Turning A Property From Tenant to Tenant
Member since 2021 · 16 posts · 9 votes
Turning A Property From Tenant to Tenant
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Investor · CO · Member since 2016 · 757 posts · 1k+ votes
4yMike,
That really depends on the type and amount of work needed to be done.
I'd recommend walk through of the property as soon as possible if you have not done your bi-yearly yet and assess what needs to be done. With that list in mind, start lining up contractors and materials to start as soon as vacant. Once the work is done a deep clean should take no more than a couple of days including professional carpet cleaning.
I would also recommend, once the unit is looking its best, to take professional pictures for future listing.
Another trick is to start marketing the property a month or two out.
7 Replies
- Investor · CO · Member since 2016 · 757 posts · 1k+ votes4y
Mike,
That really depends on the type and amount of work needed to be done.
I'd recommend walk through of the property as soon as possible if you have not done your bi-yearly yet and assess what needs to be done. With that list in mind, start lining up contractors and materials to start as soon as vacant. Once the work is done a deep clean should take no more than a couple of days including professional carpet cleaning.
I would also recommend, once the unit is looking its best, to take professional pictures for future listing.
Another trick is to start marketing the property a month or two out.
- 4yBjorn AhlbladPro MemberInvestor · Shelton, WA · Member since 2017 · 6k+ posts · 6k+ votes
@Mike Toole anywhere from pretty much zero to as long as two months depending on what needs to be done. We stay on top of stuff and are rarely surprised. But if a unit needs paint, flooring, carpet and some tile work it will get that and take whatever time it takes.
- 4yMichele FischerPro MemberRental Property Investor · Seattle, WA · Member since 2013 · 2k+ posts · 1k+ votes
It partially depends on how much time you can devote to it. If you only have evenings and weekends I'd probably give a two week buffer. If you have full time to devote and don't think you need other trades to come in, you could plan on 3-5 days and finish up anything after the tenant moves in. Our tenants are normally anxious to get in and will forgive a few things not 100% ready, if we are clear and it doesn't jeapardize the move in inspection. You can also offer half price rent for that first week or two if a bit more time is needed and it wouldn't be too problamatic to have the place occupied. People are more flexible if they are getting rewarded. We normally have a few things that didn't get done, normally due to missing parts or noticing a problem late in the turn. We take care of things shortly after move in, which also gives a great chance to check in on the new tenant. Agree that it is much easier to plan when you have a good recent idea of what kind of shape the place is in. Not that you ever know for sure. Imagine worst case and how much time you would want for it, and help that guide you. You always have options, but you don't want to back yourself into a corner, turns are a lot of stress and work!
- Property Manager · Denver, CO · Member since 2021 · 667 posts · 587 votes4y
It depends on what is written in the lease regarding what is expected of your tenant. We require all outgoing tenants to clean and have a professional carpet cleaning done (no store rental machines allowed). The property must be vacant for the inspection and cleanings so we can see everything clearly. We do our walk through (with or without them) and have cleaners and carpet personnel ready to go in case the tenant didn't do a satisfactory job. We market and show within the 30 day window before lease expiration to avoid a vacancy. It is rare that we don't turn over within 24-48 hours unless major work needs to be done. If it's simply minor stuff, then we do it after the new tenant moves in because generally, a new tenant will find small things that need fixing anyway. This way, we aren't sending the handyman there more than once.
- 4yTheresa HarrisPro MemberMember since 2019 · 15k+ posts · 11k+ votes
If the house is in good condition, you can do it. Just make sure you are organized and have things lined up. If there are problems, do a pre-departure inspection and fix those before they move out. Where I am the current tenants need to be out by noon on the last day and you can do move in the next day at noon as well. It can make for a long night. I've done it before.
Get cleaners lined up as that will save time and they have a team and can clean and empty house in a few hours.
- Honolulu, HI · Member since 2008 · 3k+ posts · 2k+ votes4y
Aloha,
The answer totally depends on your skill set, the number and types of contractors you may need, and of course the actual condition of the property (It is difficult to get a truly complete picture of condition when still occupied and furnished). It also depends on what you consider to be "Ready to Rent". You need to establish standards for yourself/your crew, and stick to them. Safety, Security, Functionality, and Appearance are key, and you should strive to be consistent in what you do, what products you use, and your processes. The more you stick to a process, the more efficient you will become over time. Keep in mind that you want tenants that "care" for the unit, not tenants that will "settle" for the unit.
I personally never advertise a unit until it is move in ready. I can't tell you how many times people have marveled that "it looks just like it did online!". There are a number of reasons not to try and show an occupied unit, and just about as many to not show a dirty or "work in progress" unit. Being able to tell someone "we could move you in tomorrow if your application is solid" is a motivator, and (pre-covid) I would usually fill decent units within a week. Another big mistake is to assume that just because someone is "moving out" on the 30th, does not mean they will actually do so. Vehicles break down, Movers cancel or move appointments, Tenant's "friends" do not show up to help, etc. etc. If you make a further mistake scheduling a move in on the 1st, you have a Big Problem, and it will cost you. Do you really want all that stress? Take whatever time is necessary to bring the unit to your standards, then focus on advertising and showing to get solid applications that will result in a quality, long term tenant. If there are negatives about the property, be honest about it up front when showing (no parking, noisy neighbors next door, barking dog, low water pressure, etc.), don't waste yours and the prospects time glossing over something that ends up causing them not to sign, or worse, makes them unhappy shortly after they do move in, and now your are stuck with them for a long time. It is also cheaper and easier to make most types of repairs when you do not have to coordinate with a tenant. - Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes4y
Quote from @Mike Toole:
My question is, how many days do you typically reserve for cleaning & repairing the property, before turning the property to the next tenant?I recommend scheduling a pre-inspection 30 days prior to termination. This gives you the opportunity to answer questions for the departing tenant, give them cleaning tips, point out anything that may be deducted from their deposit if not corrected, etc. It's also your opportunity to plan for turning the unit (what work is needed, how long it will take) and when you can place the next tenant. You can usually get a sense of how clean the tenant is and how clean they will leave the unit, which helps narrow down the timeline.
I leave at least three days between tenants. That gives me time to inspect, do minor repairs or cleaning, and have it ready to go. If I'm not certain, I'll spread it out to 5-7 business days (we don't work weekends). If I know it will need more work, like painting or flooring, then I may leave two weeks.
It all depends on what I find during that pre-inspection.
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