Uncategorized Archives | Advanced Solutions Property Management

Salt Lake City Rental Laws: A Landlord’s Guide to Compliance

January 25, 2025/by Advanced Solutions Property Management

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.

Ready to reduce your landlord stress and maximize your rental returns?

Request a FREE market analysis report here!

The Pros And Cons Of Allowing Pets In Your Salt Lake Rental Property

December 20, 2024/by Advanced Solutions Property Management

When renting your property you have a big decision to make: should you allow pets? 58% of Utah households have a pet, according to research from Data Pandas. By not allowing pets you are cutting off a big chunk of the market.

Your pet policy affects your rental income, property condition and tenant pool. Some landlords worry about property damage and extra maintenance, others see pets as a way to increase revenue and get long term tenants.

Should you allow pets in your rental?

Making your property pet friendly opens up big advantages. You’ll have access to a much larger pool of potential tenants, which reduces vacancy times and allows you to be more picky with quality tenants. You can also create additional income streams through pet rent, usually around $50 per month, plus pet deposits to offset the risk.

Pet owners tend to be longer term tenants because finding another pet friendly rental can be tough. Once they find a home they like they are more likely to renew their lease rather than go through another housing search. This reduced turnover saves you money on marketing and unit prep between tenants.

What are the risks and downsides of allowing pets in your rental?

Pet friendly properties have some challenges. Property damage is the biggest one, with risks of scratches, chewing or accidents that exceed standard security deposits. You’ll have higher maintenance costs for deep cleaning and odor removal between tenants plus wear and tear on flooring, carpets and fixtures.

Noise can be a problem, especially in multi-unit properties where barking can disturb neighbors. You may have to deal with complaints about pet behavior from nearby residents or issues between tenants with and without pets.

How do you protect your rental property from pet damage?

Strong pet policies help mitigate these risks. Start by collecting both a regular security deposit and a separate pet deposit. Many landlords make half the pet deposit non-refundable to cover deep cleaning costs at move-out. Document all pets thoroughly during move-in with photos and detailed information about breed, size and age.

Create detailed pet agreements that specify size limits, breed restrictions and behavior expectations. Regular property inspections help catch any issues early before they become big problems. Consider requiring proof of vaccinations and pet liability insurance from your tenants.

What about service animals in Utah?

You must allow service animals and emotional support animals (ESAs) regardless of your pet policy. ESAs need reasonable accommodation under Fair Housing laws when tenants provide proper documentation. But you can deny ESAs that pose a direct threat or would cause an undue financial burden to your property.

Local laws may restrict certain breeds or limit the number of pets allowed in rental properties. Check your local laws and insurance policies to see what the limitations are before you set your pet policy.

Allowing pets is a balance of income potential vs property risk. With proper screening, documentation and policies in place many landlords find that pet friendly properties can be profitable and manageable. Just create clear guidelines and enforce them consistently to protect your investment and take advantage of the pet friendly rental market.

8 Common Tenant Complaints (And How Salt Lake City Landlords Can Solve Them)

November 14, 2024/by Advanced Solutions Property Management

Managing rental properties means dealing with the inevitable complaints from tenants. We’ve found through experience of property management in Salt Lake City that each issue that comes up needs a quick and professional response, in order to protect your investment and keep the renters happy.

Here are 8 of the most common complaints, and how to address them effectively:

1. Security Deposits

At the top of many property owners’ headache list is disagreements over deposit returns. What we recommend is detailed documentation, which includes photos and videos during the move-in and move-out inspections.

Property management companies standardize this process with checklists and records of the property’s condition, and in our experience clear documentation and expectations make deposit disputes rare.

2. Poor Communication

Gaps in communication can quickly frustrate even the best tenants. The best system starts with a digital log for all maintenance requests, and in property management terms this means an online portal.

Make it your policy to respond to any inquiry within 24 hours, and keep detailed records of all interactions and conversations with the renter. Once a maintenance request has been initiated, send regular updates to the tenant about the progress of their items.

3. Property Condition

Mold and peeling paint are major maintenance issues that need immediate attention. With regular property inspections you can catch problems before they become catastrophic.

Professional management companies will conduct quarterly inspections of their managed properties, and maintain detailed maintenance logs to track recurring issues. Every repair should get quick attention and follow-up, and preventive maintenance schedules will ensure that major problems don’t occur.

4. Payment Issues

Late rent payments create stress for everyone, but a system makes a difference through online payment portals that can simplify the process. Add to that automatic payment reminders that will help tenants stay on track, and clear late fee policies that remove any possible confusion.

Consistent enforcement of rules around rent payments keeps the system fair and equitable for everyone involved.

