If there is one thing that can be said about Park City, besides the epic snow, is the amazing quality of the mountain biking trails in the area. This is definitely a bike friendly town and for those landlords who are involved in Park City property management it is an important consideration and marketing tool for your property. With an extremely popular mountain biking culture and the increase in people who want to bike to work there are some simple ways in which you can make your property more bike friendly. Particularly if you are involved in apartment management in Salt Lake City or other more urban areas where bicycle community is rapidly growing these types can benefit you.
Storage
So just how bike friendly is your Park City rental property? Are there already storage spaces such as a garage or storage closet that can accommodate a bicycle and are easily accessed? If you've spent much time around bikes you realize that there are easy ways to store a bike and hard ways to store a bike. The last thing anyone in Park City property management wants is to haul dirty, muddy bicycles up and down the stairs whenever you want to use them. As a landlord this increases the wear and tear on your property and as a tenant it's just a pain in the butt. Other options to consider are hooks to either hang a bike on the wall or from the ceiling in a garage or large storage closet. A secure area that is easily accessed and makes efficient use of space is ideal for storing a bike and is a great selling point for Park City property management. If your rental property is part of a condominium community have your management company or HOA board consider purchasing bicycle racks and placing them around the property. This will help keep bikes out of harm's way while keeping hallways and stairways clean and clutter free.
Looking Ahead
Have you heard of Citi Bike in New York City or even GREENbike in Salt Lake City? These are services available to anyone for either single use or year memberships. You can check out a bicycle from any station, use it for a predetermined amount of time, and return it to any station. No need to worry about owning or maintaining a bike, just rent, ride to where you need to go, and leave it at the nearest station. New York City currently has 600 bike rental stations for Citi Bike. Salt Lake's GREENbike system is still in its infancy and has only a few locations but will continue to expand. As our society trends towards a more urban population with people following jobs and many other things city life has to offer the importance of bike-friendly communities and properties will only grow. As a savvy Park City property management landlord this is an opportunity to get ahead of the curve. Advertise your property as being within biking distance of desired amenities like restaurants, grocery stores, local businesses and city transportation systems. If a local company is expanding the idea of biking to work is very enticing to prospective tenants relocating to the area.
If you would like more information about making your property bicycle friendly, or further information about Park City property management in general click the link below for a free consultation. You will receive valuable information specific to your property that will help you maximize your investment. You will also receive a free, no-obligation quote on our property management services. At CC Realty we specialize in making investment property ownership a trouble free experience. Please contact us today for your free consultation.
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The term "outsourcing", in Park City property management or otherwise, probably doesn't conjure up a favorable impression with most people. I myself have been the victim of a bad case of outsourcing when I required some technical assistance on a Microsoft product. A woman named "Susan", who had an accent unlike any Susan I have ever met, spent nearly two hours with me on the phone and my problem never did get solved. So today I would like to dispel the negative impressions of outsourcing and explain how it is a good decision for Park City property management.
Property Management Is Work
A former coworker of mine described Park City property management in a lovingly, tongue-in-cheek manner by saying "Property management, its work." If you have visions of lounging on a beach, cigar in your mouth as you count your ever-increasing stacks of money you should look for another business opportunity. Property management requires time, effort, a particular set of skills and knowledge, and the proper structure in order to find success. Let's take a look at each of those requirements a little further.
- Time - You probably have your own job. You go there every day for 8 hours and when you get off work you're either ready to go have some fun or relax at home with your family. The last thing you want to deal with is a problem at your rental property. And what if the problem is so big it requires you to take time off of work? Now you are either burning your vacation time on something that is definitely not a vacation, or losing money at work and losing time on your investment. Remember if you don't hire a Park City property management company then you are the 24/7 manager of a property and everything that goes into it.
- Effort - In many ways effort is a key component of quality. Skill is also important and I will address that later. If you want a quality rental property that attracts quality tenants then you must run a quality operation and this takes real effort. As my former coworker aptly described Park City property management, it is work. A property manager is ready to provide the effort and quality it takes to manage your property. We do work, plain and simple.
- Skill - Can you install a garbage disposal? Do you know how to lay a good, clean bead of caulk without making a huge mess? How good are your painting skills and what do you know about electrical work? Have you ever repaired or installed a household appliance? What about patching, sanding and texturing dry wall? These are just some of the skills necessary to succeed in Park City property management. If you think you aren't up to it you should consider hiring someone who is.
