As a property owner in northern Utah, knowing when and how to raise rent is key to your investment’s profitability. Utah is landlord friendly but timing and market awareness are crucial for success. With proper planning you can raise rents that maximize returns while keeping tenants happy.

Legal Framework for Rent Increases

Utah has no rent control laws, so you have significant freedom to adjust your rental rates and terms. You have rent control, which means even your local government can’t establish their own rent control ordinances without express approval from the state legislature.

For month to month leases you need to give at least 15 days written notice before increasing. For fixed term leases you can’t increase the rent during the lease period unless it’s stated in the agreement, and all increases must be documented with written notice.

Strategic Timing and Amount

The most common time to increase the rent is in between lease periods or during renewals. This is a natural transition point and allows you to make sure the rates are aligned with the current market. When sending out renewal documents make sure to include the new rate and give tenants time to decide if they want to renew. Consider offering multi year leases with predetermined annual increases to provide stability for both parties.

Salt Lake City’s rental market peaks in the summer according to Zillow, so spring is the best time to increase. Winter increases may face more resistance due to lower seasonal demand. According to Apartments.com’s market report (published February 2025), the average rent in Salt Lake City is $1,450 per month, which is 11% lower than the national average of $1,624/month. Rents vary significantly by neighborhood with the most affordable being Rose Park, Glendale and Poplar Grove and the premium areas being Garfield, Capitol Hill and Sugar House.

Most successful landlords follow percentage guidelines for increases. Annual increases of 3-5% are in line with market inflation and are well received by tenants. 5-10% may be justified in rapidly appreciating neighborhoods and anything over 10% should be justified with market comparables. Property improvements or added amenities can support higher increases.

Conducting Effective Market Analysis

A Rental Market Analysis (RMA) is key to making smart decisions about rent increases. A full RMA goes beyond just online searching and considers multiple factors that impact your property’s rental value.

A full RMA looks at several key things: recent comparable properties within a tight radius of your rental, seasonal demand fluctuations in your neighborhood, days-on-market trends, vacancy rates, and rental absorption rates. It also evaluates property specific features that add or subtract value compared to similar rentals, such as updates, amenities, parking options and proximity to transportation and services.

Online rental listing sites can give you a general idea but they lack accuracy in specific neighborhoods and don’t account for the unique aspects of your property. Many listings show asking prices not actual signed lease amounts which can skew the true rental market.

At Advanced Solutions Property Management, our RMAs use our database of actual lease transactions to give you much more accuracy than public listings alone. We monitor over 300 rental properties in Salt Lake County so we have real time market data that the general public doesn’t.

An ASPM Rental Market Analysis includes a detailed comparison of similar properties, evaluation of your property’s specific features, competitive positioning recommendations and optimal pricing strategies based on your goals (minimizing vacancy vs. maximizing revenue). This comprehensive approach helps you make data driven decisions about rent increases and reduces the risk of extended vacancies or underpricing your investment.

Get a free rental market analysis from ASPM so your next rent increase is based on current market data specific to your property and neighborhood.

Legal Responsibilities and Fair Housing

The Utah Fair Housing Act prohibits discrimination in housing related activities. As a landlord you can’t use rent increases to discriminate against tenants based on protected characteristics including race, color, religion, sex, national origin, familial status, disability or source of income. Keep thorough records of all rent increases, notices and communications with tenants to ensure compliance and protect yourself legally.

Communication Strategies and Tenant Relationships

How you communicate increases matters to tenant retention. While Utah law only requires 15 days notice, 30-60 days is professional and gives tenants time to plan. Explain the justification professionally referencing market data or property improvements when applicable.

Consider phasing in larger increases over multiple renewal periods for long term tenants. The quality of your current tenants should factor into your decision making.

As Bob Mack, Principal Broker and Owner at Advanced Solutions Property Management says, “We’ve refined our screening process to protect our owners’ investments while treating applicants fairly and professionally. The extra time we spend on thorough screening saves our clients thousands in potential damages, lost rent and legal headaches.”

