Common for multiple no-shows from Zillow?
Tallahassee, FL · Member since 2017 · 21 posts · 2 votes
Common for multiple no-shows from Zillow?
Most Popular Reply
Here's what I did after playing the role of the Maytag repairman, waiting for someone to show up for their appointment and they never do. I set up a system where I can filter out most people before a showing. I used to like to have a lot of showings scheduled, but I quickly came to realize that tenant placement is more about quality rather than quantity.
It all starts with my ad, within which are several questions I request be answered in their response to my ad. Here they are:
1.) Your first and last name, email address and phone number
2.) Total number of people that would occupy the apartment
3.) Proposed pets (size/breeds)
4.) Monthly pre-tax income for household
5.) Date you wish to move in
6.) Do you currently have enough funds to pay first month’s rent, last month’s rent, and a security deposit?
Next, here's a canned email response I use for everyone who answers my ad with the aforementioned questions answered. If they don't answer my questions, I know they have not read the ad and are just clicking and "tire kicking" or they lack the intellectual focus for me to have any business relationship with them. Anyhoo - here is the email response:
Thank you for your interest. We have a minimum income requirement to qualify for this unit (3 times monthly rent); based on your email, it appears you meet those qualifications.
Regarding pets, we allow cats and most dog breeds except for the following:
- -any breeds/mixes known under common parlance as “Pit Bull”
- -Rottweiler
- -Doberman Pinscher
- -German Shepherd
- -Alaskan Malamute a.k.a “Husky”
- -Chow Chow
- -Great Dane
- -St. Bernard
- -Akita
- -Wolf hybrids
Unfortunately, these are prohibited for insurance reasons. We require a one-time nonrefundable pet fee of $200 (per pet) that is good for your entire length of residency. We do not charge any “pet rent” beyond this initial fee. We typically like to meet your pets at some point in the process, too.
Our tenants’ safety and the peaceful enjoyment of their home is important to us, so we do a credit/criminal background check on all applicants aged 18+. Big concerns are bankruptcies/repossessions/evictions and crimes against people/property. If you don't foresee any major stumbling blocks (or, if you do, and would like to discuss confidentially - we can certainly do that), I'd be happy to set up a showing for you. Let me know what you think.
As a matter of information, smoking is prohibited inside our rental units.
If you decide that the apartment would meet your needs and wish to proceed with the application process, a “deposit to hold” binder equal to a month’s rent would need to be collected at that time. This holds the unit for 5 to 7 days until the lease signing, and once the rental agreement is signed this becomes the first month's rent. At the lease signing, you will need to put down another $1650, which will be the security deposit ($825) and last month's rent ($825). So, the total move-in costs (not including pet fees, if applicable) would be $2475, all paid prior to lease signing.
Also, we would need copies of the two most recent pay stubs and photo ID for all applicants aged 18+ (I can scan at the showing) to begin the verification process, which only takes a few days.
Since choosing a place to live is a very personal decision, please feel free to do a “drive by” of the property, located at 123 Main St, so you can get a “feel” for the neighborhood. (I will ask that, out of respect for our current tenants’ security and privacy, to please wait until your showing appointment before walking the property.)
If everything above is agreeable to you, let me know your availability and I'd be happy to take you through the apartment.
Thank you, and I look forward to meeting you at the showing!
Note how I reiterate the qualifying criteria as well as itemizing what the move-in costs will be. I also suggest a drive-by so they are not unpleasantly surprised by the neighborhood when they to the showing, and just keep on driving by anonymously as I wait outside. This email gives people yet another opportunity to self-select out of the application process based on my expectations and criteria before an actual showing in scheduled.
If they do request a showing, I send them this email:
Hi Sally,
How about Thursday at 7 pm? If that works for you, please reply to this email to confirm and I will add you to my showing appointment book.
Also, as a means of courtesy to both our busy schedules, please confirm via text or phone call at least 2 hours prior on the day of the showing to my cell phone (area code and number).
I’ve also attached our rental application. I will have hard copies at the showing, but if you print and fill them out prior to the showing, this would save us both some time should you want to expedite your application in the process.
I look forward to meeting you on Thursday!
