Key Takeaways
- Confirm your mortgage terms, condo documents, and insurance before you advertise, because each one can restrict renting or leave a claim uncovered.
- Ask Beverly’s fire department and Inspectional Services which certificates apply to your address, since alarm and inspection rules depend on the building.
- Set up a separate Massachusetts security deposit account before you collect any money, because the state rules start on day one.
- Start about 60 days before your target move-in, and aim for summer or a September 1 start, since winter listings tend to sit longer.
A first time landlord checklist works best when it follows a calendar, and in Beverly the calendar matters. Leasing runs hardest from late spring through early fall. The September 1 move-in convention across Greater Boston pulls many moves into August and September, and listings from November through February tend to sit longer and rent for less.
Our team at Real Property Management Reliance works from 100 Cummings Center and manages single-family homes and small multi-family buildings on the North Shore. Many of our owners started as accidental landlords.
The list below groups each item by timing so you can check them off before the photos go online. It is general education, not legal advice, and some items depend on your building.
First Time Landlord Checklist: 60 to 90 Days Out
Confirm You Are Allowed to Rent
- Mortgage: Read the occupancy clause. Many loans for owner-occupied homes expect you to live there for a set period, often a year. Call your lender before you sign a lease.
- Condo or HOA: Read the master deed and rules. Some associations limit rentals, cap how many units can be leased, or require board notice.
Compare Landlord Insurance vs Homeowners Coverage
A homeowners policy is written for a home you live in. Once a resident moves in, the policy may limit or exclude claims. Landlord insurance is built for rental use. Ask your agent to explain in writing how each policy treats your home, and have the right coverage active before move-in day. Our insurance article covers the comparison in detail.
Ask Beverly What It Requires
Call the Beverly Fire Department and Inspectional Services and ask which certificates or inspections apply to your property and unit count. Write down the name of the person you spoke with and the date. The state sanitary code also sets minimum standards for rental housing, including heat, and the local board of health enforces it.
Renting Out Your House Checklist: 30 to 45 Days Out
Safety Items
Massachusetts requires working smoke alarms. Carbon monoxide alarms are required in homes with fossil fuel heat or an attached garage. Alarm type and placement depend on the age and size of the building, so get the fire department’s answer for your address.
- Test every alarm.
- Replace dead or expired units.
- Note the test date in your file.
Lead Paint Disclosure
Federal rules cover most rentals built before 1978. Before the lease starts, you must give the resident the EPA lead pamphlet, disclose any known lead hazards, and collect a signed acknowledgment.
Massachusetts goes further. Under the state Lead Law, owners generally must delead or bring a pre-1978 home into compliance when a child under six lives there. A licensed lead inspection tells you where your home stands. Much of Beverly‘s housing stock predates 1978, so don’t skip this one.
Rent-Ready Property Prep
Older North Shore Massachusetts homes tend to show deferred maintenance in their first rental winter. Before you list:
- Have the heating system serviced.
- Check the roof, gutters, and attic for ice dam risk.
- Look for slow leaks under sinks and around tubs.
- Photograph every room with the date on file.
Those photos become your baseline for the security deposit statement later. These are all important steps to get your property rent ready.
Price the Rent
Pull comparable rentals of the same size and condition in your part of the city. Downtown, Beverly Farms, and Ryal Side can price differently. Employers at Cummings Center, Beverly Hospital, and the nearby colleges drive steady demand, but that doesn’t replace comps. Our free rental analysis delivers rent estimates, comps, and local metrics with no cost, no contract, and no pressure.
If you plan to hire a broker or leasing agent, ask who pays. Since August 1, 2025, Massachusetts puts the leasing fee on whichever party hired the broker.
Two Weeks Out: Deposit, Lease, and Screening
Security Deposit Setup
G.L. c. 186, s. 15B controls what you can collect and store the security deposit.
At move-in you may take first month’s rent, last month’s rent, a security deposit no larger than one month’s rent, and the cost of a new lock and key. Nothing else.
- Hold the deposit in a separate, interest-bearing account at a Massachusetts bank.
- Give the resident a receipt with the bank name and account number within 30 days.
- Provide a signed statement of condition within 10 days of move-in.
- Return the deposit, with interest, within 30 days of move-out, or send an itemized deduction statement.
Mistakes carry penalties that can include triple damages.
Lease and Screening Criteria
Put the lease agreement in writing. Cover rent, due date, late terms, pets, utilities, snow removal, and yard care. Then write your screening criteria before the first application arrives: income, credit, rental history, and how you verify each.
Apply the same standard to every applicant. State and federal fair housing rules cover advertising and tenant screening alike.
Bottom Line
The order of this list is the point. Permission and coverage come first because they can stop a rental before it starts. Safety and lead items come next because they are legal requirements with paperwork attached.
Prep and pricing follow, and the deposit account, lease, and screening standard come last because they depend on everything before them. Owners who work in that sequence tend to reach listing day with fewer open questions.
Real Property Management Reliance helps Beverly and North Shore owners get rent-ready and stay compliant. If you want a second set of eyes, request a free rental analysis or a no-obligation walk-through by calling 978-998-8114 or using our Request Assessment form.
Frequently Asked Questions
Do I Need a License to Rent Out My House in Beverly?
We aren’t aware of a statewide license for individual owners in Massachusetts. A city can still set its own rules, such as inspections or certificates tied to a tenancy. Because those requirements can change, call Beverly Inspectional Services and the fire department with your address and unit count before you list. Ask them to confirm anything you need by email so you have a record.
Does the Lead Law Apply if My Home Was Built Before 1978?
Federal disclosure applies to most pre-1978 rentals. You give the EPA pamphlet, disclose known hazards, and collect a signed acknowledgment. The Massachusetts Lead Law adds deleading duties when a child under six lives in the home. Some owners get an inspection early so they know their status before applying. A licensed lead inspector can tell you which requirements fit your property.
Can I Keep the Security Deposit to Cover Damage?
You can deduct reasonable repair costs for damage beyond ordinary wear and tear, and certain unpaid amounts. You can’t deduct for normal aging of the home. You must send an itemized, sworn statement within 30 days of move-out, backed by receipts or estimates. Your dated move-in photos and signed statement of condition are the evidence that supports each deduction.
What Does Rent-Ready Mean for an Older Beverly Home?
Rent-ready means the home is safe, working, and clean enough that a resident can move in without a repair list. For older homes that usually covers heating service, leak checks, alarms, and exterior water paths like gutters. What that costs depends on the home, so we don’t quote a number here. Our no-obligation walk-through gives specific rent-ready recommendations for your property.
When Is the Best Time to Start a Lease?
Summer and the September 1 turnover offer the most demand, and college calendars add to it. A lease that begins then and ends in late spring through early fall keeps future turnover in the stronger season. Winter listings usually take longer and rent for less. Timing helps, but it doesn’t promise a fast lease or a set rent.
This content is provided for general informational and educational purposes only and does not constitute financial, legal, tax, or investment advice. Readers should consult with licensed professionals regarding their specific circumstances.
We are pledged to the letter and spirit of U.S. policy for the achievement of equal housing opportunity throughout the Nation. See Equal Housing Opportunity Statement for more information.