Our tenant screening in Salt Lake City ensures only qualified tenants who pay on time and respect your property. Remember the financial impact of losing a good tenant can include turnover costs, potential vacancy and the risk of placing problem tenants.

Non-Payment and Evictions

If tenants refuse to pay the increased rent after proper notice Utah law provides a specific eviction process. First serve a “3 day notice to pay or vacate” giving tenants 3 calendar days to pay the full amount or vacate. If they don’t comply you can file an eviction lawsuit with the court, including the summons and complaint, written rental agreement, eviction notice and itemized calculation of amounts owed.

If the court rules in your favor you’ll receive an Order of Restitution that must be served by a sheriff, constable or private investigator. Tenants have 3 days to vacate after being served. The entire process can take several weeks and professional legal assistance is often recommended. For more information visit the Utah State Courts eviction information page.

How ASPM Can Help

Are you unsure what to rent your Salt Lake County investment property for? Many owners leave money on the table with underpriced rentals or face costly vacancies with overpriced units. With over 65 years of combined property management experience we help property owners make these decisions with data and implementation.

For market analysis or rent increase assistance for your Salt Lake City property contact us today:

Advanced Solutions Property Management

1360 S Main St, Salt Lake City, UT 84115

(801) 820-0806

At Advanced Solutions Property Management, we understand the difference between finding the RIGHT tenant versus the quick tenant. Our proven tenant screening system streamlines income, employment, credit, rental history and criminal background checks to put reliable tenants in your property.

Better Screening = Better Tenants

Property management isn’t just about collecting rent – it starts with placing quality tenants who will pay on time and take care of your investment. The screening process during lease-up is critical. We put a lot of effort into front-end screening because we know cutting corners leads to problems down the road.

“Over my 20 years in property management, I’ve learned that tenant screening is the single most important factor in rental property success,” said Bob Mack, Principal Broker and Owner at Advanced Solutions Property Management in Salt Lake City. “At ASPM, we’ve refined our screening process to protect our owners’ investments while treating applicants fairly and professionally. The extra time we spend on thorough screening saves our clients thousands in potential damages, lost rent, and legal headaches. When we place a tenant, we’re not just filling a vacancy – we’re setting the foundation for years of stable income and property appreciation.”

With over 65 years of combined property management experience, we have developed screening procedures to protect your investment from problem tenants. Property owners who come to us after self-managing tell the same story: inadequate screening led to tenant issues that became costly and time consuming to resolve.

Why Thorough Screening Matters

The financial impact of a bad tenant can be devastating:

• Eviction costs averaging $3,500-$10,000
• Lost rent during vacancy periods
• Property damage requiring repairs
• Legal fees for tenant disputes
• Time and stress dealing with problem tenants

One bad tenant can wipe out an entire year of rental income. The small investment in thorough screening pays big dividends in protecting your property and maintaining cash flow.

Self-managing landlords are under pressure to fill vacancies quickly and sometimes cut corners on screening to get rent flowing. This short term thinking leads to long term problems. Our screening approach balances efficiency with thoroughness to find tenants who will pay on time, respect your property and follow lease terms.

Our 4 Question Screening Process

ASPM’s tenant screening process answers 4 critical questions about each applicant:

1. Do we have proof of the applicant’s identity?
2. Does the applicant have a history of proper property care?
3. Has the applicant demonstrated financial responsibility?
4. Is the applicant’s income sufficient for the rental?

Our systemized approach uses state of the art background screening tools to get information quickly. This structured screening minimizes risk while ensuring fair and consistent evaluation of all applicants in compliance with fair housing laws.

Question 1: Do we have proof of the applicant’s identity?

Identity verification is the foundation of our screening process:

• All applicants 18 and over must submit current, unexpired government issued photo ID
• Social Security numbers are verified to confirm identity
• Address history is validated through credit reports and background checks* ID verification ensures only verified lessees can pick up keys to the rental unit
• Photo ID is kept on file for future reference if needed

ID verification protects you from fraud and establishes accountability. By verifying ID upfront we create a paper trail that can be very helpful if issues arise during tenancy.