- Knowledge - What are your thoughts on SB 167 and it's implication for condominium owners? Is a broken microwave a violation of the standard of habitability or are you even familiar with the Fit Premises Act? When is it appropriate to post a 3 Day Pay or Vacate notice? How about the market rate for your property? You can either devote hours of your time and energy towards learning all the intricacies of Park City property management or you can hire someone who already knows and get on with your life.
- Structure - Do you know reputable plumber? What kind of bookkeeping software do you use? Is there an emergency number your tenants can call after hours? How much are you paying your receptionist to answer the phone during the day? All of these reasons and more are why outsourcing your Park City property management just makes sense.
If you would like more information on the benefits of a professional Park City property management company please click on the link below for a free consultation. You will receive valuable information about your property and a free, no-obligation quote on our management services.
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Maintenance happens; this is the reality of Park City property management. However there are certain types of situations, which by their nature are emergencies. As a landlord there a few important tips and laws you should know when it comes to emergency property maintenance. I have previously written about basic maintenance laws in my post "Maintenance Laws For Park City Property Management" which you can read here. This post explains some of the laws surrounding basic property maintenance as well as introducing the Fit Premises Act. This is the governing act in Utah property management when it comes to maintenance standards and requirements. If you are involved in Park City property management you should become familiar with the act and the requirements for both landlords and tenants. Today however I would like to deal with first tips and then laws on emergency maintenance.
Setting Expectations
As with many other facets of Park City property management, the initial setting of proper expectations is the first step on the road to an excellent relationship with your tenants. Having a frank conversation about what constitutes an emergency is important. This is also a good time for some self-evaluation of your ability to respond to emergencies as a landlord. If you feel you cannot do so it is probably best for you to hire a property manager. If you are up to the challenge then spell out what is or is not an emergency. Something like a leaking or broken water pipe is definitely an emergency, both for the damage the water can cause and the necessity of shutting of the water for repair. Tenants should be familiar with where the water shut of is and notify you immediately. Gas leaks are also an emergency. Tenants should know to leave the property first and know where the gas meter is. Last summer we had a riding lawn mower strike a gas meter and punch a large hole in the case. Even though it was outside it was necessary to go door to door in the surrounding buildings and have residents open their windows and turn off all potential spark sources. A broken heater would also constitute an emergency depending on the time of year. It may not be a rush repair in July but for Park City property management when we hit negative temperatures on a cold January night it must be taken care of immediately. Obviously fires and floods should be reported to the proper authorities along with the landlord but less obvious things like electrical problems should also be dealt with quickly to avoid creating fires.
Standard Of Habitability
Standard of habitability is a term found in the Fit Premises Act and helps to explain what could be considered an emergency. If the defect in the property violates a standard of habitability and presents a threat to the physical health and safety of a tenant then a corrective period of 3 days is required by law. Things like broken windows, exposed electrical wiring, exterior doors that cannot be locked or secured, improperly flowing or clogged drains and plumbing, along with all of the items listed above would constitute a violation of the standard of habitability. Should a tenant report any of these types of maintenance items you are legally required to correct the deficiency with 3 days of its report. There are also requirements related to a "dangerous condition" which is defined as a condition that poses a substantial risk of the imminent loss of life or substantial physical harm. By law a dangerous conditions must be repaired with 24 hours of its report.
If you would like more information on emergency maintenance laws and tips, or any of our Park City property management services please click on the link below for a free consultation. You will be given valuable information about your property as well as a no-obligation quote on our property management services.
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As a landlord in Park City property management you have undoubtedly contemplated the prospect of raising the rent on your current tenants. Perhaps you are in a negative cash flow perspective on your investment property and looking to get positive. Or maybe you feel the market has turned and a higher rate would keep you competitive. There are many things to consider before raising a rental rate so let's take some time to discuss a few of the more important points.
Availability
Is your rental property one of several in the area that are consistent rental properties, vacant or otherwise? Knowing how many rentals there are in your area is one of the first things you should determine when considering raising the rent. If your property is one of many and there are a fair amount of vacancies you run the risk of losing tenants. If your tenants are problem tenants you may want them to move however be careful because you could get yourself into trouble. I discussed this issue previous in a post titled "Landlord Retaliation - Park City Property Management" which you can read by clicking here.
Market Rate
Do you even know what the market rate is for your property? How do you determine market rate? The best answer on market rate is the rental rate that a willing landlord and tenant agree to. As a landlord however, you are looking to maximize your return on investment so you must position yourself in the marketplace accordingly. Doing your homework on what rental properties in your area are listed at and how comparable they are to your property is the first step towards determining market rate.
