Landlord check

Tom Hanks, owner, 24/7 Express Handyman Service · Updated September 2026

24/7 Express Handyman Service preps rentals for inspection in Salt Lake, Park City and Heber. 57-22-4 of the Utah Code requires an owner to give at least 24 hours of notice before entering a rented unit, unless the rental agreement says otherwise. (Utah Code 57-22-4: Owner's duties)

What landlord check costs

Salt Lake City & Millcreek	e.g. $339
Park City & Summit County	e.g. $421.5
Heber Valley & Wasatch County	e.g. $421.5

Landlord check in Salt Lake City & Millcreek is billed as a same-day call-out: a dispatch fee by time of day that covers the first 60 minutes on site ($199 daytime (7 a.m.–6 p.m. weekdays), $249 evenings and weekends (6–10 p.m., and all day Saturday and Sunday), $299 overnight (10 p.m.–7 a.m.), $349 holidays and declared storm nights (federal holidays, and storm nights announced before the storm)), then $150/hour in 30-minute steps, plus the $50 supplies fee and the $15 fuel surcharge. Example: a smoke-alarm battery, a loose handrail and a torn screen on a weekday afternoon, about 1.5 hours: $339.

Full price sheet and estimator

Call now

(801) 999-0827 Text photos

Answered 24/7 by Tom or his dispatcher.

24/7 Express Handyman Service confirms the address, the zone rate and the dispatch fee, and takes a card, before rolling.

Quick answers

How much notice does a landlord give before an inspection?

At least 24 hours, unless the lease says otherwise. State law requires an owner to give the renter at least 24 hours' notice before entering, which is usually enough time to get small repairs done before the walkthrough.

Is a tenant responsible for fixing holes in the walls?

Usually, yes, when the tenant or a guest caused them. State law says a renter may not intentionally or negligently damage or deface any part of the unit, and must keep it clean and safe. Normal wear is a different matter, so check the lease.

Should a tenant fix a leak or a broken heater before an inspection?

No. Report it to the landlord instead. State law makes the owner responsible for maintaining the electrical, plumbing, heating and hot and cold water systems, so a tenant should report those problems in writing rather than hire a repair.

Bright rental apartment room with two windows, a desk, chairs and light wood floors — Photo: epSos.de, CC BY 2.0

What 24/7 Express Handyman Service does on site

Patches nail holes, dents and doorknob holes in drywall and touches up the paint so the walls read clean.
Fixes doors that stick or will not latch, rehangs closet and cabinet doors, and replaces broken blinds, screens and towel bars.
Swaps smoke alarm batteries or battery units, tightens loose railings and hardware, and photographs each fix for the tenant's records.

How it works

The tenant or manager shares the inspection date and a walkthrough list or photos.
Each item is sorted into tenant-caused damage the handyman can fix and systems the owner must maintain, and the scope is confirmed in writing.
Repairs are finished and photographed before the inspection date.
Referred out: plumbing, electrical wiring, heating and cooling problems, which state law puts on the owner, and paint touch-ups in pre-1978 homes larger than 6 square feet per room inside or 20 square feet outside.

When to stop and call

If the inspection is tomorrow and there are holes in the walls or doors that will not close, call today. 24/7 Express Handyman Service fixes the walkthrough items quickly and tells you which problems are the owner's to handle through a licensed trade.

What happens next

The written scope comes first, confirmed against the inspection date; before-and-after photos of each item are sent the day the work is done.
Photograph the damage before anything is moved and keep every receipt; 24/7 Express Handyman Service provides an itemised invoice your insurer may ask for. The dispatch fee and job cost are paid by you on the day.

Every job 24/7 Express Handyman Service takes on is under $3,000 including labor, materials and any change orders (Utah Code §58-55-305); a change that would push a job over that line is referred to a licensed contractor, not written up as a second job. plumbing, electrical, HVAC, gas appliance / combustion system work is referred to a licensed trade.

Sources

Utah Code 57-22-4: Owner's duties — retrieved 2026-09-23
Utah Code 57-22-5: Renter's duties — retrieved 2026-09-23

All sources

Water still coming? Door that won't lock?

(801) 999-0827

Answered 24/7 by Tom or his dispatcher. 24/7 Express Handyman Service confirms the address, the zone rate and the dispatch fee, and takes a card, before rolling.