Utah Mandatory Rental Disclosures

1. Lead-Based Paint Disclosure

If this property was built before 1978, the following applies:

• Month2Month will disclose any known lead-based paint or lead-based paint hazards in the property prior to lease execution.
• Month2Month will provide all available records and reports pertaining to lead-based paint in the property.
• The tenant will receive a copy of the EPA-approved pamphlet "Protect Your Family from Lead in Your Home."

For more information: National Lead Information Center at 1-800-424-LEAD (5323) or www.epa.gov/lead.

2. Security Deposit

Deposit Limits

Utah law does not impose a statutory cap on the amount a landlord may collect as a security deposit. The deposit amount for your property is specified in your lease agreement.

Permitted Uses

Your security deposit may be used for: unpaid rent; cleaning costs to restore the unit to the same level of cleanliness as at move-in (ordinary wear and tear excepted); repair of damages caused by tenant beyond ordinary wear and tear; and any other amounts owed under the rental agreement.

Return of Deposit

Pursuant to Utah Code §57-17-3, the landlord shall return the deposit, or provide a written notice of the reason for retaining any portion of the deposit, within 30 days after termination of the rental agreement or the tenant's vacating the premises, whichever occurs later.

Disputes

If the landlord fails to return the deposit or provide a written explanation within 30 days, the tenant may bring a civil action. If the court finds the landlord wrongfully withheld the deposit, the landlord may be liable for the amount wrongfully withheld plus court costs.

3. Owner and Property Manager Information

Utah law requires the landlord to disclose the name and address of the person authorized to manage the premises and an owner or person authorized to act on behalf of the owner for the purpose of service of process and receiving notices and demands.

Your lease agreement contains the specific owner information, property manager contact information, and emergency maintenance contact for your property. Month2Month serves as the property manager for all properties in our portfolio.

General Contact: [email protected]

4. Smoke Alarms and Carbon Monoxide Detectors

All Month2Month rental properties are equipped with operable smoke alarms and carbon monoxide detectors installed in compliance with Utah law and the International Residential Code as adopted by the State of Utah. Smoke detectors are installed in each sleeping room, outside each sleeping area, and on every level of the dwelling. Carbon monoxide detectors are installed in dwellings with fuel-burning appliances or attached garages.

Tenant Responsibilities

• Do not disable, disconnect, cover, or tamper with any smoke alarm or carbon monoxide detector.
• Test all devices monthly by pressing the test button.
• Report immediately if any device is chirping, not functioning, or missing.
• Do not remove batteries.
• If you hear the carbon monoxide alarm sound continuously, evacuate immediately and call 911.

Month2Month is responsible for ensuring all devices are operable at the beginning of each tenancy and for maintaining them throughout, including replacing batteries and units as needed.

5. Mold Disclosure

Mold can cause health problems, especially for people with allergies, asthma, or weakened immune systems. While Utah does not have a specific mold disclosure statute, landlords must maintain premises in a habitable condition under the Utah Fit Premises Act, which includes addressing mold conditions that affect habitability.

Month2Month is not aware of any mold in the rental property that exceeds permissible exposure limits or poses a health threat at the time of your lease. If mold is discovered during your tenancy, Month2Month will take appropriate remediation action.

Tenant Responsibilities to Prevent Mold

1. Ventilate your home: Open windows regularly, use exhaust fans in bathrooms and kitchens, and ensure air circulation.
2. Control moisture: Wipe up spills and leaks immediately, do not let water accumulate, and report any leaks or water damage to Month2Month immediately.
3. Use heating and air conditioning: Maintain reasonable temperatures and use climate control systems to reduce humidity.
4. Clean regularly: Regular cleaning prevents mold from establishing itself.
5. Report problems immediately: If you see mold, smell musty odors, or notice water damage, report it to Month2Month right away.

Utah's dry climate reduces but does not eliminate mold risk, particularly in bathrooms, kitchens, basements, and areas with poor ventilation. Prompt reporting of leaks and moisture issues is essential.

6. Bed Bug Disclosure

While Utah does not have a specific bed bug disclosure statute, landlords are required under the Utah Fit Premises Act to maintain the premises in a condition fit for human habitation, which includes addressing pest infestations including bed bugs.