Quality Tenants
The old adage "A bird in the hand is worth two in the bush" perfectly describes the value of a quality tenant. Is an extra $25/month worth it when your current tenant takes excellent care of the property, always pays rent on time, is wonderful to work with when maintenance requests occur, and generally is a great person to deal with? Quality tenants are not always easy to come by and if you have one they are a great asset to your Park City property management operation. If a small increase is enough to drive them out then forego the money and keep your peace of mind. It is far better to make a little less a month and have a property returned in equal, if not better, condition at the end of a lease.
Rental Demand
How is the demand for rental units in your area? Are there factors in play that could increase or decrease the demand for your property? For example some recent openings of large luxury hotels have had a favorable impact on rental values for Park City property management. On the other hand the addition of government subsidized housing has eaten up some of the bottom of the market. Pay attention to what the market in your area is doing. Are there new schools being opened or new business or development plans? What about a large employer going out of business? These factors have substantial impact on both property and rental values. If people are clamoring to rent in your area then rents go up. If you struggle to find tenants then consider keeping your rates static or even incentivizing to keep good tenants in place.
If you would like more information on rental pricing, market evaluation, or Park City property management please click the link below and schedule a free consultation. You will receive valuable information specific to your rental property along with a no-obligation quote on our property management services.
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I have previously written about a tenant abandoning a rental property in "Abandoned Premises - Tips And Info For Park City Property Management". In that article, which you can read by clicking here, I mentioned that there are sometimes instances when a tenant also leaves behind personal property. There are specific laws for Utah property management that pertain to the personal property of a tenant in these situations that must be followed. Today I would like to cover some of these laws and provide additional resources for Park City property management operations.
Abandoned Property
As always if you are unsure of your rights as a landlord, or what rights your tenant has in a situation, it is best to consult an attorney who specializes in Utah property management law. If you find yourself with a rental property that meets the criteria as abandoned, and the tenant's personal property is still present in the premises, this property must be treated in a specific manner. First an owner must post a conspicuous notice that the property is abandoned and send a letter to the last known address of the tenant stating the same. A property owner may have the items removed and stored at another location. The owner may also change the locks and store the items in the premises. Moving costs and storage fees should be calculated. If the items are left in the premises then the storage fees may simply be the regular rent rate. If a tenant requests to have their property returned to them a landlord must do so however the tenant must pay the associated moving and storage costs for their property. If a tenant does not request to have their property returned within 30 days of abandonment then the landlord may sell the property at a public sale and apply money from the sale to the storage and moving costs. The landlord may also donate the property to a charity. If the property is sold any money generated from the sale that is in excess of moving and storage costs must be returned to the tenant.
Exceptions
There are a few important points or exceptions that a landlord should be made aware of for Park City property management. Here are a few of the more interesting points in abandoned property law.
Regardless of whether the personal property is abandoned a landlord is not required to store the following items:
- chemicals
- pests
- potentially dangerous or other hazardous materials
- animals including dogs, cats, fish, reptiles, rodents, birds, or other pets
- gas, fireworks, combustibles, or any item considered to be hazardous or explosive
- garbage
- perishable items
If the remaining personal property does go to a public sale and the former tenant is present at the sale the tenant may designate which items are sold first. The owner can only sell as many items as is required to cover all costs accrued by the tenant under the terms of the lease, including storage and moving fees. The tenant may also bid on any items at the sale but must have money on hand to pay for these items. Any items that that remain to be sold after all the tenant's expenses have been paid must then be turned over to the tenant. If the tenant is not present at the sale and their current location is unknown any excess funds must be disposed of according to the Unclaimed Property Act.
If you would like more information about abandoned property, Park City property management, or the benefits of having a professional property manager then click the button below to set up a free consultation. You will receive valuable information on Park City property management as well as a no-obligation quote on our management services.
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Preventative maintenance is an important part of Park City property management. A small amount of effort and a few dollars can save you from costly repairs and significant effort down the road. Here are 10 tips that can save you a lot of money, help maintain your property and protect your investment.
- Make sure all exterior surfaces that require paint or stain have an adequate coat on them. Wood decks and trim and cementitious siding can very easily be damaged by water penetration. Make sure these materials have a property coating to ensure a long life. With the significant snow totals you see in Park City property management this can be very important.
