Tenant Moving Out — When can I start showing the unit to prospective tenants?
Member since 2023 · 20 posts · 14 votes
Tenant Moving Out — When can I start showing the unit to prospective tenants?
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Real Estate Broker · Northeast PA · Member since 2017 · 2k+ posts · 3k+ votes
1yDo not show the property until the tenant is out and repairs have been made.
After 40+ years of experience, I've learned that most folks have no visual imagination, so the condition they see the first view is what they believe they'll get.
Experience fact #2: tenants say the darndest things, so avoid showing the unit with an existing tenant, esp one who is on their way out. They will talk trash about the unit, and probably you as a landlord, too!
24 Replies
- Flipper/Rehabber · Bloomfield CT · Member since 2020 · 1k+ posts · 409 votes1y
I would wait till the existing tenants have departed especially if they decide to leave a nasty smell around
- Member since 2023 · 20 posts · 14 votes1y
Quote from @James McGovern:
I would wait till the existing tenants have departed especially if they decide to leave a nasty smell around
Makes sense, thanks!
- 1yRyan KellyBusiness MemberReal Estate Broker · Austin, TX · Member since 2018 · 1k+ posts · 1k+ votes
@Paulina Le your lease should spell out when you can start marketing the property. Often, you may need an authorization form signed by the tenant as well, but I would ask your Realtor what is required. For make ready, you typically don't start the cleaning and repairs until after the tenant moves out. You will want to assess the property when they move out to see if any portion of the security deposit is needed to cover damages. Hope this helps!
Ryan Kelly Group - Keller Williams5112 Reviews- Member since 2023 · 20 posts · 14 votes1y
Quote from @Ryan Kelly:
@Paulina Le your lease should spell out when you can start marketing the property. Often, you may need an authorization form signed by the tenant as well, but I would ask your Realtor what is required. For make ready, you typically don't start the cleaning and repairs until after the tenant moves out. You will want to assess the property when they move out to see if any portion of the security deposit is needed to cover damages. Hope this helps!
Hey Ryan, thanks for your response! From a legal standpoint, we can market the property, but I'm wondering if we should. I think it probably makes sense to wait until the unit is rent ready.
- 1yRemington LymanBusiness MemberReal Estate Agent · Columbus, OH · Member since 2017 · 6k+ posts · 7k+ votes
Quote from @Paulina Le:
Hi BP, my tenant just gave 30-days notice. The rental is in Columbus, OH and according to my research, we can show the unit to prospects before my current tenant moves out (as long as advance notice is provided and showings are scheduled for a reasonable time). Is it better to wait until after the tenant moves out and I've had a chance to clean, make any necessary repairs, etc.? From a coordination standpoint, it might be hard to coordinate schedules with prospects, my current tenant, and my realtor who handles showings, so I'm not sure it's worth the trouble.
At minimum, I think I should try to get a handyman out there in the next few weeks to assess if there are a lot of repairs needed to get the unit ready for the next tenant, right?
Would love to hear what you all are doing to turn your units as quickly as possible and minimize vacancy. Thanks in advance!
I think it depends on a lot of details that we do not have. If you issued a 30-day notice I assume they are below market rent or a bad tenant. If they are below market I assume that the unit is not in the current condition you need it to be in to show it to get market rent.
If they are a bad tenant then they will probably give you issues while you try to show it.
I would probably wait to show it until you have turned the property
- Member since 2023 · 20 posts · 14 votes1y
Quote from @Remington Lyman:
Quote from @Paulina Le:
Hi BP, my tenant just gave 30-days notice. The rental is in Columbus, OH and according to my research, we can show the unit to prospects before my current tenant moves out (as long as advance notice is provided and showings are scheduled for a reasonable time). Is it better to wait until after the tenant moves out and I've had a chance to clean, make any necessary repairs, etc.? From a coordination standpoint, it might be hard to coordinate schedules with prospects, my current tenant, and my realtor who handles showings, so I'm not sure it's worth the trouble.
At minimum, I think I should try to get a handyman out there in the next few weeks to assess if there are a lot of repairs needed to get the unit ready for the next tenant, right?
Would love to hear what you all are doing to turn your units as quickly as possible and minimize vacancy. Thanks in advance!
