utah adds nothing to the federal lead-paint disclosure rule: there is no lead chapter in the Code, no registration, no inspection certificate, no state pamphlet and no state form. The word appears in a single Code section, and that one grants rulemaking power to the Air Quality Board. Utah's lead program is an adoption of the federal renovation program and consists of accreditation of training providers, certification of individuals and firms, and work practice standards; the rules say in terms that they do not require the owner of the property to do anything, and the pamphlet duty inside them falls on the firm performing a renovation, which must give the pamphlet to the owner and, where the owner does not live there, to an adult occupant, no more than sixty days before the work starts. None of that is a disclosure at signing.

Mold — no state duty. Utah has no mold disclosure, no mold booklet and no indoor mold standard of any kind. The seventeen Code sections that use the word are the Mold Retention and Lien Act, which is about industrial tooling, the mold lien section that goes with it, and definitions in agriculture, food and criminal provisions. The twenty-eight rules that use it are cannabis, food sanitation, surface coating, vehicle inspection and tax rules. Dampness and fungus in a rental are a repair question under the Fit Premises Act's habitability standards.

Bed bugs — no state duty. Utah has no bed-bug statute at all: the term appears nowhere in the Code, in either spelling. The four rules that use it set sanitation standards for manufactured home communities, temporary labor communities, public lodging facilities and body art facilities, none of which is an ordinary residential tenancy. Nothing must be disclosed, and an infestation is handled as a habitability and pest-control matter.

Radon — no state duty. No Utah statute or rule requires a landlord to say anything about radon. The state's radon provision runs the other way and binds the government: the Department of Health and Human Services must develop a statewide electronic awareness campaign to educate the public about the prevalence of radon gas, its health risks, testing options and remediation options. The remaining Code references are condominium and community-association provisions about mitigation devices, a construction code section and a licensing exemption, and the eight rules that mention radon are radiation protection, drinking water and licensing rules.

Methamphetamine — in force — a state duty, at signing, in the lease itself (a statute). This is Utah's only hazard disclosure. Where an owner or lessor of real property has actual knowledge that the property is currently contaminated from the use, storage or manufacture of methamphetamine, the owner or lessor must disclose that the property is contaminated in the lease itself. Two words do the work: the knowledge must be actual, and the contamination must be current, so a property that has been cleaned up drops out of the duty and the owner is then protected from any claim for staying silent about it. The statute fixes the fact to be disclosed and the place, and prescribes no wording, no form and no agency document. Reporting the contamination to a government agency is optional, except that an owner whose property is reported in a police action about methamphetamine manufacture falls under the state's decontamination regime, and that regime notifies the owner of record and the local health department but requires nothing to be told to an occupant or a prospective renter. A real estate professional is not liable for the owner's failure to disclose unless the professional is also the owner or lessor. Knowledge standard: Actual knowledge that the property is currently contaminated from the use, storage or manufacture of methamphetamine. Threshold: Real property generally: no unit count, no building age and no carve-out. Contaminated takes its meaning from the Environmental Quality title, which ties it to pollution by hazardous materials making the property unfit for habitation or use, or to methamphetamine in excess of the decontamination standards the Department of Health and Human Services adopts. If the duty is not met: A person may file a civil action to enforce the chapter, and the court may award a prevailing party damages, court costs and reasonable attorney fees. This is the only real private remedy on this page, and it works because the chapter sits outside the Fit Premises Act, whose bar on suing does not reach it.

Asbestos — no state duty. Utah requires no asbestos disclosure to a tenant. Every one of the twenty-two Code sections that mention asbestos is either asbestos litigation procedure, where the disclosure duties fall on a plaintiff, or an air quality and waste definition or enforcement provision. The nineteen rules are led by the Utah Asbestos Rule, an abatement, notification and accreditation regime whose notifications run to the Division of Air Quality rather than to the people living in the building.

Other hazard notices (pesticide, ordnance, pool, pest control, carbon monoxide) — no state duty. Utah requires no pesticide-application notice, no military ordnance or noise-zone notice, no pool-safety notice, no pest-control-contract disclosure and no contaminated-site notice to a tenant. Carbon monoxide appears only in the construction code as an installation standard, with no notice or acknowledgment attached, and the Fit Premises Act contains no detector provision at all.
Flood disclosure

No.