- Check the drainage around the property. This is also another consideration given the amount of snow we see. If there are areas where water flows toward the property instead of away consider back filling with dirt or altering the landscaping for proper drainage.
- Check gutters and keep them clear of leaves and other debris. If you have heat tape make sure the heat tape is on and functioning properly. These steps will keep water flowing down the gutters and not into your property.
- Doors should have weather stripping in good repair and any gaps or cracks around windows should be caulked. This will prevent both heat loss and water penetration. Your property will be protected and your tenant's will see a cheaper heating bill.
- If there are trees near the property make sure to keep them properly pruned and if they appear to be leaning or falling over have them taken out. Branches can break windows, root growth can destroy driveways, foundations and sewer lines, and if a tree falls it can cause serious structural damage to your property.
- Check the roof for damaged or missing shingles. Particularly in the fall before serious snow fall begins. It is much easier to make a roof repair on a clear fall day than in the middle of a January snow storm. Ice dams are also a common problem in Park City property management. Make sure your roof sheds snow on the eaves via either slip panels or heat tape. If necessary have problem areas routinely cleared.
- Wood burning fireplaces are somewhat common in Park City property management. Make sure the chimney is cleaned annually or consider switching to a natural gas fireplace. Build up in chimneys presents a substantial fire risk to your property.
- Schedule a tune up for your furnace in the fall and your air conditioning in the spring. Check the exterior condenser and keep it clean and free of plants so that is may function properly. Also check the exhaust of the furnace during your roof inspection. As a part of the lease require your tenants to change the air filter at least quarterly if not monthly.
- If there is a crawl space in your property inspect it periodically for any water leaks or accumulation. If there are any loose electrical wires make sure they are properly secured and do not present a hazard of either electrocution or fire.
- Know how a ground fault interrupter or GFI circuit works and how to test them. A correctly function GFI will prevent electrocution and fires and should regularly be tested.
Regularly scheduled maintenance is the first line of defense against property damage. Many of the items listed here are very easy to do and provide substantial protection against a number of possible problems. As a landlord in Park City property management you have a vested interest in maintaining your property. If you care about the condition of your property and work at maintaining it this will translate into higher rent payments and quality tenants.
If you would like more information about property maintenance or Park City property management please click on the link below for our free consultation. You will be given valuable information about property management along with a no-obligation quote on our services.
For someone like myself who was raised in the age of Surgeon General's warnings, anti-tobacco campaigns, and restrictions on advertising by cigarette companies it is somewhat of a no brainer that smoking is bad. However some people choose to smoke and some of them are tenants looking for a place to rent. It is therefore important for anyone involved in Park City property management to know the rules and laws regarding smoking in the state of Utah, as well as the possible cost of allowing smoking in a property. First I would like to focus on the Utah Indoor Clean Air Act and how it affects Park City property management. I will then look at the possible costs associated with, where permissible by law, allowing smoking in a property.
Utah Indoor Clean Air Act
Going into effect on January 1st, 1995 the Utah Indoor Clean Air Act (UICAA) was designed to protect Utahans and those visiting the state from the harmful effects of second hand smoke. It bans smoking in most public places as well as a long list of private businesses such as bars, clubs, hotels, motels, offices, restaurants, theaters, shopping malls, grocery stores, sports facilities, etc. I'm sure we are all aware of the dangers of second hand smoke but I feel it is worthwhile to point out that a 2006 report by the Surgeon General found that "second hand smoke is toxic and poisonous" and "there is no risk-free level of second hand smoke exposure". If you would like to read the full text of the report, including a list of all the harmful and cancer-causing chemicals found in second hand smoke, you can click here. Other important components of the UICAA are contained in amendments relating to condominiums and apartments. The first grants authority to condominium associations to restrict smoking in units and common areas. The second important amendment states that any smoke drifting from one condominium to another is considered a nuisance under law. I covered nuisance in a previous post titled "Nuisance! Definition And Info For Park City Property Management", if you would like more information you can click here.