If they have not confirmed an hour prior to their appointment, I send this text to their phone (which was required as part of their contact information I required in the response to my ad):
As I had requested in my email, you have not yet confirmed your apartment showing for this evening, scheduled for 7:00pm. If I don’t hear from you in the next 10 minutes, I will assume you aren’t attending and I will move on to my next appointment.
Using this system as dramatically reduced any wasted time I used to endure as part of the showing process.
I have all of these paragraphs set up so I just cut and paste as I get responses. (I have several versions based on how they answer the initial questions, but it's all at my fingertips for clicking and dragging into a response.)
Hope this helps! It really has helped me.
21 Replies
- Investor · Chicago, IL · Member since 2016 · 1k+ posts · 930 votes8y
Don't schedule a time for individual people. Tell them you are showing on Saturday between 8am and 12noon. That way those who really want it will show up without you wasting your time catering to idiots.
- Investor · Chicago, IL · Member since 2016 · 1k+ posts · 930 votes8y
I think there is a new hobby in the world...replying to ads with no intention of following through.
- Tallahassee, FL · Member since 2017 · 21 posts · 2 votes8y
Thanks Ray. I actually tried the "open house" style too and got zip. I'm glad to hear it's somewhat normal, although it completely shocks me ... guess I have to toughen up my skin a little :)
- Rental Property Investor · Dallas, TX · Member since 2013 · 87 posts · 54 votes8yTotally agree with Ray. Couple other best practices that had worked for me: Tell them to drive by if they can't make your "open house.” If they like what they see they can put an application to try and lock up until you can schedule a time they can see. Create sense of urgency over phone/email. "It's below market rent, First come first serve,etc" Put a link to your rental application and requirements when you respond and direct them to application. Some people just want to lurk.
- Investor · Atlanta, GA · Member since 2013 · 3k+ posts · 3k+ votes8y
When you do set a time for showing.....ask them to call you 30 min. (or however long it takes you to get there) ahead of time to confirm that they're coming. At least half of them never do. That way you don't waste your time going there.
Here's what I did after playing the role of the Maytag repairman, waiting for someone to show up for their appointment and they never do. I set up a system where I can filter out most people before a showing. I used to like to have a lot of showings scheduled, but I quickly came to realize that tenant placement is more about quality rather than quantity.
It all starts with my ad, within which are several questions I request be answered in their response to my ad. Here they are:
1.) Your first and last name, email address and phone number
2.) Total number of people that would occupy the apartment
3.) Proposed pets (size/breeds)
4.) Monthly pre-tax income for household
5.) Date you wish to move in6.) Do you currently have enough funds to pay first month’s rent, last month’s rent, and a security deposit?
Next, here's a canned email response I use for everyone who answers my ad with the aforementioned questions answered. If they don't answer my questions, I know they have not read the ad and are just clicking and "tire kicking" or they lack the intellectual focus for me to have any business relationship with them. Anyhoo - here is the email response:
Thank you for your interest. We have a minimum income requirement to qualify for this unit (3 times monthly rent); based on your email, it appears you meet those qualifications.
Regarding pets, we allow cats and most dog breeds except for the following:
- -any breeds/mixes known under common parlance as “Pit Bull”
- -Rottweiler
- -Doberman Pinscher
- -German Shepherd
- -Alaskan Malamute a.k.a “Husky”
- -Chow Chow
- -Great Dane
- -St. Bernard
- -Akita
- -Wolf hybrids
Unfortunately, these are prohibited for insurance reasons. We require a one-time nonrefundable pet fee of $200 (per pet) that is good for your entire length of residency. We do not charge any “pet rent” beyond this initial fee. We typically like to meet your pets at some point in the process, too.
Our tenants’ safety and the peaceful enjoyment of their home is important to us, so we do a credit/criminal background check on all applicants aged 18+. Big concerns are bankruptcies/repossessions/evictions and crimes against people/property. If you don't foresee any major stumbling blocks (or, if you do, and would like to discuss confidentially - we can certainly do that), I'd be happy to set up a showing for you. Let me know what you think.
As a matter of information, smoking is prohibited inside our rental units.
