First-Time Landlord Checklist: Setting Up a Utah Rental Property | Ondo RE

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

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)

Full-Service Property Management Download Landlord Templates

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.

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

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

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)