Damage And Repair
If, after taking a look at the UICAA laws, you find you are still able to rent a property to someone who smokes, and if you WANT to rent to someone who smokes you need to take a serious look at the potential expense you would incure trying to make a property rentable once a smoker has moved out. Let me share a story of a landlord whose condo was smoked in unbeknownst to him and against the rules of the condominium association where the property was located. After having the condo professionally cleaned, all the flooring and carpets cleaned, walls and cabinet faces scrubbed and every wall and ceiling in the property repainted the place STILL smelled like an ashtray. All of the duct work had to be cleaned out, furnace filter changed and another coat of paint on the ceiling before the smell was MOSTLY taken care of. It still took several months of a new tenant living in the property before the smell was completely gone. If the owner were to bill for their time taken to fix the problem and not just materials and outside vendor bills the cost to remediate the smoking damage was significantly more than the deposit. And this was all from one heavy smoker who lived in a property for a year. Once potential costs like this are factored in, not to mention the added potential for house fires that smoking brings, it is easy to see that allowing smoking may get your property rented a little quicker in some circumstances but in the long run the costs definitely outweigh the benefits. The state of Utah has great resources for those involved in Park City property management, for more information you can click here.
If you would like more information about nuisance law, smoking damage and remediation or Park City property management services click the link below for a free consultation. You will receive valuable information specific for your property and a no-obligation quote of our services.
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Expectations are a very important part of Park City property management. The understanding of expectations, or the lack thereof, can be the difference between a wonderful tenant/landlord relationship, or a series of problematic interactions that lead to a short stay for a tenant and a vacant property for a landlord. While meeting expectations is good, every now and then a situation calls for going beyond normal expectations to either take care of a problem or maintain a beneficial relationship. Without seeming like I am tooting my own horn I would like to share an example of going beyond expectations and how it can create positive impressions and valued relationships.
I'm Not a Catering Company But...
Those of you familiar with Park City property management know all about Sundance. Hollywood comes to Park City and brings traffic jams, tons of film lovers and the town is crazy! I previously worked in the nightly rental and tourism industry and Sundance was always one of our busiest times. It was late in the afternoon of a Friday during the festival that I got a call from a group that was renting one of the homes we managed. The gentleman on the phone explained that the person from their group responsible for arranging catering for an even they were hosting tonight had left early. There was no catering set up and they wanted to know if I could help. I told them I would see what I could do, hung up the phone and shook my head. During Sundance catering companies have been booked out for months if not longer. I tried in vain to call a few companies I had worked with in the past but to no avail. My next phone call was to a grocery delivery company asking if they could meet me at the grocery store in 20 minutes and then I called my wife who was on her way up to Park City to meet me for dinner. "I'm sorry honey but I'm going to have to cancel dinner", I said. "Because you are going to help me cater a party."
After a rush to the grocery and liquor store, some quick arranging and a few hours spent keeping the food fresh and the alcohol flowing, the party was a success. I'd never catered an event before and I don't plan to do so in the future but I learned a few things from exceeding expectations that I think can be of value in Park City property management.
The Things I've Learned
In these unique situations there are a few things that I have learned. The first thing is that your reputation is one of the most valuable things you have, take care of it accordingly. You can't solve every problem and you can't make everyone happy but you should care about your reputation when it comes to Park City property management. If you are known for doing the right thing and not being a penny pinching landlord you'll find that you will attract the right
kind of people who respect and value those characteristics. This also leads me to my second point, it's not about money but about doing the right thing. If you add up all the time and effort you might spend in these extraordinary circumstances you are probably not going to see an exact return on your investment. But that is not the point. In my opinion doing the right thing is more important than the money. Perhaps I might dying a poor man because of this attitude, so be it. I believe there is intrinsic value in doing the right thing and that those people who you meet in your Park City property management operation will recognize and respect the values you have.
If you would like more information about going beyond expectations or Park City property management please sign up for a free consultation. You will receive valuable information on managing your property and a no-obligation quote on our property management services.
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If you've been at Park City property management for a while you might have had a tenant that, for lack of a better term, was a pain in the butt. This tenant probably did a lot of things right. They paid on time, they came with good references, they have a good job and a clear credit and criminal history. But then a drain in the laundry room happens to back up. You send out a plumber who tells you the drain was full of lint, obviously something the tenant has caused. The plumber fixes the problem and the drain is running clear. However a few months down the road the same drain backs up again. This time the tenant calls the Health Department complaining that "raw sewage" is all over the floor of their apartment, their children have been sick ever since they moved in and the landlord, you, is doing nothing about it. Now you have to meet with the Health Inspector. You are a good at Park City property management so you keep receipts to show the work you have done, as well as the cause of the problem. You are also smart enough to know that raw sewage isn't flowing out of the drain in your third floor condo; it is water from the washing machine that is flowing back out of the drain. And the Health Inspector informs everyone that unless the children are ingesting something there isn't a way for a backed up drain to make them sick with an airborne virus. After meeting with the Health Inspector you again have your plumber get the drain running free and clear.