If you decide that the apartment would meet your needs and wish to proceed with the application process, a “deposit to hold” binder equal to a month’s rent would need to be collected at that time. This holds the unit for 5 to 7 days until the lease signing, and once the rental agreement is signed this becomes the first month's rent. At the lease signing, you will need to put down another $1650, which will be the security deposit ($825) and last month's rent ($825). So, the total move-in costs (not including pet fees, if applicable) would be $2475, all paid prior to lease signing.
Also, we would need copies of the two most recent pay stubs and photo ID for all applicants aged 18+ (I can scan at the showing) to begin the verification process, which only takes a few days.
Since choosing a place to live is a very personal decision, please feel free to do a “drive by” of the property, located at 123 Main St, so you can get a “feel” for the neighborhood. (I will ask that, out of respect for our current tenants’ security and privacy, to please wait until your showing appointment before walking the property.)
If everything above is agreeable to you, let me know your availability and I'd be happy to take you through the apartment.
Thank you, and I look forward to meeting you at the showing!
Note how I reiterate the qualifying criteria as well as itemizing what the move-in costs will be. I also suggest a drive-by so they are not unpleasantly surprised by the neighborhood when they to the showing, and just keep on driving by anonymously as I wait outside. This email gives people yet another opportunity to self-select out of the application process based on my expectations and criteria before an actual showing in scheduled.
If they do request a showing, I send them this email:
Hi Sally,
How about Thursday at 7 pm? If that works for you, please reply to this email to confirm and I will add you to my showing appointment book.
Also, as a means of courtesy to both our busy schedules, please confirm via text or phone call at least 2 hours prior on the day of the showing to my cell phone (area code and number).
I’ve also attached our rental application. I will have hard copies at the showing, but if you print and fill them out prior to the showing, this would save us both some time should you want to expedite your application in the process.
I look forward to meeting you on Thursday!
If they have not confirmed an hour prior to their appointment, I send this text to their phone (which was required as part of their contact information I required in the response to my ad):
As I had requested in my email, you have not yet confirmed your apartment showing for this evening, scheduled for 7:00pm. If I don’t hear from you in the next 10 minutes, I will assume you aren’t attending and I will move on to my next appointment.
Using this system as dramatically reduced any wasted time I used to endure as part of the showing process.
I have all of these paragraphs set up so I just cut and paste as I get responses. (I have several versions based on how they answer the initial questions, but it's all at my fingertips for clicking and dragging into a response.)
Hope this helps! It really has helped me.
- Real Estate Investor · Memphis, TN · Member since 2016 · 940 posts · 695 votes8y
@Karen Kasjaniuk - I'd say we probably have about a 10% showing rate when we do open houses. We just recently invested in a Rently box (https://use.rently.com/). Hoping that will save us some time and headache.
- Real Estate Agent · Niagara County NY · Member since 2017 · 121 posts · 77 votes8y
Wow! Great information!!! I wasn’t the one who asked the question, but I’m sure glad I read your answer. I’m going to use that email to save myself a ton of aggravation!!
- Rental Property Investor · Bonita Springs, FL · Member since 2017 · 82 posts · 25 votes8y
@Wesley W. wow great email and follow up! Do you mind if I copycat your script? I can tell you have been doing this for a while. Thank you for sharing.
- Tallahassee, FL · Member since 2017 · 21 posts · 2 votes8y
Wesley W ... WOW! You are amazing. Thanks so much for sharing so much information, this is really useful!
- Investor · Bayside, NY · Member since 2017 · 1k+ posts · 1k+ votes8y
I used to do individual showings and in some cases, have 50% no shows. Nowadays, I do 2 or 3 open houses, spread over weekdays and weekends. We schedule it for 10am to 2pm, on one day, 2pm 6pm on another. For the 10:00am some people who ask if could come earlier on the way to work, or stay later on the 6:00pm day,, when people say they're running late. I advertise, people call and I give then a time slot to avoid overcrowding.
I did individual showings for a number of years, I looked into no shows, I sometimes call back to ask, and the reasons are:
1. In some cases, I see people drive slowly by, look at the house at around the time of the appointment, then drive off. Decide it's not the right neighborhood or house.