Utah requires no flood disclosure to a tenant, and none to a buyer either. The word flood does not appear in the Fit Premises Act; the single Code section containing the phrase flood zone is a county zoning provision, and the word floodplain appears nowhere. The reason there is no sales-side rule to point at is that Utah has no residential property condition disclosure act at all: the one Code section containing the phrase property condition is an eminent-domain provision, and the eighty-one sections carrying the phrase disclosure statement are conflict-of-interest, securities, odometer, continuing-care, solar-agreement and business-opportunity provisions. A Utah seller's duty to disclose comes from the courts and turns on the relationship between the parties, and the courts have never extended it to a landlord. The 102 rules that mention flooding are dam safety, stormwater, wetlands, drinking-water source protection, agricultural lending, onsite wastewater and floodplain construction rules, and none of them requires a disclosure to anyone.
Disclosures about the property's situation The only situation-based disclosure Utah puts on a landlord is the methamphetamine disclosure described in the hazard table. Two further notices exist for renters and neither is the landlord's to give. In a trust-deed sale, the trustee's notice of sale must be posted on the primary door of each dwelling unit where the property has fewer than nine of them, or in at least three conspicuous places where it has nine or more, or mailed to the occupant of each unit; and where the loan's stated purpose was to finance residential rental property the notice must carry a statement headed Notice to Tenant, in at least fourteen-point type, telling the tenant the property is to be sold at auction, that federal law may let the tenant stay until the rental agreement expires or ninety days after being served with a notice to vacate, whichever is later, and that rent must still be paid. In a judicial foreclosure the same kind of notice must be posted or mailed by the plaintiff within twenty days after the action is filed, again in fourteen-point type, with the names and addresses of the owner, the borrower, the trustee or mortgagee and any beneficiary. Both sections add that a failure to give the notice, or a defect in it, may not be used to challenge the sale or the action. An assignee of the rents may also send the tenant a notification to pay rent to someone other than the landlord, in a statutory form. New in 2026 and sales only: in a conveyance of residential real property inside a public infrastructure district, the seller must include the expected annual cost of the district's final tax rate in a disclosure document at or before closing, which does not reach a lease. Utah requires no sex-offender notice, no notice of a death in the unit, no demolition or conversion notice, no military noise or ordnance notice and no condominium-conversion notice at the lease stage.
What need not be disclosed

Yes — no cause of action arises from not disclosing the facts the rule names.

Neither an owner nor the owner's agent is liable for failing to disclose that a property is stigmatized (section 57-1-37, subsection 2). The definition covers three things: the site or suspected site of a homicide, another felony or a suicide; the dwelling place of an individual infected, or suspected of being infected, with the human immunodeficiency virus or another infectious disease the Department of Health and Human Services determines cannot be transferred by occupancy; and property that was found to be contaminated and that the local health department has since found to have been decontaminated. The first subsection of the same section, which says that failing to disclose a stigma is not a material fact, speaks of property being offered for sale; the immunity in the second subsection speaks of owners and agents without limiting itself to a sale. Read with the methamphetamine duty, the two provisions interlock: a Utah lessor must disclose contamination that is current, and is protected for saying nothing about contamination that has been cleaned up.
Utility, fee and payment disclosures Utah's fee disclosure is a pre-payment cost estimate rather than a utility rule, and it is the most detailed disclosure in Utah law. Before an owner accepts an application fee or any other payment from a prospective renter, the owner must disclose in writing a good-faith estimate of the rent and of the amount of each fixed non-rent expense that is part of the agreement, the type of each use-based non-rent expense, the day the unit is scheduled to be available, the criteria the owner will use to judge the applicant, and the process for recovering money the applicant has paid. One precision point matters: the permission to make the disclosure through a rental application, a deposit agreement or a written summary covers only the good-faith estimate, not the other four items. The estimate is backed by the one self-executing remedy in the Act. Where an estimated amount turns out to differ from the agreement, or the agreement contains a type of use-based expense that was never disclosed, a prospective renter who has not yet signed or taken possession may make a written demand within five business days of receiving the agreement, and the owner must return all money paid within five business days of the demand. Fees themselves are capped and pinned to the lease: a late fee may not exceed the greater of ten percent of the rent or seventy-five dollars, no charge may exceed the amount agreed to in the agreement, and no charge may be made at all unless the agreement includes it, except on a month-to-month tenancy with fifteen days' notice. Where there is a written agreement, any non-refundable part of a deposit must be stated in writing to the renter when the deposit is taken. Utah has no shared-meter, submetering or ratio-billing disclosure, no rent-receipt duty, no payment-method or payment-location disclosure, no concession disclosure, no renter's-insurance disclosure and no rent-reporting disclosure. A smoking policy is enforceable against the renter as a term of the agreement, but no statute requires the landlord to disclose one. The late-fee cap is on the late-fee page, the eligibility-criteria disclosure on the application and screening page, and the deposit money rules on the deposits page.
Lease clauses that are void or prohibited

None is voided — the act's duties are expressly re-allocable by agreement.