I think it depends on a lot of details that we do not have. If you issued a 30-day notice I assume they are below market rent or a bad tenant. If they are below market I assume that the unit is not in the current condition you need it to be in to show it to get market rent.
If they are a bad tenant then they will probably give you issues while you try to show it.
I would probably wait to show it until you have turned the property
Thanks Remington. The tenant actually gave the 30 day notice (we'd love to keep them, they've been great tenants who are relocating for work). We did an inspection a few months ago and the house was in decent shape, so hopefully nothing major has changed since then.
- 1yRemington LymanBusiness MemberReal Estate Agent · Columbus, OH · Member since 2017 · 6k+ posts · 7k+ votes
Quote from @Paulina Le:
Quote from @Remington Lyman:
Quote from @Paulina Le:
Hi BP, my tenant just gave 30-days notice. The rental is in Columbus, OH and according to my research, we can show the unit to prospects before my current tenant moves out (as long as advance notice is provided and showings are scheduled for a reasonable time). Is it better to wait until after the tenant moves out and I've had a chance to clean, make any necessary repairs, etc.? From a coordination standpoint, it might be hard to coordinate schedules with prospects, my current tenant, and my realtor who handles showings, so I'm not sure it's worth the trouble.
At minimum, I think I should try to get a handyman out there in the next few weeks to assess if there are a lot of repairs needed to get the unit ready for the next tenant, right?
Would love to hear what you all are doing to turn your units as quickly as possible and minimize vacancy. Thanks in advance!
I think it depends on a lot of details that we do not have. If you issued a 30-day notice I assume they are below market rent or a bad tenant. If they are below market I assume that the unit is not in the current condition you need it to be in to show it to get market rent.
If they are a bad tenant then they will probably give you issues while you try to show it.
I would probably wait to show it until you have turned the property
Thanks Remington. The tenant actually gave the 30 day notice (we'd love to keep them, they've been great tenants who are relocating for work). We did an inspection a few months ago and the house was in decent shape, so hopefully nothing major has changed since then.
Based on that information I would definitely start to prelease
- Real Estate Broker · Northeast PA · Member since 2017 · 2k+ posts · 3k+ votes1y
Do not show the property until the tenant is out and repairs have been made.
After 40+ years of experience, I've learned that most folks have no visual imagination, so the condition they see the first view is what they believe they'll get.
Experience fact #2: tenants say the darndest things, so avoid showing the unit with an existing tenant, esp one who is on their way out. They will talk trash about the unit, and probably you as a landlord, too!
- Member since 2023 · 20 posts · 14 votes1y
Quote from @Marc Winter:
Do not show the property until the tenant is out and repairs have been made.
After 40+ years of experience, I've learned that most folks have no visual imagination, so the condition they see the first view is what they believe they'll get.
Experience fact #2: tenants say the darndest things, so avoid showing the unit with an existing tenant, esp one who is on their way out. They will talk trash about the unit, and probably you as a landlord, too!
Appreciate your response, super helpful! I think we will probably go with your recommended approach.
- Investor · Fort Washington, MD · Member since 2014 · 1k+ posts · 1k+ votes1y
There is zero reason to show it with a tenant in there. I assume you want to get a jump on getting someone else in. Most likely, it will turn a good tenant off. Most expect a very well kept empty, fresh-looking unit to move into. If you get anything out of showing early, it could be the desperate, or I don't care about anything mentality which will give you another problem. If they are out in 30 days, if it was kept well, it shouldn't take long to turn it around.
- Member since 2023 · 20 posts · 14 votes1y
Quote from @Mark Cruse:
There is zero reason to show it with a tenant in there. I assume you want to get a jump on getting someone else in. Most likely, it will turn a good tenant off. Most expect a very well kept empty, fresh-looking unit to move into. If you get anything out of showing early, it could be the desperate, or I don't care about anything mentality which will give you another problem. If they are out in 30 days, if it was kept well, it shouldn't take long to turn it around.
Yup just trying to minimize vacancy. I'm going to try and send someone in to assess the condition of the place first (I'm not local) and then go from there. Thanks!
