Tenant Turnover - Milwaukee, WI
Member since 2021 · 32 posts · 17 votes
Tenant Turnover - Milwaukee, WI
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Rental Property Investor · Oconomowoc, WI · Member since 2016 · 996 posts · 431 votes
6moI use a block showing schedule. Meaning anyone who wants to see it has to come during a certain time frame. I don't set individual showing. No shows are unavoidable and extremely hard to negate, but doing the block scheduling eases the pain. It's best if you plan on keeping yourself busy during your block showings if no one shows up. In other words, bring work with you.
As for pre-showing (before vacancy)....not a fan. Are you going to use pictures to pre-market? What about the existing tenants' consent for their personal items to be photographed and placed on the internet? How do you know for certain you will be able to honor the timeframe you advertise it for rent until it is empty? What if the tenant doesn't leave on time? These are all the reasons why I don't pre-advertise and and dont pre-show. I'm sure I'll get eaten alive in these comments, but I just don't see the point. Too many unknowns and risks.
8 Replies
- Honolulu, HI · Member since 2008 · 3k+ posts · 2k+ votes6mo
Of course every market is different, but for 30 years I always used the same technique. Attracting, screening, and approving a Quality Tenant is the single most critical task you have. I do not want to miss out on a Good Tenant by showing them an occupied unit or one that is in mid rent prep condition; I don't want to lose prospects that simply don't want, and sometimes don't have, fees prior to even seeing a unit; and, as much as I hate to, I simply accept that some people these days are just so disrespectful of other's time that they cannot show up at all for an appointment made just 1 hour previous. It just comes with the territory. All the more reason to get as many as possible to showings.
Actually, back to back or large group appointments do work well. For an average property I schedule 15 minutes apart, but if there are multiple parties of interest, I double or triple them up, assuming one or more will NOT show up. Having multiple prospects on site is good to foster a sense of urgency for them to act, when they see and hear others interested.
What I can do, is ensure the unit is as clean as conditions allow; fully functional and move in ready; secure; well lit; and at least re-painted if it is dark and dinghy to begin with. You will never attract the Best from the pool of Tenants in any price tier if you cannot at least do that much.
Be sure to have copies of written policies regarding Pets, Assistance Animals, and House rules if any. I also continued to provide a Rental Application Form with clear instructions and a number of conditions including the minimum criteria for approval of applications; when Security Deposit is due and how much; acceptable types of payment for move in and regular rent; deadline for move in and rent payments, and late fees; all adults required to apply and be named on Agreement; all units are Non Smoking; vehicles must have current tags and insurance; and similar information common to all units under your management.
Spend the time to find the best prospects, you will have fewer headaches down the road.
- 6moClare PitcherBusiness MemberProperty Manager · Milwaukee, WI · Member since 2024 · 162 posts · 97 votes
Great questions, Spencer. We require our tenants to let us know at least 60 days in advance if they plan to renew or move out. If they are moving out, we will complete a pre-move-out inspection to ensure the unit is showable. From there, we only bring through approved applicants or set up "open house times" a few days a week, while confirming every showing an hour before.
As for websites, most of our prospects see the listing on our website or on Zillow, we post to about 30 different sites, including apartments.com, rent.com, etc.
Best of luck with the tenant search! If you ever need help placing a tenant in Milwaukee area, we do offer a lease-only service. Feel free to message me if you'd like more info!
Welcome Home Milwaukee4.4453 Reviews - 6moDrew SygitBusiness MemberProperty Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votes
Quote from @Spencer Krautkramer:
How early do most people find it the best timeframe to post for-rent ads prior to unit becoming available in Milwaukee (Bay View Duplex)? Any better sites than Zillow? It's been a few years since I've had a tenant turnover and done the marketing and screening process... it seems many tenants only look 1-2 months in advance.
Any suggestions for being efficient with showings while unit is occupied, and to eliminate the mass amount of no-shows on non serious inquiries? In the past I've required interested parties to pay to apply before a showing (and give their money back if accepted), and did one day with showings back to back to back. Any other suggestions?