5. Pest Issues

Any complaints about pests, including bugs, rodents or wild animals need fast action. Most professional management companies will partner with licensed pest control services for quick response, and they’ll schedule preventive treatments as part of the property’s regular maintenance.

6. Privacy Concerns

Tenants value their privacy, so make sure you’re giving them proper notice before entering their unit for any reason. Schedule maintenance visits in advance, and at a time that’s convenient for them. Keep detailed records of every property visit, and its purpose. Respect quiet hours during the evenings, and weekends when completing non-emergency work.

7. Delays in Maintenance

Slow maintenance response times can damage the relationship between tenant and landlord, so that’s why a property management company can help in these situations. Most can offer 24/7 emergency response for serious issues, and regular maintenance can prevent major problems from happening in the first place.

8. Noise Problems

Noise complaints need careful handling, including documentation when they come in, and written warnings to problem tenants. Try to mediate between neighbors when these issues happen, and enforce your lease terms to maintain order.

We know that managing all these issues takes significant time and expertise. If you’re dealing with multiple properties, live out of state, or just want to focus on the investment instead of the day-to-day management of your properties, consider Advanced Solutions Property Management.

We handle all of these common complaints with proven systems and experienced staff. Reach out to us today for a free Salt Lake City rental market analysis to learn how we can help protect your property investment, and keep your tenants satisfied.

57 Ways To Prepare Your Salt Lake Rental Property for Winter: A Landlord’s Checklist

October 17, 2024/by Advanced Solutions Property Management

Utah has been in the midst of a heat wave recently, but with temperatures about to change, it’s soon going to really feel like fall. That means it’s the ideal time to start preparing your rental property for colder weather. Here are 57 things you can do to get your investment home ready for winter.

If this seems overwhelming, reach out to us to see why ASPM is a top rated rental management company in Salt Lake City.

Exterior Maintenance

1. Inspect the roof for damaged or missing shingles: Regular inspections help prevent leaks and damage from winter storms.
2. Clean gutters and downspouts: Clearing debris ensures proper drainage and prevents ice dams.
3. Trim tree branches away from the roof and power lines: Trimming reduces the risk of branches breaking and causing damage during winter storms.
4. Check for cracks in exterior walls and seal them: Sealing cracks prevents cold air and moisture from entering the home.
5. Add exterior wall insulation if needed: Improved insulation enhances energy efficiency and tenant comfort during winter.
6. Inspect and repair window and door frames: Ensuring frames are intact prevents drafts and heat loss.
7. Caulk around windows and doors: Proper caulking minimizes air leaks, improving energy efficiency.
8. Install storm windows and doors: These provide an additional barrier against cold winds and snow.
9. Drain and store outdoor hoses: This prevents freezing and cracking during cold weather.
10. Shut off outdoor water valves and insulate spigots: Protecting plumbing from freezing temperatures reduces the risk of burst pipes.
11. Drain sprinkler systems and outdoor fountains: Emptying these systems prevents freeze damage.
12. Clean and cover outdoor furniture: Protecting furniture extends its lifespan against harsh weather conditions.
13. Inspect chimney and clean if necessary: A clean chimney ensures safe fireplace operation during winter use.
14. Check exterior paint and touch up as needed: Maintaining paint protects surfaces from moisture damage.
15. Secure loose siding or trim: Repairing loose sections prevents further damage from wind or snow.

Yard and Landscaping

16. Trim the shrubs: Pruning helps prevent damage from heavy snow accumulation on branches.
17. Remove dead plants and debris from flower beds: Cleaning up encourages healthy soil conditions for spring growth.
18. Aerate and fertilize the lawn: This prepares the lawn for healthy growth when spring arrives.
19. Mulch garden beds for insulation: Mulching protects plant roots from extreme cold temperatures.
20. Wrap delicate plants and shrubs: Insulating vulnerable plants helps them survive harsh winter conditions.
21. Store outdoor planters: Proper storage protects planters from freezing temperatures.
22. Clean and store lawn equipment: Regular maintenance ensures equipment is ready for use in spring.
23. Prepare snow removal equipment: Ensuring shovels, salt, or snow blowers are in good condition allows for efficient snow management.

Plumbing and Pipes

24. Insulate exposed pipes: Insulation prevents freezing, reducing the risk of costly repairs due to bursts.
25. Check for leaks and repair as needed: Addressing leaks early helps prevent water damage during winter months.
26. Drain water heater to remove sediment: Regular maintenance improves efficiency, ensuring hot water availability when needed most.
27. Insulate hot water pipes: Insulating these pipes reduces heat loss, saving energy costs.

HVAC System

28. Schedule professional HVAC inspection and maintenance: Regular servicing keeps heating systems running efficiently through the cold months.
29. Replace furnace filters: Clean filters improve air quality while enhancing system efficiency.
30. Clean air ducts: Clearing ducts promotes better airflow, improving heating distribution throughout the property.
31. Test thermostat for accuracy: Ensuring accurate readings helps maintain consistent indoor temperatures.

