Utah Rental Application

What information should landlords collect?

The Beehive State is buzzing with scenic arches, canyonlands, salt flats, and best of all, renter leads.

Consider using a digital template (like this free rental application form) to select your property’s next tenant. With it, you can send, receive, and manage your online residential rental applications from anywhere, anytime. The best part? No paperwork required.

You’ll use your customizable and fillable digital rental application form to collect:

• Personal info: Request applicant names (including co-applicants and/or co-signers), dates of birth, Social Security numbers, email addresses/phone numbers, and emergency contact.
• Financial info: Collect employment information, income, and credit history, along with documentation for proof.
• Rental background: Always ask about a candidate’s current, previous, and past residences.
• References: Request professional references from employers and rental references from past landlords.
• Household details: Include sections for pets/service animals, vehicles, and smoking statuses.

Because you’ll be collecting sensitive information in your applications, federal and state laws regulate what you can ask for and how you use it to select a renter. Fear not, as we’ll cover the state and federal laws concerning your application, as well as pre-screeners, pets, service animals, and denial processes.

Pre-Screener 

If you’re not already reaping the benefits of a pre-screener, now is the time to start. This handy tool can help you whittle down leads and decide who ultimately fills out your free Utah rental application form.

Pre-screeners ask a few sample questions so you can see which applicants might qualify at a glance. You’ll be able to spot renters with potential without having to comb through the entire application form, only to find a swath of deal-breakers.

Pre-screeners typically ask for:

• Contact details,
• Income and employment,
• Self-reported credit score,
• Move-in dates,
• Number of occupants,
• Pet information,
• Smoking status,
• And more.

Remember: A pre-screener shouldn’t replace your standard rental application, but it can help you decide which renter leads should receive your free rental application.

Federal Application Laws 

When was the last time you reviewed the federal laws relating to your Utah rental application? Well, there’s no better time than now. These are the five laws you need to know before renting out your property in this Four Corners state:

Fair Housing Act (FHA): Landlords can’t discriminate based on an applicant’s race, color, national origin, religion, sex, familial status, or disability. The FHA bans unequal rental terms and discriminatory advertising, and applies to all landlords, property managers, and employees who select renters (42 U.S.C. §§ 3601–3619).

Equal Credit Opportunity Act (ECOA): The ECOA protects individuals who have received public assistance, regulates how landlords assess credit reports, and outlines reporting rules for applicants (15 U.S.C. §§ 1691–1691f).

Americans with Disabilities Act (ADA): This law prohibits landlords from denying applicants due to a disability and requires them to accommodate the renter’s condition (42 U.S.C. §§ 12101–12213).

Fair Credit Reporting Act (FCRA): The FCRA requires landlords to obtain an applicant’s written consent before pulling a credit report. It also states that landlords must send an adverse action notice if they deny a renter due to credit history (15 U.S.C. § 1681 et seq.).

Civil Rights Act of 1866: This landmark federal law dictates that landlords must treat all applicants equally, and can’t discriminate against anyone based on color or race (42 U.S.C. § 1981).

Utah Application Laws

The Utah Fair Housing Act outlines state-level regulations for rental applications that all landlords must follow in 2026. Here’s what you need to know about Utah landlord-tenant laws regarding tenant screening and rental applications:

Source of income: An applicant’s source of income is a protected characteristic in Utah. Landlords can’t discriminate against renters who receive federal, state, or local aid, such as Section 8 vouchers (Utah Code Ann. § 57-21-5).

Sexual orientation & gender identity: Sexual orientation and gender identity are protected characteristics, so landlords can’t discriminate or deny housing based on them (Utah Code Ann. § 57-21-5).

Criminal history & eviction history: In Utah, landlords can legally consider an applicant’s criminal and eviction history when selecting a tenant.

Portable tenant screening reports: Landlords can use portable tenant screening reports in Utah, but state law doesn’t regulate them. As a landlord, you’re not required to accept them.

Pets, ESAs, and Service Animals

As the old saying goes, “a house is not a home without a dog,” (and your rental application isn’t complete without a section for pets and service animals).

Here’s how you can ask about four-legged companions in your rental application while staying legally compliant:

Pet information: Include a section in your rental application asking whether the renter has a pet, an emotional support animal (ESA), or a service animal. Request essential details such as name, breed, and weight.

Fair Housing Act: The FHA protects renters with ESAs and service animals, and exempts their owners from paying a pet deposit, pet fee, or monthly pet rent. Landlords can’t deny housing because of an ESA/service animal’s breed, size, or weight.

Landlords can hold tenants responsible for property damage caused by their animals, regardless of the animal’s service status.

Denial Process

What’s the key to legally compliant denials? Consistency. Practice a uniform denial process across all renters, and you’ll reduce your risk for legal blowback. In Utah, landlords can deny applicants based on:

• Insufficient income,
• Credit reports,
• Tenant background checks,
• Criminal histories,
• Rental histories, and
• Incomplete or false information.

Denial notice: Utah landlords aren’t required to notify applicants they don’t select as tenants.

Credit/background denials: Under the Fair Credit Reporting Act, landlords must send adverse action notices to applicants they deny based on credit/background checks. The notice must mention:

• The reporting agency’s name,
• Contact information, and
• The applicant’s right to dispute inaccuracies (15 U.S.C. § 1681m).

Document storage: Utah law doesn’t require landlords to store denied applications and screening reports, but doing so is a best practice. If discrimination claims arise, you’ll need these files to defend yourself. Even if you don’t see the point, keeping these important documents for 3 to 5 years protects against potential claims of rental discrimination from rejected tenants.