Question 2: Does the applicant have a history of proper property care?

Behavior and pet responsibility screening predicts how an applicant will treat your investment:

• Rental history verification:
  • Minimum 60 months of verifiable rental history with satisfactory lease fulfillment
  • Any eviction judgments within 7 years: Automatic denial
• Background check for all occupants 18 and older:
  • 7-year lookback period for convictions
  • Automatic denial for:
    • Violent offenses (murder, manslaughter, assault, robbery)
    • Sexual offenses or child-related crimes
    • Drug possession, trafficking, manufacturing
    • Property crimes, fraud, dishonesty
    • Crimes against persons or society
    • Weapon offenses
• Pet screening:
  • No pitbulls or vicious breeds
  • No more than 2 pets per unit
  • No pets in common areas
• Service animals permitted with documentation

Past behavior is the best predictor of future behavior. By thoroughly checking rental history and conducting comprehensive screening, we identify red flags that could put your property at risk. Our strict screening standards minimize the chance of property damage, illegal activity, or neighbor complaints.

Question 3: Has the applicant demonstrated financial responsibility?

Credit and financial responsibility screening shows an applicant’s payment patterns:

• Credit score requirements:
  • 650 or higher: Meets requirements
  • 520-649: Meets requirements with co-signer or increased security deposit
  • 519 or lower: Automatic denial
• Account status evaluation:
  • At least 95% of accounts in good standing: Meets requirements
  • 85-94.9% of accounts in good standing: Requires co-signer or increased deposit
  • Less than 85% of accounts in good standing: Automatic denial
• Bankruptcy evaluation:
  • Open bankruptcies: Automatic denial
  • Discharged bankruptcies within past year: Requires co-signer or increased deposit
• Collections accounts:
  • One account in collections: Manual review required
  • Two or more accounts in collections: Automatic denial
  • Medical and student accounts under $50 excluded from calculation

We don’t just look at credit scores – we analyze the patterns behind them. A tenant who pays their bills on time is likely to pay rent the same way. Our credit evaluation balances opportunity with risk management, offering options like increased security deposits for borderline applicants while maintaining clear standards.

Question 4: Is the applicant’s income sufficient for the rental?

Financial qualification ensures tenants can comfortably afford monthly rent payments:

• Income requirements:
  • 2.5x monthly rent for multi-unit apartments
  • 3x monthly rent for single-family properties
• Income verification through:
  • Recent pay stubs and bank statements for employed applicants
  • 60 days of bank statements and prior-year tax returns for self-employed applicants
  • Statement of benefits and bank statements for applicants receiving assistance
• All income must be fully verified with documentation

Income verification is one of the best predictors of on-time rent payments. We analyze actual documentation instead of taking an applicants’ word for their income. This verification process helps prevent payment issues before they start.

Our clear income requirements set realistic expectations and help identify tenants who are financially stable enough to meet the lease term without payment problems.

Complete Application Requirement

We require 100% complete applications with no exceptions:

• All fields must be filled out correctly
• Incomplete applications will not be processed
• Incorrect information (date of birth, social security number, etc.) requires reapplication with a new fee
• Complete applications allow for faster processing and accurate verification

This simple requirement is an effective screening tool. Applicants who can’t or won’t complete a basic application often struggle with other responsibilities. This policy also ensures we have all necessary information for thorough screening.

Adverse Action & Co-Signer Requirements

When an applicant doesn’t fully meet our criteria, we may take adverse action:

• Denial of application
• Increased security deposit
• Qualified co-signer requirement

Co-signer requirements:

• Must apply and pay application fee
• Must meet all applicant criteria
• Minimum 700 FICO score
• Income at least 5x market rent

Occupancy limits:

• 2 related persons per bedroom
• No more than 3 unrelated adults in a single unit
• In roommate situations, no more than 1 adult per room

These options provide flexibility while still protecting your investment. For borderline applicants who otherwise show promise, a co-signer or increased deposit can mitigate risk.

Pet & Service Animal Policies

Our pet policies balance tenant preferences with property protection. We understand that 70% of Salt Lake City renters have pets, but we also recognize the risks pets can pose to rental properties.