You've Had Enough
After the latest round of complaints and money spent you're sick of these tenants and you want them to leave. Your lease allows for rent increases so you notify your tenant they will have to pay an extra $200/month, hoping they would just rather leave. When next month's rent comes in the $200 isn't there so you send them a 3 day notice to pay or vacate. You follow up your notice with a phone call and the tenant tells you that your increase of the rent and threat of eviction is retaliatoryand they will not be paying. Again you are experience in Park City property management so you call your attorney before proceeding with an eviction. The attorney informs you that the tenant is correct and you could be found guilty of landlord retaliation.
A Tenant's Rights
In Tuesday's blog post "Tenant Rights And Responsibilities - Park City Property Management", I highlighted some of the rights a tenant has by law. Some of those rights include a safe and sanitary home and the right to contact a health, building, or other inspector if they believe there is a violation of local codes and laws. If you would like to read more on the subject you can click here. A landlord could be considered retaliating if, after a tenant exercises their rights, they terminate or refuse to renew a lease, increase rent or decrease services. Many states also have a presumption of retaliation if a landlord engages in these types of activities within a certain time frame after a tenant exercising their rights. As a landlord you should be aware that these types of activities are illegal and can damage your Park City property management operations.
Not A Free Pass
These legal protections for tenants should never be considered a free pass for a tenant to do as they please. A tenant is still bound by the terms of the lease, regardless of when they exercised certain rights. Specifically a tenant is still obligated to pay rent on time and maintain the property, along with other terms they agree to in a lease. If they are not abiding by these terms they can be evicted form a property and could not argue the eviction was retaliation.
If you would like more information about landlord retaliation or Park City property management please sign up for a free consultation. You will receive valuable information on managing your property and a no-obligation quote on our property management services.
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For as often as people rent properties in Park City property management I find it interesting how many misconceptions there are about what a landlord can and can't do and what a tenant can and can't do. Most people seem to think the landlord can do what they like, I mean they own the place right? Wrong, tenants have a fair amount of rights granted to them once a lease agreement has been executed. Today I would like to give some basic information about tenant rights and responsibilities as it pertains to Park City property management. This should be of great benefit not only to tenants looking to rent but also landlords looking for renters. Both parties have specific obligations spelled out in state law and knowing both sides of the rental agreement will help both parties out.
Tenant Rights
Tenants enjoy many of the same rights that an owner of a property would enjoy along with some additional rights. For example a tenant has a right to a safe and sanitary home. While an owner could choose to not have locks on their front doors and do nothing about a plumbing problem these items are the rights of a tenant. A tenant has the right to call a health our housing inspector if they feel there are possible code violations. A tenant, like a property owner, has the right to the quiet enjoyment of a property. They also have the right to privacy in a property. A landlord can enter a property at reasonable times for repairs or inspections but should attempt to notify a tenant first, the obvious exception being an emergency. A tenant also has the right to a written receipt for rents or deposits paid. This is particularly important if a tenant rents from a private individual or if they pay with cash or money orders. A tenant is also entitled to at least 15 day notice if the terms of a month to month oral lease agreement. Tenants also have the right to requested repairs being made in a timely manner. There are even laws regarding the amount of time certain types of repairs must be made in. For more information on time requirements you can check out my post Maintenance Laws For Park City Property Management here.
Tenant Responsibilities
With rights to a property come certain responsibilities. These are basic ones that apply to every rental property however there may be property-specific responsibilities spelled out in your lease. Among the foremost responsibilities of a tenant is to pay rent on time. I can't stress this enough, you are legally required to pay rent on time. Not only is this a law but you will find your landlord is a much more pleasant person to deal with if those payments are made at the first of the month, if not earlier! A tenant has a responsibility to take care of a property. Upon move out the property must be returned in the condition in which it was received, minus normal wear and tear. A tenant must inform their landlord when they will be away from the property for an extended amount of time. A tenant is also responsible for making maintenance requests and they must do so in writing. A tenant must be considerate of neighbors and keep the noise down. And finally a tenant must abide by the terms of the lease and provide at least 15 day notice when moving out, unless the lease specifies otherwise.
Summary
The state of Utah has excellent resources for both tenants and landlords that you can view by clicking here. The best recommendation I can make for any tenant is to read their lease before signing and be responsible and proactive in learning the rules of any community you make be living in. This will help set expectations and avoid many problems that can occur in renting a property.
If you would like more information about Park City property management sign up for a free, no obligation consultation.
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