First-Time Landlord Checklist for a Utah Rental Property

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 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.

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 — 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 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)

Ondo RE offers full-service property management across the Wasatch Front with no maintenance markups and transparent pricing. We also provide Utah-compliant landlord templates including lease agreements, move-in inspection checklists, and maintenance forms.