We see a correlation between the Class of tenant and how long in advance they shop for a new rental home.
Class A usually starts looking 60+ days.
Class B 30+
Class C & D 1-3 weeks:(So, plan accordingly.
For occupied showings, assuming current tenant cooperates, the most efficient method we've found is to get current tenant to agree to three timeslots weekly - one late morning/early afternoon, one weeknight and the BEST timeslot of Saturday 10am-2pm.
Then you steer all showings to one of those.
Makes it easier on existing tenant - just be sure to confirm every timeslot showing so they know to be ready or can "relax".
Regarding your "pay to apply" practice, what about having them pay to schedule a showing and either refunding it when they show up or they can use it towards their application?
Logical Property Management4.9451 Reviews - Rental Property Investor · Oconomowoc, WI · Member since 2016 · 996 posts · 431 votes6mo
I use a block showing schedule. Meaning anyone who wants to see it has to come during a certain time frame. I don't set individual showing. No shows are unavoidable and extremely hard to negate, but doing the block scheduling eases the pain. It's best if you plan on keeping yourself busy during your block showings if no one shows up. In other words, bring work with you.
As for pre-showing (before vacancy)....not a fan. Are you going to use pictures to pre-market? What about the existing tenants' consent for their personal items to be photographed and placed on the internet? How do you know for certain you will be able to honor the timeframe you advertise it for rent until it is empty? What if the tenant doesn't leave on time? These are all the reasons why I don't pre-advertise and and dont pre-show. I'm sure I'll get eaten alive in these comments, but I just don't see the point. Too many unknowns and risks.
- Honolulu, HI · Member since 2008 · 3k+ posts · 2k+ votes6mo
@Corina Eufinger is on the money!
If you routinely take a full set of detail pics PLUS "marketing" shots after Rental Prep is complete, but before anyone moves in, you should be able to use those pics for years if you set up a useful filing system. They are also useful just to jog your memory on specifics at a future time. I had a separate folder for each address, with unit folders below if it was MF. Each series of pics was simply named by date, "move out", "RTR" (ready to rent), "interim inspection" "marketing" or a specific repair project (water damage).
- 5moBen JacobsBusiness MemberProperty Manager · Milwaukee, WI · Member since 2017 · 37 posts · 10 votes
How early, It depends — and @Clare made some great points here, especially around pre-move-out inspections, confirming showings, and limiting traffic to serious/approved applicants. That’s all very solid and aligns with what we’re seeing work well locally.
A few additional thoughts to build on that:
Start with how the unit shows.
If it’s not ready to make a strong first impression, listing too early can actually hurt you. Listings get the most traction in the first couple of weeks, and you don’t get that opportunity back. Losing that first wave of “ready, willing, and able” renters is where a lot of inefficiency starts.Timing has more flexibility than most think.
While many renters are searching 30–45 days out, listing 60+ days early can absolutely work — if the unit shows well.That earlier window often attracts “planners,” who tend to be more organized and intentional. Yes, it can create more work, but with good pre-screening, you can capture strong applicants before the market gets crowded.
Seasonality is worth paying attention to.
A lot of inventory hits June–August, which increases competition and gives renters more options. Positioning ahead of that wave can help your listing stand out.Upstream planning helps everything downstream.
Rather than waiting on notice, evaluating renewals earlier (condition, payment history, overall performance) gives you a better sense of whether to prepare for turnover — and allows you to time and position the listing more strategically.Where to list:
Zillow is still a primary driver, but don’t overlook Facebook Marketplace and even Craigslist — both are still very active in Milwaukee and can generate solid leads when used correctly. There are free listing syndicators out there to list on 30+ sites but we use platforms that allow us to rank highest on the platforms so we can attract the best applicants..Showings & no-shows:
Pre-screen before scheduling, confirm day-of, and consider sending a quick video walkthrough ahead of time. That alone can cut down significantly on no-shows and unqualified traffic, especially while occupied.Bottom line:
Clare’s approach is a strong foundation. Where we’ve seen additional gains is being more proactive with timing and making sure presentation + positioning are dialed in from the start.