Utah runs the opposite of an anti-waiver rule. Any duty in the Fit Premises Act may be allocated to a different party by an explicit written agreement signed by the parties, so the Act's obligations are reallocable rather than fixed. Two limits travel with that: the agreement must be explicit and written and signed by the parties, which boilerplate or an oral understanding will not satisfy, and what moves is a duty, not a remedy. The chapter is narrowed again by a provision stating that it does not apply to breakage, malfunctions or other conditions that do not materially affect the physical health or safety of the ordinary renter. Against that, Utah has no list of prohibited or void lease provisions at all: no bar on a confession of judgment, no bar on an exculpatory clause, no bar on waiving remedies, no jury-trial provision, no unconscionability section and no anti-waiver sentence anywhere in the chapter. Nothing in a Utah residential lease is void by statute, so no sanction exists to describe.
Attorney-fee clauses

No statute addresses attorney-fee clauses in residential leases as such.

Utah has no prevailing-party fee statute for leases, no statutory reciprocity and no ban on a landlord's fee clause, so a one-way clause charging the tenant the landlord's fees stands as written. The Fit Premises Act awards fees to nobody in either direction; its remedies for a deficient condition are rent abatement and repair-and-deduct. Two fee grants exist elsewhere and neither converts a lease clause. In an action under the methamphetamine disclosure chapter the court may award a prevailing party damages, court costs and reasonable attorney fees, and that permission is confined to that chapter. In a deposits action the court must award costs and fees to the prevailing party, but only where it finds the opposing party acted in bad faith, and a renter who did not first serve the statutory deposit notice gets no relief at all.
When, how, and what happens on a failure Utah's timing pegs are simple and mostly front-loaded. Before the owner accepts an application fee or any other payment: the good-faith cost estimate, the type of each use-based expense, the availability date, the eligibility criteria and the refund process. Before the parties enter into the agreement: the move-in inventory, the blank form or the offered walkthrough. At or before the commencement of the rental term: the owner or agent's name, address and telephone number, an executed copy of a written agreement and a copy of any rules and regulations. At the moment a deposit is taken, where there is a written agreement: the statement that part of it is non-refundable. In the lease itself: the fact of current methamphetamine contamination and every chargeable fee. During the tenancy: fifteen days' notice before a new charge on a month-to-month tenancy, and at least twenty-four hours' notice before entry unless the agreement says otherwise. Nothing recurs annually, nothing is owed again at renewal, nothing is owed on a sale of the building, and no Utah landlord disclosure requires the tenant to sign an acknowledgment. Electronic delivery is governed by the general electronic transactions act, which needs both parties' agreement to transact that way and a record the recipient can keep. The remedy rule is the headline and it is unusual: a renter may not use an owner's failure to comply with the entry notice, the cost disclosure, the refund mechanism, the fee limits, the move-in inventory or the identity and copy-of-lease disclosures either to excuse the renter's own compliance with the agreement or to bring a cause of action against the owner. Six duties, one sentence, unchanged since 2021. What survives that bar sits outside it: the five-business-day refund to an applicant who has not yet signed or taken possession, the civil action under the methamphetamine chapter with its discretionary damages, costs and fees, the deposits chapter's hundred-dollar penalty, and rent abatement or repair-and-deduct for a deficient condition after a written notice and a corrective period. The non-refundable deposit statement and both foreclosure notices to tenants state no consequence at all, and the foreclosure sections say in terms that a failure cannot be used to challenge the sale or the action.
Can cities add their own rules Utah preempts on some subjects and authorizes on others, and nothing it says reaches a local lease-disclosure ordinance directly. On the preemption side, a county, city or town may not enact an ordinance or resolution controlling rents or fees on private residential property without the Legislature's express approval, which is broader than the usual rent-only preemption because of the word fees; a county or municipality may not adopt anything inconsistent with the Fit Premises Act, and local enforcement may not modify a corrective period, limit the Act's tenant remedies or change an owner's habitability obligations; and a municipality may not, without the landlord's agreement, collect or keep a copy of the agreement between the landlord and the tenant about the term of occupancy, the rent or any other condition of occupancy, nor a tenant's consumer report or criminal history. The same section bars a municipality from requiring a landlord to deny tenancy on criminal history, from requiring a random inspection without cause and notice, from requiring notarization, and from stopping a landlord passing the license fee on to the tenant; another bars interference with landlord-tenant contracting over utility or municipal-service costs and with safety retrofits outside the construction code. On the authorizing side, a municipality may by ordinance require the owner of a rental dwelling to obtain a business license, or a regulatory business license together with inspections as a condition of getting it, with one license across multiple dwellings, no inspection fee, and since 2024 an exemption for an owner who shows by signed affidavit that the owner receives no compensation from the dwelling. A disproportionate rental fee is allowed after a municipal services study and must be paired with a good-landlord training reduction. No Utah statute expressly permits or forbids a local lease-content or lease-disclosure ordinance; the only test such an ordinance would face is whether it is inconsistent with the Fit Premises Act. No Utah city carries a lease packet of its own on this page.
How state law refers to the federal rules Utah's lead rules are a state adoption of the federal renovation, repair and painting program rather than an addition to it: the rule says in terms that it implements the federal regulations made under the Toxic Substances Control Act and applies to renovations performed for compensation in target housing and child-occupied facilities, and the companion rules handle accreditation and certification. Utah adds nothing to the federal lead-paint lease disclosure, which is carried elsewhere on this site. No Utah provision references or extends the federal flood acknowledgment for assisted housing, the federal violence-against-women forms, the housing choice voucher addendum, the federal electronic signatures act or the fair housing poster. The two foreclosure notices to tenants describe the federal ninety-day protection after a foreclosure sale, but they create a Utah notice duty on the foreclosing party rather than extending the federal rule.
Changes already signed into law No signed act is waiting beyond any not-yet-in-force duty already stated on this page
Leading court decisions