Pet Approval Process

Each property has specific pet guidelines based on:

• Property type and layout
• Owner preferences
• Community restrictions
• Insurance requirements

Breed and Animal Restrictions

For insurance and property protection, we cannot approve:

• Dog breeds classified as aggressive by insurance companies
• Barnyard animals (chickens, goats, etc.)
• Reptiles of any kind
• Rodents (hamsters, guinea pigs, etc.)
• Fish tanks (due to water damage risk)
• Exotic or unusual mammals

Tenant Responsibility

All tenants with pets must understand:

• Full responsibility for any damage caused by their pets
• This includes damage from both approved and unapproved animals
• Undisclosed pets are considered a lease violation
• Violations may lead to penalties including potential eviction

Service and Companion Animals

We follow all legal requirements regarding service animals:

• Service and emotional support animals are accepted with proper documentation
• No pet fees or pet rent charged for documented service animals
• Required documentation must verify the need for the assistance animal
• Service animals must still comply with tenant responsibility requirements

Our balanced approach keeps properties protected while accommodating responsible pet owners.

Lease Process

Once approved, we handle the entire lease process:

• Custom attorney-prepared lease agreements that protect owner interests
• Move-in costs must be paid via ACH transfer or certified funds (cashier’s check/money order)
• Personal checks and cash never accepted
• Detailed move-in inspection with documentation
• Clear explanation of tenant responsibilities and expectations

Our thorough lease documentation establishes clear expectations from day one, reducing the likelihood of misunderstandings or disputes during tenancy.

A La Carte

Don’t need full property management? We offer tenant placement as a standalone service:

• Complete tenant screening and placement
• Lease preparation and signing
• Move-in coordination
• One-time $195 placement fee
• Perfect for owners who want to self-manage but need help finding qualified tenants

This service gives you access to our professional screening expertise without ongoing management fees, making it an excellent option for hands-on property owners.

Fair Housing

ASPM strictly adheres to all fair housing requirements:

• We don’t discriminate based on race, color, religion, sex, handicap, family status, national origin, source of income, sexual orientation, or gender identity
• All applicants are evaluated using the same consistent criteria
• Documentation of all screening decisions is maintained
• Our staff receives regular fair housing training

Our commitment to equal housing opportunity ensures all applicants are treated fairly while still maintaining high qualification standards.

Results You Can Expect

Our thorough screening process produces measurable benefits:

• Lower eviction rates compared to industry averages
• Higher on-time payment percentages
• Reduced property damage incidents
• Longer average tenant retention (reducing turnover costs)
• Fewer lease violations and compliance issues

My husband and I have had a great experience with ASPM! They took over our properties from another terrible property manager business here in SLC. Great on communication, follow up, getting the units leased quickly.

– Nicole H.

Bob Mack and his team at Advanced Solutions Property Management do a wonderful job ensuring your investments are cared for a profitable. I have referred several property owners to ASPM. They all love the service, accountability, and transparency that they see month to month. Thanks Bob!! Keep up the good work.

– Dustin H.

Advanced Solutions Property Management provides comprehensive services that in the end creates greater profitability for investment properties. They are pros at handling the burdens of managing property and because they are experts they can expedite resolving customer issues. I highly recommend ASPM to anyone with residential or commercial investment property.

– Jennifer B.

Owning rental properties in Salt Lake City is a unique and exciting opportunity. Salt Lake City has a strong economy, low crime rate, and reasonable cost of living, making it an attractive place to be a landlord. However, to be successful in this endeavor, it is important to understand the laws that govern rental property.

Salt Lake City has landlord-friendly laws that provide many benefits, but they also set expectations for property owners. Knowing the notice requirements, security deposit requirements, lease requirements, and eviction requirements is important. These laws are in place to protect the rights of both landlords and tenants and provide a process for resolving disputes.

This article provides a general overview of the legal and practical responsibilities of landlords in Salt Lake City. Here you will learn how to protect your property, build a good relationship with your tenants, and understand the Utah landlord-tenant laws.