Identification

Bed bugs have six legs and flat bodies about 1/4 inch long, ranging from red-brown to copper colored. They do not fly but move quickly over surfaces. They hide in mattress seams, box springs, bed frames, headboards, furniture crevices, baseboards, and wall cracks. They feed on human blood at night.

Signs of Infestation

Look for small blood stains on sheets, dark spots (excrement) on mattresses or walls, shed skins, and a sweet musty odor. Bites may appear as red, itchy welts in a line or cluster, though some people do not react.

Prevention

• Inspect your mattress, box spring, and bed frame regularly.
• When traveling, inspect hotel rooms and luggage before returning home.
• Do not bring used mattresses or upholstered furniture into the home without thorough inspection.
• Reduce clutter to eliminate hiding places.

Month2Month has no knowledge of any bed bug infestation in your specific rental unit. If Month2Month becomes aware of bed bug infestation during your tenancy, you will be notified immediately and professional treatment will be arranged.

7. Methamphetamine Contamination Disclosure

Pursuant to Utah Code §57-27-201, a property that has been used for the illegal manufacture of methamphetamine or that has been contaminated by methamphetamine production must be reported to the local health department. The property may not be inhabited until it has been assessed and decontaminated to meet the standards established by the Utah Department of Health and Human Services.

Pursuant to Utah Code §57-27-203, the owner of a contaminated property must disclose to any prospective renter or buyer that the property was contaminated, the contamination level, and the decontamination status. A certificate of decontamination from the local health department must be obtained before the property can be re-occupied.

Month2Month certifies that, to its knowledge, no property in its portfolio has been used for the illegal manufacture of methamphetamine or is currently contaminated. If applicable to a specific property, this disclosure will be provided separately prior to lease execution.

8. Domestic Violence Protections

Right to Terminate Lease Early

Pursuant to Utah Code §57-22-5.1, a tenant who is a victim of domestic violence, dating violence, sexual assault, or stalking may terminate a rental agreement by providing written notice to the landlord, accompanied by one of the following:

• A copy of a protective order issued by a court
• A copy of a police report documenting the domestic violence, dating violence, sexual assault, or stalking
• A written statement from a qualified third party (health care provider, domestic violence service provider, or victim advocate) verifying the abuse

Right to Request Lock Changes

A tenant who is a victim may request that the landlord change the locks to the dwelling unit. Month2Month will change the locks within a reasonable time of receiving a written request accompanied by qualifying documentation. If Month2Month is unable to change the locks promptly, the tenant may change the locks and must provide a copy of the new key to Month2Month.

Protection from Discrimination

A landlord may not refuse to rent to, or retaliate against, a tenant based solely on the tenant's status as a victim of domestic violence, dating violence, sexual assault, or stalking.

Confidentiality

Month2Month will maintain the confidentiality of any information provided by a tenant who is a victim. Documentation provided will be kept in a secure file and will not be disclosed to third parties except as required by law.

Resources

• National Domestic Violence Hotline: 1-800-799-7233 (TTY: 1-800-787-3224)
• Utah Domestic Violence Coalition: 1-800-897-5465
• National Sexual Assault Hotline: 1-800-656-4673
• Utah Legal Services: 1-800-662-4245

9. Utah Fit Premises Act

The Utah Fit Premises Act establishes minimum standards for residential rental properties and defines the obligations of both landlords and tenants.

Landlord Obligations

Pursuant to Utah Code §57-22-3, the landlord shall maintain the premises in a condition fit for human habitation and in compliance with all applicable health and safety codes. Specifically, the landlord shall:

• Maintain the roof, walls, and other structural components in good repair
• Maintain electrical systems, plumbing, heating, and hot water in good working order
• Maintain all common areas in a clean and safe condition
• Provide and maintain appropriate receptacles for garbage and waste removal
• Maintain all supplied appliances in good working order
• Provide smoke detectors and carbon monoxide detectors as required

Tenant Obligations

Pursuant to Utah Code §57-22-4, the tenant shall:

• Comply with all applicable building, housing, and health codes
• Keep the premises clean and safe
• Dispose of garbage and waste properly
• Use all electrical, plumbing, sanitary, heating, ventilating, air conditioning, and other facilities and appliances in a reasonable manner
• Not deliberately or negligently destroy, deface, damage, or remove any part of the premises
• Not disturb the peaceful enjoyment of other tenants

