Utah Landlord Move-In Disclosure Laws: What Renters Must Know

Understanding your rights as a renter in Utah is crucial, especially when moving into a new home. State law requires landlords to provide certain disclosures before you hand over your security deposit or move in. This guide explains what information your Utah landlord must give you, why it matters, which official forms are involved, and where to turn for help with any issues.

What Must Utah Landlords Disclose Before Move-In?

Before you move in or pay a security deposit, Utah rental law requires landlords to share specific information with renters. Knowing these disclosures can help you avoid misunderstandings about your rental agreement and protect your rights.

Required Landlord Disclosures

• Move-In/Move-Out Condition Checklist: Landlords must provide a written checklist describing the condition of your unit. This form allows you and the landlord to note the state of walls, floors, appliances, and any pre-existing damage. Use this to document issues that were there before you moved in, which helps protect your security deposit later.
• Identity of Owner/Manager: The name, address, and telephone number of the property owner or person authorized to act on the owner's behalf must be disclosed in writing—usually included in the lease. This information is important for communication about repairs, complaints, or emergencies.
• Lead-Based Paint Disclosure: If the rental property was built before 1978, the landlord must give you a federally required lead-based paint disclosure. This protects renters from potential lead exposure hazards. The relevant federal form is the Lead-Based Paint Disclosure Form for Rental Properties.
• Security Deposit Terms: Utah law requires landlords to clearly state the terms and conditions under which your security deposit may be withheld and the process for its return, as well as any nonrefundable fees or cleaning charges. This is generally included in the lease agreement, but should also be discussed openly before you sign.

Important Forms and How They’re Used

• Move-In/Move-Out Condition Checklist (No State-Issued Number):
  • When to Use: Complete this form when moving in and review it again when moving out. Both you and your landlord should sign and keep a copy.
  • Example: If you notice a stain on the carpet when moving in, list it on the checklist so you’re not charged for it later.
  • See sample Utah Rental Inspection Checklist (PDF)
• EPA Lead-Based Paint Disclosure Form:
  • When to Use: For any rental built before 1978, this form must be given to you before you sign a lease.
  • Example: Ask your landlord for this disclosure if you’re renting an older apartment and haven’t received the lead notice.
  • EPA Lead-Based Paint Disclosure Form (official)

Your Protections Under Utah Law

Utah’s main law governing residential tenancies is the Utah Fit Premises Act. This legislation outlines rental standards, security deposit rules, and required notices. If your landlord fails to provide these disclosures, it could affect their right to keep your deposit or enforce parts of your lease.

What Is the Residential Rental Tribunal in Utah?

Utah landlord-tenant disputes—including move-in disclosure issues—are typically handled by courts in the Utah State Courts system, not a specialized tribunal. Small claims courts are commonly used for issues like security deposit disputes. Visit the Utah Courts: Landlord and Tenant Law Resources page for official information and resources.

FAQ: Utah Move-In Disclosure Requirements

1. What happens if my landlord does not give me a move-in checklist?
   If your landlord does not provide a checklist, document the unit’s condition yourself with photos and written notes. This can protect your deposit if there’s a dispute during move-out.
2. Does my landlord have to tell me about previous damage or repairs?
   Landlords must let you inspect the unit and report any existing damage using the move-in checklist, but they are not legally required to list all past repairs unless it affects current habitability.
3. What should I do if I discover lead paint hazards and didn’t receive a disclosure?
   Contact your landlord in writing and report it to the U.S. Environmental Protection Agency (EPA). Lead-based paint disclosures are required by federal law for pre-1978 rentals.
4. Can a landlord charge extra fees that aren’t in the lease?
   No. Any nonrefundable fees or extra charges must be disclosed up front and written in the rental agreement. Undisclosed charges are not enforceable under Utah law.
5. Who do I contact if my landlord is not following disclosure rules?
   You can seek help from Utah State Courts or a local legal aid office if issues with disclosures or your lease arise.

Key Takeaways for Utah Renters

• Get all required disclosures in writing before paying a deposit or moving in.
• Complete the move-in inspection checklist and keep your copy.
• Review your lease for disclosures about owner identity and security deposit terms.

Proactively requesting and retaining these disclosures ensures your rights and deposit are protected throughout your tenancy.

Need Help? Resources for Renters

• Utah State Courts: Landlord-Tenant Resources
• Utah Legal Services – Tenant Rights Assistance
• Read the Utah Fit Premises Act
• EPA Lead-Based Paint Renter Resources
• For reporting housing discrimination: Utah Anti-Discrimination & Labor Division

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1. Utah Fit Premises Act, Utah Code Title 57, Chapter 16
2. EPA Lead-Based Paint Disclosure Requirements
3. Utah State Courts: Landlord and Tenant Law

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