Legal Responsibilities

As a Salt Lake City landlord, you are required to provide a written lease for every rental agreement. The lease should include your contact information, property details, rental terms, and maintenance requirements. You must also comply with Fair Housing laws, which prohibit you from discriminating against tenants based on race, color, religion, gender, familial status, disability, nationality, sexual orientation, or income source. When screening potential tenants, you must use consistent screening processes and keep detailed records of all interactions with tenants and all financial transactions.

Security Deposits and Fees

You can set application fees to cover screening costs, and there is no legal limit on the amount of security deposits you can charge. You can also charge late fees for late rent payments. When a tenant moves out, you must return their security deposit within 30 days, or within 15 days of receiving their forwarding address.

Property Access and Maintenance

Your rental property must meet basic safety requirements, including access to safe drinking water, working electricity, and heating that meets building codes. You must keep the property clean and free of pests, and provide adequate waste disposal. Stairs, floors, and railings must be in good repair, and hot and cold running water must be provided.

For property inspections, you may enter during regular business hours (8 AM – 5 PM on weekdays, 10 AM – 3 PM on weekends), but reasonable notice is required for non-emergency access related to repairs or inspections.

Rent Policies

Salt Lake City has landlord-friendly rent laws, with no rent control or rent increase limits. You can raise the rent-to-market rate between leases, provided you give 15 days’ written notice before any increase. You are also free to set your own grace period for late payments.

Eviction Procedures

Tenants can be evicted for a variety of reasons, including non-payment of rent, lease violations, expiration of rental terms, illegal activity, property damage, or other documented disturbances. For unpaid rent or fees, a 3-day notice is required. If there is no lease or the lease has expired, a 5-day notice must be given. Proper legal filing procedures must be followed, and self-help evictions are prohibited.

Tenant Rights

Tenants can terminate month-to-month leases with 15 days’ notice. They have the right to request repairs for unsafe conditions and expect timely responses to maintenance requests. Unless prohibited by the lease, tenants can keep pets and have the right to know the reasons for any rental application rejections.

Risk Management

Protect your rental business by conducting thorough background checks and documenting the property’s condition. Keep detailed records of maintenance and repairs, follow consistent screening and rental procedures, and respond promptly to repair requests. A good understanding of fair housing laws will help minimize your legal risk.

Required Disclosures

You must inform tenants of any lead-based paint, existing damage, property management details, building code violations, and health or safety hazards. These disclosures are important for protecting your interests and the interests of your tenants.

Salt Lake City has a stable rental market with steady job growth and affordable living costs. With these factors in mind, landlords can find good opportunities. By following these guidelines, you can build successful, long-term relationships with tenants while protecting your investment.

Work with Advanced Solutions Property Management to Fulfill Your Rental Legal Responsibilities

The legal aspects of rental property management can be complex. For many Salt Lake City landlords, working with a professional property manager is a good idea.

Advanced Solutions Property Management (ASPM) was founded in 2011 by Bob Mack. The company has more than 65 years of combined property management experience. ASPM provides a full range of rental management services, including tenant screening and maintenance coordination.

Their approach combines data-driven insights with hands-on experience as property investors. The ASPM team includes certified commercial advisors who are familiar with market trends and the practical challenges of being a landlord. With their in-house maintenance company, Utah Property Maintenance, they can respond quickly to service requests.

ASPM’s management services include:

• Tenant screening, including income, employment, and background checks
• Rent collection and deposit management
• 24/7 maintenance response
• Regular property inspections
• Legal compliance oversight
• Financial reporting and owner payments
• Market analysis for optimal rental pricing

ASPM charges a competitive 8% of collected rent for full-service management, plus a $195 fee for initial lease-up and renewals, with no hidden fees, maintenance markups, or long-term contracts.

Instead of trying to understand Salt Lake City’s rental laws and property management responsibilities on your own, working with an experienced manager like ASPM allows you to focus on property ownership while they handle the day-to-day details. Their systematic approach and local market expertise are designed to protect your investment and maximize your returns.

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Request a FREE market analysis report here!