For Utah landlords, finding reliable tenants is key to maintaining a profitable rental property and avoiding the headaches that can come with tenant turnover or non-payment. By implementing a thorough screening process, landlords can minimize risks and attract tenants who are respectful, financially responsible, and likely to stay long-term. Here’s a step-by-step guide to find reliable tenants in Utah.
Work with a real estate expert who understands Utah’s investment market.
Step 1: Craft an Attractive but Honest Rental Listing
Start by creating a clear and appealing rental listing that attracts qualified candidates while setting accurate expectations about the property.
- Be Detailed and Transparent: Include property specifics, such as the number of bedrooms and bathrooms, square footage, monthly rent, and additional costs (e.g., utilities, HOA fees). If your property has unique features—like a yard, garage, or proximity to schools and parks—highlight them.
- Outline Tenant Requirements: In the listing, specify any non-negotiables like income requirements, credit score minimums, or pet policies. This helps deter applicants who don’t meet your criteria, saving you time in the screening process.
Step 2: Use Targeted Marketing Channels to Reach the Right Audience
To attract qualified tenants, market your property where your ideal tenant is likely to look.
- List on Popular Rental Platforms: In Utah, platforms like Zillow, Apartments.com, and Rentler are widely used. These sites allow you to reach a large audience and offer filtering options so tenants who meet your criteria are more likely to see your listing.
- Leverage Social Media and Local Groups: Many Utah communities have active local groups on Facebook and Nextdoor, where you can post rental listings. Some cities and neighborhoods also have dedicated rental pages, which are ideal for reaching local tenants.
Step 3: Pre-Screen Applicants with a Short Questionnaire
To avoid wasting time on unqualified applicants, create a brief pre-screening questionnaire that addresses key eligibility requirements.
- Example Questions:
- What is your monthly income?
- Do you have pets?
- How many people will occupy the unit?
- Are you able to pay the security deposit and first month’s rent upfront?
- Why Pre-Screening Helps: This step filters out applicants who don’t meet your basic criteria before you invest time in full applications and background checks.
Step 4: Conduct a Comprehensive Application Process
Once you’ve identified a few prospective tenants, ask them to complete a rental application. A thorough application is essential to evaluating each candidate’s background and suitability.
- Application Requirements:
- Personal Information: Full name, date of birth, and contact information.
- Employment and Income Verification: Request at least two recent pay stubs or, for self-employed applicants, a tax return or bank statement.
- Rental History: Include questions about previous addresses, landlord contacts, and reasons for moving.
- References: Ask for professional and personal references to get a clearer picture of the applicant’s character and reliability.
Step 5: Run Background and Credit Checks
Background and credit checks are essential to understanding an applicant’s financial responsibility and potential risks.
Utah landlords must follow state laws when screening tenants, including obtaining written permission for background and credit checks. The Utah Apartment Association offers resources on legal tenant screening practices, fair housing regulations, and rental laws to help landlords stay compliant.
- Credit Check: Use a service like Experian, TransUnion, or Equifax to check the applicant’s credit history. A good credit score (typically above 650) indicates responsible payment behavior, but also consider factors like recent bankruptcies or high debt-to-income ratios.
- Background Check: This reveals any criminal history, eviction records, or previous bankruptcies. Innago and SmartMove offer affordable background check options tailored to landlords.
- Utah Tip: Under Utah law, you must get written permission to run a credit or background check, so be sure this is included in your rental application form.
Step 6: Verify Employment and Income Stability
Income verification is critical for ensuring that tenants can afford rent consistently.
- Contact Employers: Reach out to the applicant’s employer to verify employment status and income. Many Utah-based companies and tech employers are familiar with providing this verification for rentals.
- Verify Income: Generally, aim for a rent-to-income ratio of no more than 30%. For example, if monthly rent is $1,500, the tenant’s gross monthly income should be at least $4,500.
Step 7: Contact Previous Landlords for References
Speaking with former landlords can provide valuable insights into an applicant’s rental history, including payment behavior and property care.
- Questions to Ask:
- Did the tenant pay rent on time?
- Did the tenant keep the property in good condition?
- Would you rent to this tenant again?
- Utah-Specific Advice: Since Utah is a relatively small market, many landlords may know each other or have connections in the real estate community, which can make it easier to get detailed and honest feedback on a potential tenant.
Step 8: Conduct an In-Person or Virtual Interview
An interview helps you assess the tenant’s personality and determine if they’ll be a good fit for your property. This is also a chance for the applicant to ask questions, which can clarify expectations and prevent future misunderstandings.
- Questions to Ask:
- Why are you moving?
- How long do you plan to stay?
- Do you have any specific requirements or concerns about the property?
- Trust Your Instincts: While a friendly demeanor isn’t everything, an in-person meeting can give you a sense of the applicant’s character and reliability, which data alone may not reveal.
Step 9: Finalize the Lease Agreement and Outline Expectations
Once you’ve chosen a tenant, create a detailed lease agreement that clearly states the terms and conditions.
- Lease Elements:
- Rent amount, due date, and late fees
- Maintenance responsibilities
- Rules regarding property use, such as noise limits and guest policies
- Pet policies, if applicable
- Provide a Welcome Packet: Include helpful information about utilities, trash pickup schedules, and emergency contacts, as well as a summary of house rules to ensure a smooth move-in process.
Step 10: Establish a System for Ongoing Communication and Rent Collection
Maintaining open communication helps build a positive relationship with tenants, which can increase retention and minimize conflicts.
- Set Up Digital Rent Collection: Use platforms like Innago or Cozy to simplify rent collection and track payments digitally. This allows tenants to pay rent conveniently, reduces the chance of late payments, and automates record-keeping.
- Regular Check-Ins: Schedule periodic property check-ins (such as every six months) to assess property condition and address any tenant concerns early.
Final Thoughts
By following these steps, Utah landlords can effectively screen and select tenants who are likely to respect the property, pay rent on time, and maintain a positive relationship. A thorough screening process not only reduces risks but also contributes to a more stable and profitable investment property. In Utah’s competitive rental market, taking the time to find and secure reliable tenants will ensure your property investment remains successful.
Schedule a strategy call to discuss how to get started.
