Chapter 10 · Before anyone moves in

Before a tenant moves in: insurance, lease and disclosures

Finish the checks that are harder to fix after the keys change hands.

By Dan D’Ambrosio, Founder, Plenteous; Broker-in-Charge, Plenteous Management. Fourth quarter 2026 edition · Updated November 5, 2026 · Sources reviewed November 4, 2026

The short answer

Before the keys change hands, confirm renting is permitted, finish safety and condition work, and insure the house for rental use. Use a reviewed lease, give federal lead disclosures for most pre-1978 housing before the tenant signs, set a written repair approval limit, and record the move-in condition.

Confirm that renting is permitted, complete the safety and condition work, and arrange insurance for the intended use. For most pre-1978 housing, federal lead disclosures are required before the tenant signs. Use the six-step sequence at the front to assign each task.

Confirm the coverage

Tell the carrier about rental use and any period the house will be empty.
Review covered events, replacement coverage, exclusions and deductibles.
Check rental-income coverage after a covered loss; ordinary vacancy or nonpayment may not be covered.
Review liability limits and the manager’s required insurance status, if applicable.
Set and explain any lawful tenant-insurance requirement. Confirm what it covers.

Prepare the agreement

Use a reviewed lease with rent, term, notice rules and lawful charges clearly stated.
Have counsel verify nonpayment language and the notice procedure it supports.
Assign maintenance duties and emergency contacts; explain access procedures.
Address pets, assistance-animal requests, occupancy and alterations lawfully.
Document deposit handling and procedures for ending the tenancy; record the condition at move-in.

Set repair authority

Set a written repair approval limit and an after-hours contact. Explain when urgent work can proceed immediately. An approval threshold must not delay action needed to protect people or prevent further damage.

Fund and document

Keep the opening reserve accessible and separate from money needed for your move. A security deposit is not a repair fund for the owner. Before handing over keys, complete the lease, required disclosures, lawful deposit handling and move-in condition record. Confirm required initial payments have cleared before releasing keys.

Sources

Lease duties, disclosures and insurance considerations.

08Landlord and tenant duties · scstatehouse.gov / Title 27, Chapter 40
12Lead disclosures · epa.gov / Real estate lead disclosures
13Insurance and rental use · content.naic.org / Insurance and home sharing

Do I need to give a tenant a lead disclosure?

For most pre-1978 housing, federal lead disclosures are required before the tenant signs.

Does landlord insurance pay when a tenant stops paying rent?

Not necessarily. Check rental-income coverage after a covered loss; ordinary vacancy or nonpayment may not be covered.

All chapters

Part one / The foundations

What you are really getting into

The opportunities, the responsibilities, and the preparation that gives you choices.

Part two / The numbers

Make the numbers yours

A worked budget, three financing scenarios, a difficult year, and two worksheets for the decision in front of you.

Part three / Running it well

Running it well

The life of a tenancy in the order it happens, the owner’s calendar, and the page to open when something breaks.