Investor · Nashville, TN · Member since 2015 · 15 posts · 3 votes
45 days notice, I would like to re-rent for day after they move. They believe unit is in good condition.
I need to get interior pictures and would like to start advertising. Any suggestions on best way to proceed. I though about offering $50 bonus but not sure they will help.
I've done it a couple of times. I've also had turnovers where it took me a month to make repairs. Sometimes the existing tenant is neat enough to do showings while they're still there. Sometimes not.
In our market, I'd start advertising maybe three weeks before they are planning to leave. If the place is neat enough to show, I'd do a couple of showings before they move out. I only show once a week, and tell everyone the same time. It I get an acceptable tenant lined up, I make sure they are OK with an uncertain move in date. The old tenants can sometimes linger and sometimes you have to make repairs. I also prefer to professionally clean the place before a new tenant. You also want to try to look at the unit when its empty so you really know what deductions to make on the deposit.
If the old tenant is messy, you may have to wait until they're out to do any showings.
Some vacancy loss during turnover is inevitable. Hopefully your business model allows for the time and cost of the turnover.
Just give them the 24 hour notice that you need to inspect the property and take interior photos of the walls, kitchen, bath, hotwater tank, HVAC, ect. If they ask you why, tell them you schedule work with your contractors in advanced to re-rent the property. And your goal is to not take pictures of their personal furniture, just the property itself.
By law you have the right to show the property during the last 30 days once your tenant gives notice. Read Access by landlord below:
I've done it a couple of times. I've also had turnovers where it took me a month to make repairs. Sometimes the existing tenant is neat enough to do showings while they're still there. Sometimes not.
In our market, I'd start advertising maybe three weeks before they are planning to leave. If the place is neat enough to show, I'd do a couple of showings before they move out. I only show once a week, and tell everyone the same time. It I get an acceptable tenant lined up, I make sure they are OK with an uncertain move in date. The old tenants can sometimes linger and sometimes you have to make repairs. I also prefer to professionally clean the place before a new tenant. You also want to try to look at the unit when its empty so you really know what deductions to make on the deposit.
If the old tenant is messy, you may have to wait until they're out to do any showings.
Some vacancy loss during turnover is inevitable. Hopefully your business model allows for the time and cost of the turnover.
i just did that and hated it (maybe cause 2 weeks after they left, i am still looking for a tenant).
started 3.5 weeks before they moved. they were cleaned, but hated all the traffic that came through. then they were even telling the new clients that they are inconveniencing them!!
i haave had 27 showings (6 after they left) and nothing. price was 1100 and it dropped to 995. still nothing.
i dont think i will ever show while they are there.
but it works for a buddy of mine, he didn't even have 1 day of vacancy. but his price is $300 lower.
I agree with @Jon Holdman 100%. For me, it all depends on how the place shows. If it's a mess you will have little luck attracting a good tenant. I've turned places with zero downtime.
My leases allow showings up to 60 days prior to lease end. This is why I contact tenants about a renewal 60 days prior to lease end. I also agree that grouping showings (15 minutes apart) is the best way to go - in terms of your time and troubling current tenants.
I show our apartments while occupied for the most part, messy or not. I had one exception with a particularly difficult tenant (she had refused to let us enter two out of 3 times while we were purchasing the house, claiming not to have received notice) that was a slob and had two yappy nasty dogs. I waited until that unit was empty to show it, but still took pictures and started marketing before hand. I knew we'd need more time to turn that one over, plus it was January that it was empty.
In our market, most secure rentals months in advance, probably due to the college and wanting to be in an apartment before school starts. I like to start showing a place 2-3 months (or more) before a vacancy. I schedule one appointment at a time, usually 15 minutes apart over a 2 hour span to minimize the disruption to my current tenant. I won't do open houses since I think that is a good way to get my tenants' stuff stolen. I don't compensate the tenants for these showings, it is just expected in this market, but I do give them written notice, usually 3 days or more ahead of time. There are some landlords that have leases starting and ending on the same day, but we take at least 2 days to clean, paint, and make repairs as needed. I have 5 turnovers coming up in one week in August, the first 3 on the same day so we are allowing a little more time there and hiring help which we normally don't do with just one apartment turning over.
Also, do you have any pictures from when the house was empty last time? I use those with current pictures, I find it helpful for people to see it both ways.
@Ericka Parrott Thanks for the link. I will give them notice. @Cheryl C. Looks like I will be adding to lease again. Started with basic lease and just keep adding.
Thank you all for the responses and helpful insight.
I normally lose a month or so by waiting but I may to give it a try and see what happens.