I gotta take the other position on this. If you've seen the unit recently and you have a good relationship with the tenants then I would show it early and provide incentives. Offer $X dollars to each tenant if they show it to someone and they sign a lease. Vacancy, is your biggest cost so anything you can do to minimize goes a long way.
- Member since 2023 · 20 posts · 14 votes1y
Quote from @Marcus R.:
I gotta take the other position on this. If you've seen the unit recently and you have a good relationship with the tenants then I would show it early and provide incentives. Offer $X dollars to each tenant if they show it to someone and they sign a lease. Vacancy, is your biggest cost so anything you can do to minimize goes a long way.
Marcus, I really like this idea, thank you! I was leaning the other direction, but you may have swayed me. Why not offer to pay the current tenant something less than what I'd pay my realtor to show the place. Saves me money, might decrease our vacancy, and will make the current tenant feel better (hopefully) about the inconvenience of having prospects come through.
- Investor · Greenville, SC · Member since 2016 · 5k+ posts · 13k+ votes1y
If the unit looks good occupied, I show it and, if not, I wait until vacant. In many cases, it looks better furnished, and I've had new residents move in right after move out.
- 1ySeth McGatheyBusiness MemberReal Estate Agent · Milwaukee WI · Member since 2024 · 321 posts · 255 votes
In my opinion, if your only reason for not showing now is because it is hard, that's laziness masscarading logic. It will likely not be easy and likely not be fruitful, but it might work out. And generally whoever sees it during the time the tenant is there, would not still be looking in a month anyway. So what do you have to lose? Put the work in, and see who bites. You can always tell them the things you are going to fix.
Seth McGathey - Shorewest Realtor4.914 Reviews- Member since 2023 · 20 posts · 14 votes1yHey Seth! Thanks for your response. Not being lazy— I was thinking "hard" or at the very least annoying from the tenant's perspective. I personally would not like it if my prior landlords did that to me back when I was a renter, and I try to treat others how I'd want to be treated. We have a good relationship with the tenant and I don't want things to sour now at the end. As others have chimed in, they might damage the property or say something negative to prospects. I'm not local so I pay my realtor to do showings and from a purely financial standpoint, I need to weigh the costs against the benefit of showing a prospect a place that may or may not look "rent ready" yet.
Quote from @Seth McGathey:
In my opinion, if your only reason for not showing now is because it is hard, that's laziness masscarading logic. It will likely not be easy and likely not be fruitful, but it might work out. And generally whoever sees it during the time the tenant is there, would not still be looking in a month anyway. So what do you have to lose? Put the work in, and see who bites. You can always tell them the things you are going to fix.
- 1ySeth McGatheyBusiness MemberReal Estate Agent · Milwaukee WI · Member since 2024 · 321 posts · 255 votes
@Paulina Le are you paying your agent per showing? If that is the case, then I take back everything I said. Then I think the cost outweighs the likelihood of getting a tenant earlier. But I would make sure you are ready to jump in and fix everything within a week of them vacating, so you can get to showings right away.
Best of luck!
Seth McGathey - Shorewest Realtor4.914 Reviews
- Member since 2025 · 3 posts · 0 votes1y
I once had a tenant put in their 30 day notice. I had pictures of the unit when it was previously empty and cleaned so I listed the unit. In about 24 hours, I received request from about 4 people wanting a showing.
Just a little background information: I had never been inside this unit ever since it was purchased and we inherited this tenant. So I had no idea the condition of this unit. The tenant had been living there for about 2 years. The only data I had about this unit was the Move-in Move out form.
I immediately told the tenant in the unit that I will be showing the unit on a particular date and time. The plan was to show the unit while the tenant was still living there. Two days later, the tenant sent me pictures of the unit with water damages in the ceiling of the unit. I think he panicked when I told him I would be showing the unit.
I was in shock the condition of the unit. It had a strong smell that I think potential tenant will not live there for free. The unit was not showable !!!!
I only could show it after the tenant had moved out and repairs were done.
Showing unit while tenants live there is not a good idea.
- Investor · Finland · Member since 2010 · 2 posts · 1 vote1y
I’ve managed rentals for 20+ years, and here’s what’s worked best for me:
I start marketing immediately — as long as the unit is in good shape. Waiting until the tenant moves out can cost you unnecessary vacancy time.
