Showing a property to prospective tenants while current tenants live in the house

[Jeni Nikolova]

Hi,

We have a lease that states the regular terms for entering a property by the landlord - with at least 24 hours notice.

Are there any regulations on how far ahead of the lease expiration date can a landlord show the house in CA?

How would you approach viewings with the tenant?

This is a single family house, not owned by an LLL or a corporation.

[Keith A.]

Quote from @Jeni Nikolova:

Hi,

We have a lease that states the regular terms for entering a property by the landlord - with at least 24 hours notice.

Are there any regulations on how far ahead of the lease expiration date can a landlord show the house in CA?

How would you approach viewings with the tenant?

This is a single family house, not owned by an LLL or a corporation.

The terms of showings should also be in the lease. My Texas leases are 30 days and if current tenants don't want showings they can pay a month's extra rent. 24 hours is normal, or setup blocks of time where you can show several applicants at once. 

[Nathan Gesner]

Quote from @Jeni Nikolova:

It's in your lease and it's in the law. Give proper notice and you should be fine. You can show it three days before the lease expires or three months; there's no limit.

Here's an article explaining it: https://www.latimes.com/archiv...

[Ray Hage]

It is best to work with your tenant on showing the house. I understand some tenants can be difficult. Recently, I had one tenant that kept refusing times and gave excuses last minute on why she doesn't want anyone over. It was a big headache. If you give the proper notice, you will be fine under the law but the current tenant might have a messy or dirty house and it won't show well to prospective tenants. There's not a ton you can do about that. You might end up have to lose a month rent to get the place ready enough for the next tenant that moves in. 

[Jeni Nikolova]

Quote from @Nathan Gesner:

Quote from @Jeni Nikolova:

It's in your lease and it's in the law. Give proper notice and you should be fine. You can show it three days before the lease expires or three months; there's no limit.

Here's an article explaining it: https://www.latimes.com/archiv...

Thanks @Nathan Gesner. I did an online search but wanted to confirm I am not in the wrong as one of the tenants is a lawyer. 

And the link to the article is from 2001, I hope not much has changed since then :) but one never knows

[Bob Stevens]

Quote from @Jeni Nikolova:

Hi,

We have a lease that states the regular terms for entering a property by the landlord - with at least 24 hours notice.

Are there any regulations on how far ahead of the lease expiration date can a landlord show the house in CA?

How would you approach viewings with the tenant?

This is a single family house, not owned by an LLL or a corporation.

 PLEASE hire a PM co, BTW, 24 hour notice, 

[Nathan Gesner]

Quote from @Jeni Nikolova:

here.is an article from NOLO with links to the current law. 

https://www.nolo.com/legal-encyclopedia/overview-landlord-tenant-laws-california.html#:~:text=California%20landlords%20are%20legally%20required,such%20as%20a%20broken%20heater.

[Adah N.]

@Jeni Nikolova

I understand the need to cut expenses and find a new renter asap. Is the unit not expected to be a little messy considering current tenant is packing up to leave? Why not hang on until unit is vacant to show?

[Jeni Nikolova]

@Adah N., it is mostly because vacancy would cost me $5k/month out of pocket for mortgage and maintenance.