Landlord Responsibility Statements

Utah Landlord Responsibility Statement 

Effective Date: November 1, 2025
Jurisdiction: State of Utah
Applies To: All landlords, property managers, agents and listing entities using Tentunit to list residential rental properties (including student-housing, young-professional and conventional rentals) in Utah.

1. Purpose

This Statement outlines the operational, legal and ethical obligations that landlords must meet when listing properties via Tentunit in Utah. Use of the Tentunit platform constitutes the landlord’s acceptance of this Statement, Tentunit’s Terms of Service, Payment Terms, the Fair Housing & Equal Access Policy, and all applicable federal, state and local laws. This document is not legal advice; landlords should consult qualified counsel for full compliance.

2. Listing Accuracy, Transparency & Advertising Standards

Landlords must ensure that all listings on Tentunit are truthful, current, and fully reflect the unit being offered and terms of the lease.

Required Disclosures

Each listing must clearly disclose:

  • The monthly rent amount, the lease term (fixed or periodic), and the earliest availability date.
  • All one-time and recurring fees: application/screening fees; move-in/administrative fees; pet deposits/fees; parking/amenity fees; utility allocation or sub-metering charges.
  • Security deposit or fee-in-lieu amount, conditions for withholding, and the timeframe for return.
  • Which utilities the tenant is responsible for, which are landlord-responsible; if landlord uses any method of allocation or sub-metering, the method must be clearly explained.
  • Photographs and a description that reflect the actual unit being offered — model-unit photos only if disclosed as such and genuinely representative.
  • Screening criteria published up front: income threshold, credit/rental history, guarantor/co-signer policy, student status or age eligibility if relevant.
  • Confirm availability: do not market units that are not genuinely available for lease; update promptly if status changes.

Prohibited Practices

“Bait-and-switch” or similar tactics are strictly prohibited on Tentunit and are subject to Utah law and federal advertising rules. Do not imply amenities or features that do not exist; do not advertise teaser rates that are not actually available; if you use “starting at” pricing, clearly disclose eligibility, timing, and unit availability for that rate.
You must:

  • Describe honestly: do not overstate square footage, condition, views or amenities.
  • Price honestly: Move-in specials must be genuine and available on stated terms.
  • Remove inactive units: If the unit is taken or held, mark it accordingly without delay.

Legal/Regulatory Context

Under Utah Code, Chapter 57-17 governs residential renters’ deposits and outlines landlord obligations. Advertisements must also align with federal truth-in-advertising and fair-housing obligations.

3. Fair Housing & Equal Access

All Tentunit landlords must comply with the federal Fair Housing Act (42 U.S.C. § 3601 et seq.) and applicable Utah state non-discrimination laws.
You must:

  • Avoid discriminatory statements in ads and messages.
  • Offer reasonable accommodations/modifications for individuals with disabilities as required by law.
  • Apply neutral, consistently enforced screening criteria to all applicants.
  • Maintain documentation of screening criteria applied and decisions made.

4. Communication Standards & Platform Responsiveness

Tentunit requires prompt, professional communication with applicants and tenants.

  • Acknowledge listing inquiries and applicant submissions within 24 hours, and provide a substantive follow-up within 48 hours via the Tentunit platform or another documented channel.
  • Keep prospects informed about application status and keep tenants informed about maintenance scheduling, lease changes, scheduled entries or inspections.
  • Maintain current listing information availability, rent, amenities, policies must be timely updated.
    Repeated failure to communicate or discriminatory/harassing conduct may result in suspension or removal of listings by Tentunit.

5. Lease Execution, Legal Compliance & Contract Terms

Leases for Utah-listed properties via Tentunit must comply with state law and reflect best-practice standards.
You must:

  • Provide a written lease or digital equivalent (strongly recommended for clear enforceability).
  • Include full legal name and contact address of the landlord/agent for notices and service of process.
  • Clearly specify: rent amount & due date; lease term; renewal/termination mechanics; security deposit amount and handling; all recurring/one-time fees; utility responsibilities; screening criteria; student/young-professional terms where relevant (e.g., roommate/shared-housing, sub-letting rules, early-release rights).
  • Include required disclosures (e.g., federal Lead-Based Paint for units built before 1978).
  • Do not include terms waiving statutory tenant protections or permitting unlawful “self-help” eviction methods (lock-outs, utility shut-offs).
  • Termination/notice provisions must align with Utah law and local guidelines; leases should clearly state tenant notice requirements.

6. Habitability, Maintenance & Repair Obligations

Landlords must deliver and maintain leased premises in safe, habitable, clean and code-compliant condition.
You must:

  • Maintain structural components: roof, walls, floors, windows/doors, stairways/porches/handrails in safe condition.
  • Provide and maintain functioning utilities/systems if obligated under lease or code: plumbing, electrical, sanitation, secure locks/egress.
  • Respond within a reasonable timeframe to a condition materially affecting health or safety once the tenant provides notice.
  • Maintain written logs/documentation of repair requests: date/time of tenant notification, vendor/work-order, completion date/time, tenant notification of completion, before/after photographs.
  • Do not retaliate against a tenant for making good-faith repair requests, complaints, or deposit claims.

7. Entry, Inspections & Tenant Privacy

You must respect the tenant’s right to quiet enjoyment of the dwelling.

  • Provide reasonable prior notice (best practice: at least 24 hours for non-emergency entry) and limit entries to reasonable hours (e.g., 8 a.m.–8 p.m.).
  • Entry is permitted for legitimate purposes: repairs, inspections, showing to prospective tenants/purchasers, agreed improvements, or as provided in lease.
  • Maintain documentation: notice of entry (date/time sent), actual entry (date/time), persons present, purpose, condition observed, photographs if applicable.
  • At move-out: Offer a walkthrough with tenant (or documented inspection if declined) and use a written condition checklist with time-stamped photos to reduce disputes.