Yazd v. Woodside Homes Corp., 2006 UT 47, 143 P.3d 283 (Utah Supreme Court; residential setting; bears on the topic as a whole): A developer-builder may owe a buyer a duty to disclose information known to it about the composition or characteristics of real property where that information is material to the suitability of the property the buyer is purchasing, and whether such a duty exists turns on the structure and dynamics of the relationship between the parties. The case is a home purchase, not a lease, and the court has never extended the duty to a landlord; it is listed because it shows why every Utah lease disclosure has to come from a statute.

Smith v. Frandsen, 2004 UT 55, 94 P.3d 919 (Utah Supreme Court; residential setting; bears on the topic as a whole): The court places a residential builder's disclosure obligations among the recognized exceptions to the doctrine of caveat emptor, confirming that buyer-beware is Utah's default position and that the exceptions to it are judge-made and confined to the sale side. Again a home purchase rather than a lease, and again no landlord analog.

Cite this page: "Landlord Atlas, Utah Lease Disclosure Laws & Required Lease Terms (verified September 13, 2026), landlordatlas.com/laws/lease-disclosures/utah/" — free to cite and quote with a link (how these records are verified). Everything above is cited in the citations section below.

Utah hazard disclosures at a glance

One row below is an in-force state duty to disclose, hand over, attach or post a hazard notice as part of renting; the federal lead-paint rule applies on top for housing built before 1978. Each row's full text, trigger, threshold and remedy are in the table above.

Hazard Status When Form Prescribed document
Lead (state add-on to the federal rule) None — — —
Mold None — — —
Bed bugs None — — —
Radon None — — —
Methamphetamine In force At signing In the lease —
Asbestos None — — —
Other hazard notices (pesticide, ordnance, pool, pest control, carbon monoxide) None — — —

Federal rules that apply in every state

The federal layer for the lease-disclosures topic, carried once for the whole site. Every row names who it binds: most federal lease attachments bind only a landlord who takes a voucher or holds HUD-assisted or HUD-insured property, and the one rule that binds every landlord (the lead-paint disclosure rule) is a floor that state law may add to. No state record restates these rows; a state record says only where its own law references or extends them. Each row below says who it binds before it says what it requires. The full text of each row, with its citations, is on the 50-state page.

Notes and caveats

Common questions: Utah lease disclosures

Each answer is the verified value from the table above, restated as a direct answer. Free to quote with a link to this page.

