--- title: "First-Time Landlord Checklist for a Utah Rental Property" canonical: https://www.ondorealestate.com/blog/first-time-landlord-checklist-utah/ --- # First-Time Landlord Checklist for a Utah Rental Property Everything you need to do before, during, and after your first tenant moves in. [Home](/)[Blog](/blog/)Property ManagementProperty Management Educational Ondo RE Team·Published March 23, 2026·4 min read [← All articles](/blog/) On this page - [Before You List: Legal and Financial Setup](#before-you-list-legal-and-financial-setup) - [Prepare the Property](#prepare-the-property) - [Set the Right Rent](#set-the-right-rent) - [Screen Tenants Consistently](#screen-tenants-consistently) - [Use a Utah-Specific Lease Agreement](#use-a-utah-specific-lease-agreement) - [Move-In Day Procedures](#move-in-day-procedures) - [Ongoing Systems to Set Up](#ongoing-systems-to-set-up) - [When to Hire a Property Manager](#when-to-hire-a-property-manager) Becoming a landlord in Utah is one of the most accessible paths to building long-term wealth, but the first rental is where most mistakes happen. This checklist covers every step from legal setup to ongoing operations so you start on solid ground. ## Before You List: Legal and Financial Setup - **Check HOA and local zoning rules:** Some communities restrict rentals or require short-stay permits. Confirm your property is legally rentable before investing in prep. - **Set up a separate bank account:** Keep rental income and expenses separate from personal finances from day one. This simplifies taxes and protects you legally. - **Get landlord insurance:** Your homeowner's policy does not cover rental activity. A landlord policy (also called a dwelling fire policy) covers the structure, liability, and lost rental income during covered repairs. Expect $600–$1,200/year for a Utah SFR. - **Consult a CPA about the tax structure:** Understand how rental income is taxed, what depreciation means for your return, and whether an LLC makes sense for your situation. - **Understand Utah landlord-tenant law:** Review our [Utah Landlord-Tenant Law guide](/blog/utah-landlord-tenant-law-guide/) before you interact with your first applicant. ## Prepare the Property - Deep clean, carpets, oven, bathrooms, windows - Replace all light bulbs with LED (lower tenant maintenance requests) - Check all smoke and carbon monoxide detectors (Utah requires CO detectors in properties with fuel-burning appliances) - Inspect and document all appliances in writing - Repair any visible damage, safety hazards, or code violations - Change all door lock combinations or re-key the property - Photograph every room, closet, appliance, wall, floor, and fixture, timestamp and back up these photos ## Set the Right Rent - Research comparable rentals within a half-mile of your property on Zillow, Apartments.com, and Facebook Marketplace - Price within 5% of market, overpricing by $100/month extends vacancy by weeks, costing you more than the difference - Factor in utilities: will you cover water/sewer/trash? If so, add 8–12% to your target rent - Set the security deposit, Utah has no cap; most landlords charge one month's rent ## Screen Tenants Consistently - Use a written rental application with authorization to run credit and background checks - Apply the same criteria to every applicant (Fair Housing compliance is not optional) - Minimum thresholds to consider: credit score 650+, gross income 3× monthly rent, no prior evictions in the last 5 years - Call at least two previous landlords, ask specifically about late payments, property condition, and whether they would rent to this person again - Verify employment: call the employer directly, not just the number the applicant provides Learn more about our [tenant screening process](/property-management/tenant-screening/). ## Use a Utah-Specific Lease Agreement - Use a lease drafted for Utah, generic templates from other states may omit required disclosures or include unenforceable clauses - Include: rent amount, due date, late fee structure, security deposit terms, maintenance responsibilities, pet policy, noise and guest policies, entry notice requirements - Required Utah disclosures: owner/agent name and address for legal service, lead paint disclosure (pre-1978 properties), mold disclosure if applicable - Have the tenant sign and date every page - Provide the tenant with a copy on move-in day Official statutes, HUD Fair Housing guidance, and third-party Utah landlord classes are collected on [Utah landlord education & official resources](/resources/#utah-landlord-education) — those programs are not Ondo’s lease packet. ## Move-In Day Procedures - Walk the property with the tenant and complete a written move-in inspection form together - Note every existing mark, scratch, stain, or damage item, have both parties sign - Take photos again at move-in with the tenant present (or send them a photo log to confirm) - Collect first month's rent and security deposit by certified check or digital payment (not cash) before handing over keys - Provide tenant with emergency maintenance contact information ## Ongoing Systems to Set Up - **Rent collection:** Set up online payment, it reduces late payments dramatically and creates a digital record - **Maintenance tracking:** Use a system (even a shared email thread to start) that timestamps every request and response - **Financial records:** Track every income and expense with receipts, you will need this for your Schedule E at tax time - **Annual inspections:** Schedule an interior inspection once a year, give proper notice per Utah law (24 hours) ## When to Hire a Property Manager Consider professional [property management](/property-management/) if any of the following are true: - You live more than 30 minutes from the property - You have a demanding job that makes mid-week maintenance calls difficult - You are planning to add more properties within 2–3 years - You are risk-averse about legal compliance (evictions, fair housing, security deposit disputes) [Full-Service Property Management](/property-management/)[Download Landlord Templates](/resources/templates/) Ondo RE offers [full-service property management](/property-management/) across the Wasatch Front with no maintenance markups and transparent pricing. We also provide Utah-compliant [landlord templates](/resources/templates/) including lease agreements, move-in inspection checklists, and maintenance forms. On this page - [Before You List: Legal and Financial Setup](#before-you-list-legal-and-financial-setup) - [Prepare the Property](#prepare-the-property) - [Set the Right Rent](#set-the-right-rent) - [Screen Tenants Consistently](#screen-tenants-consistently) - [Use a Utah-Specific Lease Agreement](#use-a-utah-specific-lease-agreement) - [Move-In Day Procedures](#move-in-day-procedures) - [Ongoing Systems to Set Up](#ongoing-systems-to-set-up) - [When to Hire a Property Manager](#when-to-hire-a-property-manager) ## Keep going [Property management What Ondo RE manages, what it costs, and how owners are kept informed.](/property-management/)[Self-manage vs Ondo RE calculator Compare your net income managing it yourself against handing it over.](/calculators/owner-vs-self/)[Talk with Ondo RE Ask a question or request a free rental analysis.](/contact/) ## What to do next Questions about your own property or plan? Ondo RE can walk through it with you. [See Ondo RE property management](/property-management/)[Self-manage vs Ondo RE calculator](/calculators/owner-vs-self/)[Talk with Ondo RE](/contact/) Real estate services provided by Ondo Real Estate. Information is deemed reliable but is not guaranteed and should be independently verified. Equal Housing Opportunity.