Energy Efficiency

32. Add attic insulation if needed: Proper insulation minimizes heat loss through the roof, reducing heating bills significantly.
33. Seal air leaks around windows and doors: Addressing leaks improves energy efficiency by preventing drafts.
34. Install programmable thermostats: These devices allow tenants to manage heating schedules efficiently based on their routines.
35. Reverse ceiling fan direction: Running fans clockwise pushes warm air down, enhancing heating effectiveness without additional energy use.
36. Install insulating curtains or blinds: These window treatments help retain heat indoors while adding an aesthetic touch.

Safety Measures

37. Test smoke and carbon monoxide detectors: Regular checks ensure these devices function properly, protecting tenants from hazards.
38. Replace batteries in detectors: Fresh batteries guarantee continuous protection against fire or gas leaks throughout winter.
39. Check fire extinguishers: Ensure extinguishers are accessible, charged, and ready for emergencies that may arise in colder months.
40. Clear space around furnace: Maintaining clear areas around heaters prevents fire hazards while ensuring efficient operation.
41. Inspect electrical outlets and cords: Check for signs of wear or damage to prevent electrical fires during increased usage.

Interior Maintenance

42. Clean and inspect fireplace: Ensuring fireplaces are clean promotes safe usage during cozy winter evenings with tenants.
43. Check for drafts and add weatherstripping: Weatherstripping reduces drafts effectively while enhancing comfort levels indoors.
44. Inspect basement for moisture issues: Addressing moisture problems now prevents mold growth that can affect tenant health later on.
45. Clean dryer vents: Regular cleaning prevents lint buildup that poses fire risks associated with dryer usage during winter laundry days.
46. Lubricate door hinges and locks: Ensuring smooth operation of doors helps maintain security while preventing wear over time.

Tenant Communication

47. Provide winter maintenance instructions to tenants: Clear guidelines help tenants understand their responsibilities in maintaining the property during winter months.
48. Remind tenants about maintaining minimum heat levels: Encouraging tenants to keep their homes heated prevents frozen pipes that could lead to significant damage.
49. Inform tenants about snow removal responsibilities: Clarifying who manages snow removal helps avoid misunderstandings during heavy snowfall periods.
50. Provide emergency contact information: Ensuring tenants have access to emergency contacts fosters a sense of security during adverse weather events.

Emergency Preparedness

51. Create an emergency winter kit: Stocking essentials prepares everyone for unexpected situations during storms or power outages.
52. Stock up on ice melt and sand: Having these materials on hand facilitates safe walkways around the property during icy conditions.
53. Have a backup power source ready: Generators or battery packs provide peace of mind in case of power outages caused by severe weather conditions.
54. Know how to shut off water main in case of pipe burst: Familiarity with this process allows for quick action to minimize damage if a pipe freezes or bursts.

Professional Services

55. Arrange for gutter cleaning service: Hiring professionals ensures gutters remain clear of debris throughout winter months, preventing ice dams that can cause extensive damage later on.
56. Set up snow removal service if applicable: Having a reliable service ready ensures safe access around the property for tenants during heavy snowfall periods.
57. Schedule professional energy audit: An audit identifies areas where energy efficiency can be improved, benefiting both costs and tenant comfort.

We have seasonal maintenance checklists below:

How to Maximize Your Rental Property’s ROI in Salt Lake City

September 22, 2024/by Advanced Solutions Property Management

If you’re a rental property owner here in Salt Lake City, there’s a good chance you’re interested in learning how to increase your return on investment. This means profitability for you, and also making sure that managing the properties is efficient and effective. In this guide, we’ll look at 6 strategies that you can implement to get the most out of your rental property’s profitability.

1. Hire a property manager

You might be thinking, “What a coincidence that a blog post on a property management company’s website is telling me to hire a property manager!”. Yes there’s definitely a reason why we put this point first on the list. There are a few reasons why we believe property management services can benefit your portfolio, including expertise in Salt Lake’s rental market, legal compliance, maintenance coordination and tenant screening.

Our experience managing rental homes can help you avoid mistakes that can eat into your profits, and ultimately make sure your property is efficient by reducing vacancy rates and increasing your rental income.

2. Screen your tenants carefully

It goes without saying that if you have low quality tenants in your property, it can impact your income stream and your property’s value. This is why it’s important to have a comprehensive tenant screening process that includes rental history, references, employment verification and a credit check.

Responsible tenants in your rental can reduce the risk of property damage, late payments and evictions, which all impact your return on investment.