Tenant Remedies

If the landlord fails to comply with the Fit Premises Act, the tenant may, after providing written notice and a reasonable opportunity to cure, pursue remedies including:

• Arranging for repair and deducting the cost from rent (up to two months' rent or $2,000, whichever is greater, per repair)
• Withholding rent by depositing it into an escrow account pending repairs
• Terminating the rental agreement if the condition materially affects health and safety
• Pursuing civil action for damages

10. Furnished Property Disclosure

All Month2Month rental properties are provided fully furnished. All furniture, appliances, fixtures, and household items in the property are the property of Month2Month or the property owner and are provided for your use during the term of your lease.

Your Responsibilities

• Maintain all furnished items in the same condition as received, allowing for ordinary wear and tear.
• Use all items for their intended purpose only.
• Do not remove any furnished items from the property.
• Report any damage to furnished items within 48 hours of discovery.
• Do not repair or replace items yourself without prior written approval.

Damage vs. Normal Wear and Tear

Replacement Responsibility

• Tenant-caused damage: Tenant is responsible for the cost of repair or replacement (at depreciated value) of items damaged beyond normal wear and tear. Costs may be deducted from the security deposit.
• Missing items: Tenant is responsible for full replacement cost.
• Normal wear items: Month2Month replaces items that reach end-of-life through normal use.
• Appliance malfunction: If an appliance fails due to normal use or age, Month2Month is responsible for repair or replacement.

Cleaning Standards

The property must be returned in the same level of cleanliness as at move-in. Maintain the kitchen, bathrooms, floors, furniture, and linens in clean condition throughout your tenancy. If professional cleaning is required beyond what is attributable to normal wear and tear, cleaning costs may be deducted from the security deposit.

Inventory

A detailed furniture and household inventory checklist will be provided at move-in. Month2Month will document the condition of all items through photography. You will receive a copy of the move-in condition report.

11. Tenant Rights and Responsibilities

Your Rights Under Utah Law

1. Habitable Housing: Your rental unit must be maintained in a condition fit for human habitation, including weatherproofing, plumbing, heating, electricity, and freedom from vermin and mold. (UT Code §57-22-3)
2. Privacy: Your landlord must give at least 24 hours' notice before entering your unit (except in emergencies) and may only enter during reasonable hours for specific lawful purposes. (UT Code §57-22-4(3))
3. Return of Security Deposit: Your deposit must be returned within 30 days after move-out, with a written statement of any amounts retained and the reasons therefor. (UT Code §57-17-3)
4. Freedom from Discrimination: You cannot be discriminated against based on race, color, religion, sex, national origin, familial status, disability, source of income, sexual orientation, or gender identity. (Utah Fair Housing Act, UT Code §57-21)
5. Freedom from Retaliation: Your landlord cannot retaliate against you for exercising your legal rights, including filing complaints with government agencies or exercising remedies under the Fit Premises Act. (UT Code §57-22-6)
6. Repairs and Maintenance: You have the right to request repairs for conditions that affect health and safety, and your landlord must respond within a reasonable time. (UT Code §57-22-3)
7. Protection from Unlawful Eviction: Your landlord must follow proper legal procedures and cannot use "self-help" eviction methods such as changing locks, removing doors, or shutting off utilities. (UT Code §78B-6-814)
8. Domestic Violence Protections: Victims of domestic violence have the right to terminate their lease early and request lock changes. (UT Code §57-22-5.1)

Your Responsibilities

1. Pay rent in full and on time.
2. Keep the unit clean and sanitary.
3. Avoid damaging the property beyond normal wear and tear.
4. Promptly report maintenance issues, leaks, mold, pests, or safety hazards.
5. Allow reasonable access for repairs and inspections with proper notice.
6. Comply with all lease terms including occupancy limits, pet policies, and use restrictions.
7. Avoid creating nuisances or disturbing other residents.
8. Provide proper notice before moving out and return the property in clean condition.

Resources

• Utah State Courts Self-Help Center: www.utcourts.gov/selfhelp
• Utah Legal Services: www.utahlegalservices.org · 1-800-662-4245
• Utah Antidiscrimination and Labor Division: laborcommission.utah.gov
• Domestic Violence Hotline: 1-800-799-7233
• Fair Housing Hotline: 1-800-669-9777