If the current tenant kept the place clean and it’s presentable, you’re better off showing it now. People respond emotionally. If it looks, feels, and smells like home, they’ll see themselves living there — even if someone’s still in it.
Speed is a huge advantage in real estate. The quicker you turn it, the stronger your cash flow.
Personally, I always include a clause in my lease that gives me the right to show the unit with proper notice if I’m planning to sell or re-rent it.
That said, I’d still send a handyman now to assess any repairs. That way, you know exactly what needs fixing and can line it up the day your tenant moves out.
Hope that helps!
- Rental Property Investor · San Francisco, CA · Member since 2021 · 19 posts · 21 votes1y
@Paulina Le I recommend advertising the property ASAP with a move-in-ready date that’s at least one week after the current residents move out date. This timeline assumes you have good stock photos, your turnover team is ready to go, and the unit is in a good condition that can be turned within a week.
The longer the current residents have lived there, the more time it may take for repairs, touch-up paint, and deep cleaning. If any appliances are broken or missing, you’ll also need time to order and receive replacements—so I strongly suggest scheduling a pre-move-out walkthrough as soon as you receive notice to vacate. Make sure your lease includes a clause allowing for this pre-walk through, and coordinate a reasonable time with the existing residents.
I agree with most on this—it's usually best not to show the unit while it’s still occupied. Not only is it more respectful to the current residents, but it also allows future residents to see the property in its best condition. It sets the tone that you’ll treat and respect your future tenants' move-out with the same level of care and professionalism. Hope this helps :-)
- Real Estate Agent · Lansing, MI · Member since 2020 · 172 posts · 93 votes1y
@Paulina Le This will depend on what your lease states. Whether you can show it to potential new renters before your current tenant moves out.
Any minor repairs shouldn't scare a potential new tenant away, but I would hold off if there are major repairs needed.
For showings while it's still occupied, you could do one or two 'Open House' style showings with your agent before your current renter moves out. That would be the most efficient for your current tenant and agent.
Hope this helps!
- Realtor · McAllen, TX · Member since 2025 · 141 posts · 58 votes1y
Wait for the current tentants to move out. That way you can inspect the the unit and see if there are any repairs that need to be done. Once you have done the inpection and made any necessary repairs, and clean up the unit.
- Member since 2019 · 60 posts · 31 votes1y
It completely depends on the tenant and your relationship with them. Larger landlords should have very defined procedures to follow, but I am small and can get away with a little "it depends ". I had a 1 bedroom condo in a college town and expected a new tenant every 1-3 years. Even though I was out of state and never met my tenants or saw the property, I was able to avoid any vacancy for 14 years. I strongly screened my applicaticants picking one only for a showing with my tenant's consent. Normally this would produce a new lease. Twice I had a second showing before finding a tenant. The expectation was set from the beginning that they would hand off the unit in move in ready condition and receive full deposit back. On the other hand, I rented a house to a family who purchased a home to move into after five years of renting. They had no interest in returning the property to move in condition. After they moved out, I exhausted their deposit and still had much cleaning and repairs to do before any showings.
- 1yJulie KnutsonBusiness MemberReal Estate Broker · Watertown, SD · Member since 2024 · 24 posts · 7 votes
I am a licensed RE Broker, and have managed several properties. Some things may differ by state, but the most important is that you treat every potential tenant exactly the same to avoid any discrimanation issues.
If you have an application and screening process, background, credit check. That will all be done prior to showing.
I have done tenant showings both ways, if housing is limited where you are, I would get permission to show it right away. If housing is abundant, more competition, show it. Schedule showings and work with the tenant on days and times that are best, then give 24 hours notice. Don't show it when the tenant is home.
My leases state that if the tenant gives notice, the must try to keep it in condition to be shown.If there are repairs to be done, explain what's being done and the timeline you expect it to be move in ready, but by all means show it!! Showing that you take care of your property isn't a bad thing.
Every day that your rental is empty, you are still paying property taxes tax, insurance and utilities, and there's no income, just pure loss.
when you go to sell your property, % of occupancy can drive your value up or down, if you are unoccupied for 30 days every time someone vacates, after 12- lease cycles, you have lost a year of revenue, considering expenses, you have lost a lot of money!
Just another perspective, food for thought.
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