3. Reduce tenant turnover

Reducing tenant turnover is a big factor in your ROI. Every time you have a tenant move out, you’re looking at cleaning costs, repairs and marketing the property to get new renters in. Plus if the property is sitting vacant, you’re losing out on rental income. Make sure you’re keeping good tenants in the property longer by responding to their maintenance needs quickly, and even offering incentives for longer term leases and renewals.

4. Adjust your rental rates

What are the market trends in Salt Lake, and should you be adjusting your rental rates accordingly? This should include reviewing comparable properties in the area to ensure your rates are competitive, and looking at broader economic factors like interest rates which can impact demand.

Of course you’ll want to be fair with your rental rates, but consider increasing rent when it’s justified by improvements to your property or overall market conditions.

5. Invest in property upgrades

You’d be surprised at how strategic updates to your property can attract better tenants and even justify higher rental rates. Improvements like updating the kitchen and bathroom, adding a washer and dryer, landscaping and energy efficient appliances can make your property more appealing and also lower maintenance costs.

6. Protect your asset with regular inspections

Start with an initial walk through. When you lease your property, document the condition of the property so you can hold the tenant accountable for keeping the property in that condition. Everybody is on the same page. Then we recommend enforcing the terms of the lease by conducting monthly drive-by inspections, spring and fall internal inspections, and an end-of-lease move out inspection. This is where we make any necessary deductions from the security deposit.

Interested in how Advanced Solutions can help protect your investment property and generate a positive ROI? Contact us for a free rental market analysis!

35 Genius Ways To Reduce Maintenance Costs In Your Salt Lake City Rental Property

August 21, 2024/by Advanced Solutions Property Management

If you own a rental in SLC, you know how important maintenance and repairs are in maintaining the value of your property, and generating cash flow month after month. However, without a proper plan for ongoing maintenance, tenants become unhappy, repairs can snowball, and ultimately this cuts into your profits.

If you’re wondering how much to budget for maintenance, check out this recent blog post we published.

Here are some tips you can use to minimize your rental property maintenance costs:

1. Conduct regular preventive and proactive maintenance inspections.

2. Respond quickly to any tenant maintenance requests.

3. Invest in energy efficient appliances like refrigerators, dishwashers and washing machines.

4. Implement a thorough tenant screening process.

5. Create and follow seasonal maintenance checklists.

6. Develop long-term relationships with reliable and cost-effective vendors.

7. Educate your tenants on the proper use and care of appliances and features in the property.

8. Replace older, single-pane windows with more energy efficient windows.

9. Install a programmable thermostat to reduce energy consumption.

10. Use low maintenance and durable materials for flooring.

11. Regularly clean and maintain the home’s HVAC system, including changing the air filters.

12. Install fixtures that save water, like low-flow shower heads and toilets.

13. Invest in a preventive pest control plan to reduce possible property damage.

14. Use caulking and weather stripping to improve the home’s energy efficiency in extreme weather.

15. Replace incandescent lighting with LED bulbs or fixtures.

16. Ensure proper insulation in the property’s attic, walls and basement.

17. Regularly clean out the gutters and downspouts to prevent water damage on the home’s foundation.

18. Reduce energy consumption with smart home devices and timers.

19. Use higher quality paint to lengthen the life of the pain, and extend the time between repainting during tenant turnover.

20. Conduct proactive maintenance on the home’s plumbing system.

21. Use similar fixtures and materials for easier replacements between multiple properties.

22. Get the roof regularly inspected, maintained and repaired when necessary.

23. Use outdoor motion sensor lighting to reduce electricity usage.

24. Use durable and easy to clean surfaces in high traffic areas like hallways, the kitchen and bathrooms.

25. Conduct quick external inspections of the property on a regular basis.

26. Use water wise and drought resistant landscaping to reduce water costs.

27. Install ceiling fans to reduce air conditioning and heating costs, and improve air circulation.

28. Consider implementing a tenant incentive program for reporting maintenance issues early.

29. Use technology to monitor and optimize energy consumption across the property.

30. Treat indoor and outdoor wooden structures to prevent rot, sun decay and insect damage.

31. Maintain window coverings to prevent sun damage inside the home and keep the property cool.

32. Use high quality and durable hardware for doors and kitchen cabinets.

33. Regularly inspect the home’s foundation to identify problems before they become catastrophic.

34. Use solar powered light fixtures outdoors to reduce energy costs.

35. Use property management software to automate the process of work orders and vendors.

“I had a client needing some assistance with their rental property and Scott was great to work with. He asked thoughtful questions about their goals for the property and took time to explain each step. This made it easy to plan for what to expect using their services, which was valuable for a first time landlord. ASPM has been in business for over 10 years and has a well designed system. I look forward to referring more clients Scott’s way!”
– Trevor T.