A landlord who first rented out a home in Tucson found themselves in a tough situation just two months into the lease. The tenant started paying rent a few days late, and communication became difficult. The problem stemmed from not properly screening the tenant and rushing into the contract. If you're new to renting out a property, what should you check first to avoid such situations?

The first question that arises is how much to set the rent. According to Zumper, the median rent in Tucson is around $1,295. This is a 5.8% decrease from a year ago. Studios are priced at $725, one-bedroom units at $894, and two-bedroom units at around $1,250. It's important to keep in mind that setting the rent too high compared to the market can lead to fewer inquiries. Conversely, setting it too low may attract many inquiries but can result in rushing through the vetting process without proper checks.

So, how do you find tenants? The most common method is to list your property on platforms like Zillow, Zumper, and Apartments.com. Clearly stating the rent, deposit, move-in date, and pet policy along with photos can improve the quality of inquiries. When inquiries come in, it's also a time-saver to confirm basic conditions via phone or text before meeting in person.

The most commonly overlooked aspect is screening. This involves checking credit scores, income, and previous rental history. Skipping this step in a rush to sign a contract can lead to issues like late rent payments, as seen in the earlier example. Simply asking if the income is more than three times the rent, if it can be verified with pay stubs or employment letters, and if it's okay to contact previous landlords can significantly reduce risks. Applying the same criteria to all applicants can also prevent unnecessary misunderstandings later. It's a principle not to ask personal questions that go beyond the three criteria of credit score, income, and rental history.

The lease agreement should include the rent amount, payment due date, lease term, deposit, late fee clauses, management responsibilities, and early termination conditions. Particularly, specifying who to contact for repair requests, how to do so, and the approximate time frame for handling them in writing can reduce communication issues later. If you're drafting a lease for the first time, it's advisable to use a standard template and add any unique conditions specific to the Tucson area, such as responsibilities for checking air conditioning systems during the summer.

What legal aspects should you be aware of? In Arizona, the maximum security deposit is set at 1.5 times the rent. You must provide a detailed account of deductions within 14 business days after the tenant moves out. Failing to meet this deadline can result in losing the right to deduct. If rent is overdue, a 5-day notice is required, and if payment isn't made within that period, the matter can escalate to court proceedings.

When showing the property, some strategies are necessary. If managing multiple inquiries at once is challenging, it's safer to set and announce specific time slots for visits and not to give keys or lockbox codes to unverified individuals. Having a screening application form ready can help ensure that all inquiries follow the same process, reducing potential fairness issues later.

Even after the contract ends, management continues. It's advisable to check that rent is received on time each month and to address repair requests within the time frame specified in the lease. Keeping communication with tenants in a recorded format, such as text or email, can provide evidence in case of disputes over differing accounts later.

Most tenant troubles begin with skipping the verification steps before signing the contract. Following the proper order can significantly reduce risks. This information is general, and it's recommended to review details with a professional before finalizing any contracts.