2. People park their cars a block or two away to walk to the house, and decide it's not the right neighborhood. One no show when I called back insist I lied when I told her it's a safe neighborhood. Asked her "how did I lie". Said she ran into a black person walking down the street. Insist of accusing her of being racist, told her the express bus stop is just down the block, it's convenient, and the person is probably on the way to work. Didn't tell her I'm a minority myself.
3. One guy was a no show for 3 appointments, and finally rented it on the 4th. Excuses range from I had to work late, had the time mixed up, forgot about it. Said he's a cop with a side job which is the reason he had to pay me in cash. Found out his side job was a corrupt cop taking payoffs, and his gang used my rental as headquarters. No one actually lived there, they use it to play cards, split the loot etc. He was arrested, while out on bail, took my carpeting when cleaning out the house. The wife saw him taking the carpets, told him to take it back, he did. After the walk through, he apparently had another key, came back, and took the carpets. Owes a bit of rent at the end, but we figured, with his corrupt cop buddies, they could be up to anything, if we sue them, they could plant drugs in place and arrest us. We knew he didn't live there because the water bills was lower than usual when he was there, and he's usually at his mom's place when I call.
So don't be dumb enough to rent to someone who's a no-show three times.
4. The other big thing is safety. With an open houses, it's usually crowded. Sometimes it's not crowded, but the way I have it, somebody else will always be coming soon, and I tell people that. The main thing is, you don't know any of these people showing up, even with individual appointments. Yes, I vet them over the phone, and in a few cases, what they said was total lies.
I suspect nowadays, with Google maps, people can do a virtual drive by and no shows for that reason should go down. But still there's a safety issue. We have done open houses with brokers, as renters pay fees here. Without brokers, it tends to rent faster, but this hot market, didn't seem to matter.
- Real Estate Broker · Chicago, IL · Member since 2013 · 6k+ posts · 5k+ votes8y
It is normal and it sucks.
I set up 2 hour time blocks that I will show, so when I get a rental inquiry I respond with:
"Is there any specific questions I can answer for you? I will be showing the apartment Thursday between 5-7pm and Saturday between 12-2pm. Do any of those times work for you to come by and see it?"
If they can't make those times I say I will let them know when I am showing it again, but I will not go show it for just 1 person. I also spend zero time upfront qualifying people, because most don't show up anyways so that is a waste of time. I don't say open house, because people don't show, so instead I set and appointment during that 2 hour window. So they think it is just for them and I set them back to back every 15 minutes
Second City Real Estate4.821 Reviews - @Wesley W. a great emails, hope you don't mind others using it. @Karen Kasjaniuk it is typical, I create competition by inviting multiple people in same time slot and also telling them that they are the first one to see followed by three other family, so they show up for sure. it works. If they all come at the same time, which happens, just tell them others came early because they really want it. This will drive desperation.
- Karen Kasjaniuk great thread. I recently had 2 vacancies on Zillow and also initially struggled with no shows. A lot of the advice here is similar to what I did, but I’ll add my two cents: - pre-screen over phone and email, making criteria clear. Reconfirm before leaving for appt - make a short 30 second video (I used my iphone) of the unit to include with initial screening email to weed out tire kickers. Saw a HUGE increase in serious renters after adding a video link to my appointment emails - no individual appointments. I set what the prospect thought was a personal appointment but actually emailed each person the same time window. So it was an open house but they thought it was a personal appointment. In my market, show rates are higher if people think you are meeting them personally vs. an “open house” -Sunday afternoon yielded the best show rates - weather is huge. We fill within a week when weather is nice. Winter/cold/rain = no shows and sitting empty The biggest game changer for us was having a video. I had several people apply BEFORE a physical showing and then I only met with the person who had the best application. I came with the lease and she was able to confirm in person that she liked it, signed and paid...boom, unit rented. Good luck with it!
- Investor · Bayside, NY · Member since 2017 · 1k+ posts · 1k+ votes8y
Originally posted by @Al Pat:
@Wesley W. a great emails, hope you don't mind others using it.@Karen Kasjaniuk it is typical, I create competition by inviting multiple people in same time slot and also telling them that they are the first one to see followed by three other family, so they show up for sure. it works. If they all come at the same time, which happens, just tell them others came early because they really want it. This will drive desperation.
Good points.