Does Utah require a landlord to give the tenant a written statement of tenant rights?
No general statement or document is prescribed, but the statutes or rules fix some of what the lease must say, listed here. Utah prescribes no general tenant-rights statement, no summary of the Fit Premises Act, no handbook, no model lease, no agency form a landlord must hand over and no duty to tell the renter where the law can be read.
Does a Utah landlord have to disclose the owner's name and address?
Yes — a statute requires the landlord to disclose the owner's or managing agent's identity to the tenant, in a separate writing. At or before the commencement of the rental term the owner must disclose in writing to the renter one of three things: the owner's name, address and telephone number; or the name, address and telephone number of any person authorized to manage the unit; or the name, address and telephone number of a person authorized to receive notice under the chapter or perform the owner's duties, and that third limb is available only where the manager named under the second lacks authority to receive notice.
Is a move-in inspection checklist required in Utah?
Yes — the landlord must give a written condition statement, checklist or inventory, or meet the duty in another way the statute allows. Before an owner and a prospective renter enter into a rental agreement the owner must do one of three things: provide a written inventory of the condition of the unit, excluding ordinary wear and tear; furnish the renter a form to document the condition and then allow a reasonable time after occupancy to complete and return it; or provide an opportunity to conduct a walkthrough inspection.
What hazards must a Utah landlord disclose to a tenant?
One in-force state hazard disclosure: methamphetamine (at signing). No state duty exists for lead, mold, bed bugs, radon, asbestos, or any other hazard.
Does Utah require flood disclosure to renters?
No. Utah requires no flood disclosure to a tenant, and none to a buyer either. The word flood does not appear in the Fit Premises Act; the single Code section containing the phrase flood zone is a county zoning provision, and the word floodplain appears nowhere.
Does Utah void or prohibit specific lease clauses?
None is voided — the act's duties are expressly re-allocable by agreement. Utah runs the opposite of an anti-waiver rule.

Citations

How this record was verified: Direct reading of the Utah Code on the Legislature's own code host, which publishes no currency sentence and instead version-stamps every section: each chapter was taken as a whole-chapter file carrying the effective date, the end date and the credit line for every section. Read whole: Title 57 chapter 22 (the Fit Premises Act, all ten sections including both versions of section 57-22-5.1), chapter 27 (the methamphetamine disclosure act), chapter 17 (deposits), chapter 20 (local rent control), chapter 1 (recording and the stigmatized-property provisions), chapter 26 (the Uniform Assignment of Rents Act), Title 25 chapter 5 (the statute of frauds), Title 46 chapter 4 (the uniform electronic transactions act), Title 19 chapter 6 part 9 (illegal drug operations site reporting and decontamination), Title 78B chapter 6 part 9 (judicial foreclosure) and Title 10 chapter 1 part 2 (municipal licensing), with sections 26B-7-116 and 26B-7-409 read as stamped fragments. Code-wide term counts were run on the Legislature's own code-search service with every hit enumerated by section: methamphetamine 10, radon 7, mold 17, asbestos 22, lead-based paint 1, bed bug 0, bedbug 0, flood zone 1, floodplain 0, sex offender 63, carbon monoxide 9, rental agreement 44, residential rental unit 13, landlord 32, submeter 1, shared meter 0, property condition 1, disclosure statement 81, rental dwelling 4, control rents 1. The Utah Administrative Code was read on the Office of Administrative Rules' own publication service for the first time in this project, with every hit enumerated: methamphetamine 1 (rule R392-600, read in full), lead-based paint 9 (rules R307-840 and R307-841 read in full), radon 8, mold 28, asbestos 19, bed bug 0, bedbug 4, flood 102, sex offender 16, rental agreement 7 (rule R162-2f read), landlord 10, tenant 50, lessor 19, renter 13, residential rental 2, dwelling unit 18, target housing 2; rules with an effective date of September 3, 2026 are already served, and the publisher's latest bulletin is Volume 2026, Number 17 of September 1, 2026. Currency of the enactments rests on a per-section credit-line ledger reconciled against the Legislature's own complete rolls of passed bills for the 2024, 2025 and 2026 general sessions and the four special sessions since 2024, 1,749 rows in all, with each bill's governor's action and chapter number read from the roll and every chapter named in a credit line read in its enrolled text. Yazd v. Woodside Homes Corp., 2006 UT 47, and Smith v. Frandsen, 2004 UT 55, read in full in the official reporter; the subsequent-history check was run on the court's own current-year opinion lists, 32 Supreme Court and 129 Court of Appeals opinions for 2026, and a central citator run found no adverse treatment of either. Utah adjourned sine die March 6, 2026 with no carryover and held no special session afterwards. Verified September 13, 2026.

What was read to state each absence on this page: