Managing Showings with Messy Tenants
Hi all,
We have a number of rentals in Houston and do a pretty good job of keeping vacancy very low by lining up new tenants during the 30 days after the previous tenant gives notice.
However, we have had a couple of recent issues with a few really messy tenants who when they gave us their 30 day notice, their units were effectively unshowable. Which means that we had to wait until they move out and then fix the unit up before we could even begin showing the unit which almost guarantees at least 14 days vacancy or more.
While we know this is part of the cost of doing visit and do plan for vacancy, it would of course be better if we could limit the vacancy.
My question is to other landlords: Has anyone created a custom addendum which effectively requires the tenant to have the unit in a clean and orderly condition at the time they give their 30day notice to allow for showings? And if not, then their is some financial cost to the tenant?
The standard TX lease says they have to allow showings but showing a disaster apartment is worse than not showing it at all.
We would love to hear any best practices on this!
Thanks,
Jeff
#5 Medium-Term Rentals Contributor
- Lender
- Youngstown, OH
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#5 Medium-Term Rentals Contributor
- Lender
- Youngstown, OH
I'm sure such a clause exists. I should add it to my lease. I just don't know how you enforce it or define what clean and orderly condition. You'll probably just end up covering the cleaning fee with their security deposit.
Hi Jeff,
USMC does a pretty thorough inspection.
https://www.youtube.com/watch?v=uKMlt80XCR0
I think inspecting it just after the turn to make sure it is "perfect" and then showing it empty and cleanly it is a better strategy.
But if occupied showings work for you, where you are at--go for it.
Good Luck!
Have you considered creating a clean virtual walkthrough? People can walk through at their leisure online, reducing the number of showings altogether, and sidestepping the issue of messy tenants as long as you can clean to standard before the new tenant takes occupancy.
I just noticed many places were starting to do this during COVID.
Hello Jeff,
I am sure all leases say something about cleaning the premises the problem is what you going to do about if they do not? Probably nothing much. Advice. I know you do not want a space between the tenants but my question to you is, Does not the unit need some down time between tenants so that you can paint, clean, new vanity do flooring, plumbing ect? How does that happen if you have back to back residents? In the long run what will your asset look like? No criticism but we have a policy that we do not show any homes until the resident is out and we have the home in rent ready condition. We place it on soon coming. A couple things we accomplish. 1. Keep our unit in nice shape telling prospectives this is what we expect. 2. You do not have the old tenant telling the prospective all kinds of crap what is wrong with the house and you. 3. You continue to maintain the home in quality condition while you own it and do not have any serious big remodels. 4. No miscommunication and potential legal issues with the new residents telling you that was broke before and you said you would paint this a certain color or you said you would fix this or that. Just a few tips what we do after 30 years we have learned. Thanks Greg
Quote from @Jeff Groudan:We would love to hear any best practices on this!
There's nothing you can do about it. You can put it in your lease, provide them monthly reminders, and even inspect on a weekly basis. None of that means anything to the Tenant and is more likely to tick them off and encourage them to behave badly.
This is part of the business. You can't possibly ensure 0% vacancy. Do the best you can and be prepared to win some, lose some.
As Berek points out, I rely on virtual tours as much as possible. Many people will rent based on the pictures, video, and description.
#3 Managing Your Property Contributor
Why not just add it to the lease when they sign it? Problem is enforcement. If they don't and are in violation of the lease, they don't care as they are moving anyhow.
I would never ever show an occupied property, and this is one of the many reasons. I wait til they are empty and near ready to go.
exactly
We use an old 3D walkthrough and pictures to market the unit. My market is hot enough that I have a stack of applicants ready before the move out date without showing it. We just say no to requests to view until its vacated and cleaned. Its a great feeling to have one move out and one move in the same day.
Hi all - thanks for the replies...