Residential Renters4.8217 Reviews - Honolulu, HI · Member since 2008 · 3k+ posts · 2k+ votes5mo
To each their own, but early on I determined that "pre-inspections" were largely a waste of time. Sure, you might find significant items such as damaged or missing doors, or holes in the wall (although others may easily be hidden too). Too many areas are hidden by Tenant's belongings that a lot is simply missed, which throws off all of your pre-planning. You are too likely to miss telltale signs of leaks, which is #1 cause of serious damage; you cannot see most of the floorcoverings, missing stains or other damage; and you really can't even eyeball all of the outlets that could be damaged and dangerous.
Also, advertising 30 or 60 days early is less effective in my experience, than a simple "AVAILABLE NOW" or "View it today, move in tomorrow" in your ads. The earlybirds are too likely to keep looking and find something better. Even if you take a "hold" deposit, they don't actually see the unit until move in, nor do you actually meet the applicants in many cases. Both of those scenarios can result in disappointment. You are better off, IMHO, meeting with prospects, walking them through to sell them on the specific features and benefits of the unit, answer questions, overcome objections, and soft close the deal. Much more likely to have a good outcome, with all parties happy.
- 5moBen JacobsBusiness MemberProperty Manager · Milwaukee, WI · Member since 2017 · 37 posts · 10 votes
Quote from @Richard F.:
"pre-inspections" were largely a waste of time.
Richard brings up some valid points — especially depending on market and how someone is operating day-to-day.
If you’re self-managing and balancing leasing with other priorities, it makes sense to simplify and focus on speed (“available now” strategies, fewer steps, etc.). In that context, his approach absolutely makes sense.
From a more systems-driven/property management perspective, we see things differently.
On pre-inspections:
It’s true you won’t catch everything in an occupied unit, but the goal isn’t perfection — it’s reducing unknowns and preparing ahead. Pre-inspections allow you to identify major scope items, start vendor conversations, and set expectations early so you’re not scrambling after move-out.It’s also a great opportunity to educate the current resident. Walking through move-out expectations — what qualifies as damage versus normal wear and tear — has proven extremely valuable. It’s not foolproof, but it consistently leads to better outcomes and fewer surprises. Even small touches, like offering cleaning resources or coupons for move-out cleaning support, can go a long way in how a unit is returned.
**It’s important to position this correctly — not as a guarantee of a full security deposit return, but as a courtesy pre-move-out inspection. The intent is to provide clear guidance so the resident can put themselves in the best position to maximize their deposit return, while creating transparency around expectations.
Another piece that often gets overlooked: how the tenant moved in.
If the move-in process was well-documented with clear condition reports, photos, and expectations, you’re much more likely to have a smoother move-out. If it was loose or undocumented, that often shows up on the back end.On early marketing vs. “available now”:
There’s definitely a segment that responds well to immediate availability. At the same time, earlier marketing can attract more intentional renters — you just need good pre-screening to manage the volume. Not all early leads convert, but that’s part of the process.On showings and “selling”:
We take an education-first approach — not a sales approach. The goal is alignment: ensuring the prospect fully understands both the property and the lease expectations.In our experience, issues tend to arise when the unit is oversold and the terms are under-communicated. That’s something we’ve seen frequently with self-managing landlords — understandably, as there’s often emotional investment in the property.
I can relate to that myself, which is exactly why I prefer to have leasing agents handle the showing process. It keeps things objective, consistent, and process-driven — focused on proper fit rather than “selling” the unit — which ultimately leads to better outcomes on the back end.
Bottom line:
Different approaches can work depending on your market and how you operate. But when you have systems in place, being proactive — pre-inspections, early planning, and clear communication — tends to create more predictable turns and better long-term outcomes.Residential Renters4.8217 Reviews
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