I find 4 hour times slots work best for me as it compresses the time period and maximizes the crowd. I also see people prequalify applicants and screen out tire kickers. I think its a mistake, as mentioned, a waste of time since half the people don't show up.
I once rented a house to a couple, wife was a VP at the local electric utility, her income alone was over $125K. When I saw their application, I was thrilled, then I was disappointed when then told me they need it in two months, which for me was too long. At the time, the house was jammed packed, several groups totaling over 20 people was there. Among them, 2 or 3 couples there were just tire kickers.
So I said to this applicant, I have plenty of people who want it, pointing to the crowd, I love to have you, pointing to the application, but I already had a few people expressing interested. And looking around, he agreed, saying "I see what you mean" and said he'll talk to his landlord to see what they can work out. He's moving because his landlord is selling the house.
Later that afternoon, he called back, gave me the good news, his landlord is releasing him right away. He gave me the time frame to do his landlord a favor, but given the circumstance, have to move quick. He told his landlord how packed my place was.
With open houses, even tire kickers can be useful to add to the urgency, and in the case of this rental, I avoided a two month vacancy, and with monthly rent of $1,800 at the time, for me, quite a bit of money. So, thank you tire kickers, come one, come all.
- 8yDawn AnastasiPro MemberRental Property Investor · Milwaukee, WI · Member since 2013 · 6k+ posts · 4k+ votes
I prefer open houses. I used to advertise on Zillow and got a lot of people that just clicked the auto-button "I'm interested" but didn't really care. Now I've started advertising on Facebook. There's a live conversation at least. I still get no-shows, but at my last rental, I only had to do a 1-hour showing and got a tenant.
- Investor · Milwaukee, WI · Member since 2013 · 1k+ posts · 1k+ votes8y
I have always done the open house, only making special appointments for special circumstances. I am pretty new at this and will definitely be taking some of the advice posted. The pre-screen is a fabulous idea and I'm not sure how that never occurred to me. I love the link to the video idea too.
On rentals it is less than expected even in our area which is supposed to have severe housing shortage or affordability problems. I just tell prospects all go on SAT or SUN between 2-4 PM followed up with a text reminder. At 4 PM sharp I leave.
On homes prefer serious buyers with prequalified so I still place on MLS paying an agent. Z basically syndicated from MLS.
- 8yJennifer T.Pro MemberInvestor · New Orleans, LA · Member since 2014 · 1k+ posts · 944 votes
I find the class of rental makes a difference also. I have one rental in a middle class/almost upper middle class neighborhood. I rarely have no shows for that one. Though I still have a lot of the click the button "I'm interested", with no response back to my response.
I also have rentals in safe, but lower middle class neighborhoods. Substantial no-show percentages for those, 40-60%.
I also tell applicants when setting up the showing that I will text them 1 hour before and, if I don't hear back within 20 minutes, I won't be there.
The thing that really irks and puzzles me about all of it is, in this day and age, it is SO quick and easy for an applicant to cancel a showing they aren't going to attend with a text message. It's 10 seconds out of their life to be courteous and respect other people's time, instead of being rude and selfish. At least they already prove themselves to be someone I wouldn't want to rent to, lol.
- Investor · Chicago, IL · Member since 2016 · 1k+ posts · 930 votes8y
Agree with @Frank Chin, I wouldn't waste ANY time on pre-screening until they come view the property, and THEN they can have the paper/link for the application. Tell them the rules and your expectations for credit and income.
- Hollywood, FL · Member since 2016 · 11 posts · 8 votes8y
Recently listed my apartment on Zillow and several other sites.
- I use a TextNow Temporary free number for ads.
- I answer calls and texts but never reply to any emails without a phone number.
- I send all numbers a generic text with info and a specific time/day to see the place
- I also pre-screen each person and tell them good luck in their search if they're not the type of people I want to rent to.
- Then schedule everyone mostly for that specific times and day. For example 5 people at 3pm Wednesday and 2 might show up. tThe next 5 for Saturday at 1pm and 3 might show.
- When they see other people there, the competition to get the place amps up
My place was rented in 3 weeks by doing this. Some applied and were close but background and job were iffy. I always rent my places in 3 weeks max but I'm super picky on who I rent to. Never had a late payment or trouble tenant yet!
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