Key Takeaways
- Call your lender and review any condo or association documents before listing, since occupancy and rental rules may apply.
- Ask your insurance agent about landlord coverage before a tenant moves in, as standard homeowners insurance is designed for owner-occupied homes.
- Write screening criteria and prepare the lease before the first showing, then document the home’s condition at move-in.
- Check state-specific security deposit and lead paint requirements, since New Hampshire and Massachusetts have different rules.
Moving out of a house in Bedford and keeping it as a rental is a common path in southern New Hampshire. A first time landlord checklist helps put the process in the right order. Insurance and lender permission should come before listing photos, while screening criteria should be established before the first showing.
Keyrenter New England is a locally owned team based in Bedford that manages single-family homes, condos and small multi-family buildings. The steps below are written with southern New Hampshire owners in mind, with Massachusetts differences noted where relevant. This is general education, not legal advice.
First Time Landlord Checklist: Permission, Coverage, and Compliance
1. Confirm Mortgage and Association Permission
Start by contacting your lender. Some mortgages for primary residences include occupancy requirements that may affect when you can rent the property. Ask what your loan permits and get the answer in writing.
If your property belongs to a condo association or HOA, also review its governing documents. Associations may cap rentals, require minimum lease terms or require tenant registration. Confirm these requirements before signing a lease.
2. Compare Landlord Insurance vs. Homeowners Coverage
Homeowners policies generally assume the owner occupies the property. When a tenant moves in, different coverage may be necessary.
A landlord policy, sometimes called a dwelling fire policy, is designed for rental properties. Coverage varies, but it commonly includes the structure, owner liability and sometimes lost rental income. It does not cover the tenant’s personal belongings.
Ask your insurance agent whether your existing coverage remains valid, what landlord coverage will cost and whether lost rent is included. You can also require renters insurance in the lease.
Keyrenter New England includes AssetProtect with management to protect against tenant-caused damage and offers a Resident Benefits Package through Second Nature. Review the terms alongside your own insurance coverage.
3. Check Local Licensing and Safety Rules
New Hampshire does not have a general statewide landlord license, but municipalities may have their own requirements. Check with the local code office or fire department where the property is located.
Before move-in, test smoke and carbon monoxide alarms and make necessary replacements. New Hampshire requires working alarms in rental homes. It is also a good time to service the heating system.
Effective January 1, 2026, New Hampshire landlords must offer tenants at least one non-electronic method of paying rent, so account for that when setting up payment options.
4. Lead Paint and Security Deposit Rules
Federal lead disclosure requirements apply to homes built before 1978. Before signing a lease, landlords must disclose known lead-based paint hazards, provide the EPA’s required pamphlet and obtain the appropriate signed disclosure.
New Hampshire generally caps a security deposit at one month’s rent or $100, whichever is greater. RSA 540-A also establishes requirements for handling and returning deposits, including a 30-day return window after the tenancy ends.
In Massachusetts, security deposits are also capped at one month’s rent, but the deposit must be held in a separate interest-bearing account at a Massachusetts bank. Massachusetts also has additional lead requirements for certain pre-1978 homes where a child under six lives.
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5. Make the Home Rent-Ready
Walk through the property room by room and identify repairs before marketing it. Prioritize safety and water-related problems such as leaks, plumbing issues, heating problems, locks and damaged handrails before addressing cosmetic work like paint or flooring.
In New England, seasonal maintenance deserves particular attention. Frozen pipes, heating failures and ice-related damage can quickly become expensive. Your lease should also clearly state who is responsible for snow removal and sanding.
Keyrenter New England’s onboarding process includes a rent-ready assessment before marketing begins.
6. Set Written Screening Criteria
Establish your screening criteria before accepting applications. Decide how you will evaluate income, credit, rental history and pets, then apply the same standards consistently to applicants.
Remember that assistance animals are not pets and should not be evaluated under a standard pet policy.
Applicant information should also be verified rather than accepted at face value. Confirm employment and income and contact previous landlords directly when appropriate.
Keyrenter New England uses a 14-point screening process covering credit, background, employment and income, and rental history, with criminal screening conducted within applicable legal requirements. The application fee is $50 per adult applicant.
7. Prepare the Lease and Move-In Inspection
Use a written lease that clearly addresses rent and due dates, payment methods, the security deposit, pets, utilities, snow removal, entry and repair responsibilities.
If rent goes unpaid, New Hampshire has a formal process that includes required notice and specific legal steps. Consult an attorney before taking eviction-related action.
Before handing over the keys, document the property’s condition with date-stamped photos or video and have the tenant complete or sign a condition checklist. Keyrenter New England conducts photo and video move-in and move-out inspections to create a record that can be referenced if a deposit dispute occurs.
8. Fund a Maintenance Reserve
Set aside money for repairs and vacancies before the first tenant moves in.
Keep the reserve separate from everyday personal spending so an unexpected heating or plumbing repair does not depend on the next rent payment.
You should also have reliable contractors or vendors available when repairs arise. Keyrenter New England coordinates maintenance with 24/7 emergency response and negotiated vendors. Its Maintenance Guarantee covers qualifying repairs that need to be corrected after the initial work.
For more information about setting rent, see Pricing Your New Hampshire Home to Rent.
Bottom Line
Turning a former home into a rental is easier when the major decisions are made before a tenant moves in. Start with lender approval, insurance and local requirements. Then address safety, security deposit rules, screening criteria and the lease. Finally, document the property’s condition and establish a maintenance reserve.
Keyrenter New England helps owners in Bedford and across southern New Hampshire manage these steps with a month-to-month management agreement and no long-term lock-in. Owners in Manchester, Nashua and surrounding areas can request a free rental analysis or call (603) 641-4000.
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Frequently Asked Questions
Do I Need a Real Estate License to Rent Out My Own House in New Hampshire?
Licensing requirements generally apply to people managing property for others for compensation rather than owners managing their own homes. If you hire someone to handle day-to-day management, confirm their licensing status with the state. For questions about a specific arrangement, consult an attorney.
Should I Hire a Property Manager for My First Rental?
It depends on your availability, distance from the property and other responsibilities. Owners who work full time or live outside the area may find professional management particularly useful.
Keyrenter New England publishes management pricing of 8% to 10% of monthly rent on a month-to-month agreement. When comparing managers, review both the management agreement and service list so you understand what the fee includes.
How Should I Handle Pets in My First Rental?
Decide before listing whether you will allow pets and what screening standards will apply. Assistance animals are not pets under fair housing rules and should be evaluated separately from a standard pet policy.
Keyrenter New England offers a Pet Guarantee and pet damage coverage. Review the written terms before relying on either protection.
What Can I Deduct From a Security Deposit in New Hampshire?
Deductions generally involve unpaid rent or damage beyond normal wear and tear. RSA 540-A requires an itemized accounting within the applicable 30-day return period. Move-in photos, videos and a signed condition checklist can help document the property’s original condition.
Is a Month-to-Month or Fixed-Term Lease Better?
A fixed-term lease provides a defined rental period and end date, while a month-to-month arrangement provides more flexibility but may result in turnover at less convenient times.
Local rental demand often varies seasonally, so owners may also consider the likely timing of a future vacancy when choosing lease dates. Keyrenter New England begins renewal outreach roughly 60 days before a lease expires.