8. Security Deposit Handling & Administration

Under Utah Code Chapter 57-17, landlords must comply with security deposit laws. 

Key Rules

  • Deposit amount: Utah does not impose a statewide limit on security deposit amounts; landlords may charge any amount so long as it is disclosed and lawful.
  • Non-refundable portions: If any portion of the deposit is designated non-refundable, it must be clearly stated in writing at the time the deposit is taken. (§ 57-17-2)
  • Return timeframe: Within 30 days after the tenant vacates and returns possession, the landlord must mail or deliver to the tenant (at the tenant’s last known address or electronically if tenant consents): (a) the balance of any deposit, (b) the balance of any prepaid rent, and (c) if deductions are made, a written notice itemising each deduction and reason. (§ 57-17-3)
  • Allowed deductions: Landlord may apply deposit toward unpaid rent, damages beyond reasonable wear and tear, cleaning if lease so provides, and other contract-specified fees. (§ 57-17-3)
  • Penalties for non-compliance: If landlord fails to comply with the return requirements, tenant may send a notice and if no proper disposition within 5 business days, tenant may sue for full deposit, any prepaid rent, plus a $100 civil penalty and attorney’s fees.

Tentunit Requirements for Landlords in Utah

  • Use a move-in condition checklist, signed by landlord/agent and tenant, date-stamped photographs recommended.
  • In listing and lease, clearly disclose: security deposit amount, condition(s) for withholding, timeframe for return, and process.
  • Maintain ledger/documentation: deposit collected date/amount; tenant forwarding address documentation; itemised deductions list (if any); refund date and method of delivery.
  • Ensure deposit or itemised deduction statement plus remaining balance is delivered within 30 days after tenancy termination and possession returned.
  • Avoid mis-labelling any portion of deposit as “non-refundable” unless properly disclosed in writing.
  • If ownership or management changes during tenancy: ensure deposit handling is transferred or returned appropriately with tenant notification.

9. Student-Housing & Young-Professional Specific Standards

Given Tentunit’s focus on student and young-professional housing, landlords must adopt elevated standards:

  • Listings must clearly disclose: proximity to campus/university, parking/public transport policy/costs, sub-letting or early-lease-release policy, roommate/shared-housing rules if applicable, renewal or non-renewal policy.
  • Provide onboarding materials tailored to younger renters: move-in orientation, roommate/house-share guidelines, utility/internet setup instructions, local transport/campus orientation, emergency contact info.
  • Avoid exploitative practices targeting students/young professionals (excessive non-refundable fees, ambiguous early-termination clauses, forced guarantor/co-signer without alternative).
  • Maintain app-/mobile-friendly communication channels, quick responses, and clear roommate/house-rule expectations.
  • House-rules (shared-space cleaning schedule, guest/party policy, noise/roommate obligations) must align with statutory tenant rights, clearly disclosed in listing and lease, and enforced consistently and fairly.

10. Documentation, Audit, Compliance & Platform Enforcement

Landlords must operate at a professional, institutional-level compliance standard; Tentunit retains strong enforcement rights.

Record-Keeping Requirements

For each unit/tenancy, landlords must maintain:

  • Listing metadata: listing upload date, photo version history, fee schedule changes, availability updates.
  • Screening/application logs: inquiry date/time, screening criteria applied, applications received, approvals/denials, recorded communications.
  • Executed lease file: signed lease (digital or paper), any amendments/renewals, disclosures, guarantor/co-signer documentation (if applicable).
  • Maintenance/repair logs: tenant request date/time, vendor/work-order number, completion date/time, tenant notifications, before/after photo documentation.
  • Entry/inspection logs: notice sent date/time, actual entry date/time, persons present, purpose, condition observed, photos where applicable.
  • Security deposit records: collection date/amount; account/institution (if applicable); forwarding address documentation; itemised deductions list (if any); refund date and method proof.
  • Communication logs: listing inquiries, application status updates, maintenance scheduling communications, entries/inspection notices, lease renewal/termination communications via Tentunit or documented alternate channel.

Enforcement Rights of Tentunit

Tentunit may:

  • Audit landlord compliance at any time (listings, lease documentation, deposit handling, maintenance/entry records).
  • Suspend or remove listings for material or repeated non-compliance with this Statement, Tentunit policies or Utah/federal law.
  • Freeze or withhold landlord payouts tied to units flagged for unresolved compliance issues (for example deposit disputes or habitability complaints).
  • Terminate landlord’s platform account permanently for serious or repeated violations.
  • Report non-compliance or unlawful conduct to relevant regulatory or enforcement agencies (for example Utah Courts or housing authorities) when applicable.
  • Seek recovery of damages, attorney’s fees and enforcement costs where permitted by law.

11. Indemnification

Landlord shall defend, indemnify and hold harmless Tentunit, its affiliates, officers, directors, employees, agents and contractors from and against any and all claims, liabilities, losses, damages, costs or expenses (including reasonable attorneys’ fees) arising from or related to:

  • Landlord’s breach of this Statement or any Tentunit policy;
  • Landlord’s violation of any federal, state or local housing/tenant-landlord law or regulation;
  • Landlord’s mis-representation of listing, unit condition, availability, terms or fees;
  • Tenant claims or disputes arising from landlord’s acts or omissions;
  • Platform investigations or regulatory enforcement triggered by landlord non-compliance.

12. Governing Law & Reference Statutes

Utah Statutory & Reference Materials:

Federal Law Foundations:

  • Fair Housing Act (42 U.S.C. § 3601 et seq.)
  • Lead-Based Paint Hazard Reduction Act (for units built before 1978)
  • Servicemembers Civil Relief Act (SCRA) for eligible tenants