Utah lease agreements made simple: A guide for first-time renters

Here’s what you need to know before you get that apartment.

Renting your first apartment is exciting — until you’re faced with signing that lease agreement. What seems like a simple process of finding a place you love, signing on the dotted line and moving into your newfound slice of paradise can quickly turn overwhelming once you start sifting through pages of legal jargon.

But don’t worry. With a little guidance and a clear idea of what to expect, you’ll feel prepared to take on your first rental with confidence. Here’s a breakdown of the steps to renting an apartment in Utah, what a lease agreement looks like and what you need to know before you sign one.

Steps to renting an apartment in Utah

So, you’ve decided you’re in the market for your first apartment and you’re wondering where to begin. The good news is, it’s not as complicated as you might think. It helps to think of it as a road map.

Set your budget

Before you fall in love with an apartment that’s financially out of reach, you need to figure out how much you can realistically afford to pay each month. A common guideline is the 30% rule — keeping rent at or below 30% of your monthly income. 

But rent isn’t the only expense. Remember to include utilities, internet, renter’s insurance, parking and even pet fees when you run the numbers. That way, you won’t fall for a place that stretches your budget too thin.

Find the right place

This is the fun part. You can hop on to KSL Homes and immediately narrow down your options to the places that have your nonnegotiables — apartments that are pet-friendly, located downtown or have a coveted pickleball court.

Take a tour and meet the landlord

Even though pictures can say a thousand words, they might not tell the full story. A walk–through gives you the chance to see how the apartment really feels. You can check the water pressure, listen for noise from neighbors and look for signs of wear and tear.

It’s also an opportunity to meet the landlord face–to–face and get a sense of whether this is someone you’d feel comfortable working with over the long term.

Fill out a rental application 

Don’t let this step intimidate you — it’s usually pretty simple. Most applications ask for your contact details, proof of income or employment, rental history, references and permission for a credit and background check.

The goal is straightforward: Landlords want to confirm that you’re reliable and able to pay rent on time. If you don’t have any rental history, some landlords will accept a cosigner, such as a parent, or a slightly higher deposit as a gesture of good will. 

Get approved, make your deposit and sign your lease

If all goes well, you’ll get the green light. From there, you’ll hand over a security deposit, sign your lease and collect your keys. Bada bing, bada boom — you’re officially a renter.

That’s the process in a nutshell, but the real key to a smooth rental experience is understanding what you’re signing before you commit. Here’s a breakdown of what that lease agreement actually includes.

What does a lease agreement look like?

Don’t let the name scare you. At the most basic level, lease agreements are just a contract between a tenant and a landlord. There are a few things that every lease or rental agreement should include, but these may vary slightly. Usually, a typical lease agreement will include:

• Start and end dates of the lease or rental period.
• Rent rate and due dates.
• Late fee penalties.
• Security deposit details — the amount, what it might be used for and when the landlord will return it.
• Disclosures — if there’s lead-based paint, landlord contact information, checklists for moving in and out, etc.
• Tenant and landlord responsibilities for repairs and maintenance. 
• Lease termination and renewal instructions. 
• Signatures from the landlord and tenant.

Depending on your landlord, the lease agreement can be as simple as a couple of pages or as detailed as several. The important thing is that you read through the whole thing.

If there’s anything you don’t understand, ask for clarification or have someone with a legally-tuned brain read through it with you to make sure you’re not surprised by any of the terms and conditions before signing on the dotted line. It’s better to ask upfront than to be unpleasantly surprised later.

See a sample lease agreement here

Difference between lease and rental agreement

You might think the terms are interchangeable, but there’s a key difference between a lease agreement and a rental agreement. A lease agreement is usually for a longer time period — typically about six months to a year. A rental agreement, on the other hand, is for a shorter period, typically month-to-month.

There are pros and cons to both. A lease agreement usually gives more income stability to the landlord and your rent won’t change during that time. A rental agreement is better for those who need more flexibility, but the rental amount could change from month to month, so it’s less predictable.

Utah specific lease rules you should know about

Though most lease agreements follow a certain pattern, here are a few things you should know about Utah’s laws concerning lease and rental agreements.

• Security deposits. Utah law requires that security deposits be returned within 30 days of the tenant moving out or within 15 days of receiving the tenant’s forwarding address, whichever is longer. Landlords may only deduct costs for damages beyond normal wear and tear.
• Non-refundable fees. Your landlord is allowed to charge nonrefundable fees for things such as pets or cleaning, but they can’t charge you for service animals or emotional support pets. 
• Habitability requirements. Rental units must have electrical systems, heating, plumbing, and hot and cold water. They also must be maintained in sanitary and safe conditions.
• Entry notice. A landlord must give you 24 hours notice before entering your unit.
• Late fees. They can’t exceed 10% of the rental cost or $75, whichever is greater.

For more specifics on what Utah rental law entails, you can read more here.

Watch out for these red flags

In your excitement to move into that beautiful apartment, it’s easy to overlook some potential warning signs. Here are a few red flags that might signal trouble down the road: 

• Vague or incomplete lease agreements. Important terms such as rent, dates and your responsibilities should be clearly spelled out. If not, you can expect some problems later on.
• Unusually high deposits or fees. As you shop around, you’ll get a feel for what most people are charging for rent and fees. If the landlord seems like they’re overcharging you, you might want to look elsewhere. 
• The landlord refuses to provide a written lease. While you technically can rent from a landlord with nothing more than a verbal agreement, this is incredibly risky. Always request that any agreements be made in writing.
• Poor communication. You’re going to have to work with your landlord for several months, if not years. If they’re hard to reach from the outset, that doesn’t bode well for the future.

Conclusion: You’ve got this

Renting your first apartment is a big step, but understanding the lease is a good way to ensure that you don’t have any unpleasant surprises after you move in. Remember:

• Read your lease or rental agreement thoroughly.
• Ask for clarification on anything you don’t understand.
• Watch for any other red flags with your landlord that might indicate that working with them might be difficult.

At the end of the day, the apartment you choose will be your home — your safe haven from the outside world. The last thing you need is extra stress about all that legal mumbo jumbo.

Find a beautiful apartment on KSL Homes

Now that you’re armed with all the information you need, head on over to KSL Homes and start searching for your dream apartment today. Here are a few quick links to get you started.

• Apartments in Salt Lake City
• Apartments in Ogden
• Apartments in Provo