Do PM agents show units before a tenant has moved out?
Rental Property Investor · Member since 2022 · 54 posts · 17 votes
Do PM agents show units before a tenant has moved out?
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Realtor · Hanover Twp, PA · Member since 2018 · 3k+ posts · 3k+ votes
3y@Terry Landon, I manage my own properties and it is EXTREMELY rare that I show a rental until its vacant and has been prepped to rent again.
It is difficult to show an occupied rental. Tenants may refuse entry. Tenants may be there and bad mouth the property. Tenants are packing, so the property doesn't present as well. Unless I have an excellent tenant who is open to it, I don't even consider it.
I'm not saying it can't be done, but it isn't simple and easy.
I average 4-6 weeks for a turnover. So, if you are taking 1 month (4 weeks), then its only 1-2 weeks difference in vacancy between the approaches.
If you are having turnover EVERY year, THAT is what I would focus on as the issue to address. I budget for 5% vacancy with the intent to do BETTER than that. To me that means I want tenants to stay AT LEAST 2 years on average. That is the minimum. I think my average might be closer to double that at this point. Sometimes charging LESS rent makes you MORE money simply by reducing turnover!
27 Replies
- Realtor · Hanover Twp, PA · Member since 2018 · 3k+ posts · 3k+ votes3y
@Terry Landon, I manage my own properties and it is EXTREMELY rare that I show a rental until its vacant and has been prepped to rent again.
It is difficult to show an occupied rental. Tenants may refuse entry. Tenants may be there and bad mouth the property. Tenants are packing, so the property doesn't present as well. Unless I have an excellent tenant who is open to it, I don't even consider it.
I'm not saying it can't be done, but it isn't simple and easy.
I average 4-6 weeks for a turnover. So, if you are taking 1 month (4 weeks), then its only 1-2 weeks difference in vacancy between the approaches.
If you are having turnover EVERY year, THAT is what I would focus on as the issue to address. I budget for 5% vacancy with the intent to do BETTER than that. To me that means I want tenants to stay AT LEAST 2 years on average. That is the minimum. I think my average might be closer to double that at this point. Sometimes charging LESS rent makes you MORE money simply by reducing turnover!
- Rental Property Investor · Member since 2022 · 54 posts · 17 votes3y
Quote from @Kevin Sobilo:
@Terry Landon, I manage my own properties and it is EXTREMELY rare that I show a rental until its vacant and has been prepped to rent again.
It is difficult to show an occupied rental. Tenants may refuse entry. Tenants may be there and bad mouth the property. Tenants are packing, so the property doesn't present as well. Unless I have an excellent tenant who is open to it, I don't even consider it.
I'm not saying it can't be done, but it isn't simple and easy.
I average 4-6 weeks for a turnover. So, if you are taking 1 month (4 weeks), then its only 1-2 weeks difference in vacancy between the approaches.
If you are having turnover EVERY year, THAT is what I would focus on as the issue to address. I budget for 5% vacancy with the intent to do BETTER than that. To me that means I want tenants to stay AT LEAST 2 years on average. That is the minimum. I think my average might be closer to double that at this point. Sometimes charging LESS rent makes you MORE money simply by reducing turnover!
Well one we have 24 hour notice to entry so they can't refuse.
2) I understand what you are saying, but you should be able to gauge which unit/tenant is ok to show while they are still there.
3) It's not simple and easy but we are paying them first months rent to do it. They usually just try to cycle reject tenants from other properties. So if they have to do a little extra work to make the money and keep our cash flow going..well that's what we are paying them for.
4) We are new, so it's idk what the average is yet..but I imagine it's like 18 months. They are cheap units where people aren't planning on living forever.
- Realtor · Hanover Twp, PA · Member since 2018 · 3k+ posts · 3k+ votes3y
Quote from @Terry Landon:
Quote from @Kevin Sobilo:
@Terry Landon, I manage my own properties and it is EXTREMELY rare that I show a rental until its vacant and has been prepped to rent again.
It is difficult to show an occupied rental. Tenants may refuse entry. Tenants may be there and bad mouth the property. Tenants are packing, so the property doesn't present as well. Unless I have an excellent tenant who is open to it, I don't even consider it.
I'm not saying it can't be done, but it isn't simple and easy.
I average 4-6 weeks for a turnover. So, if you are taking 1 month (4 weeks), then its only 1-2 weeks difference in vacancy between the approaches.
If you are having turnover EVERY year, THAT is what I would focus on as the issue to address. I budget for 5% vacancy with the intent to do BETTER than that. To me that means I want tenants to stay AT LEAST 2 years on average. That is the minimum. I think my average might be closer to double that at this point. Sometimes charging LESS rent makes you MORE money simply by reducing turnover!
Well one we have 24 hour notice to entry so they can't refuse.
2) I understand what you are saying, but you should be able to gauge which unit/tenant is ok to show while they are still there.
3) It's not simple and easy but we are paying them first months rent to do it. They usually just try to cycle reject tenants from other properties. So if they have to do a little extra work to make the money and keep our cash flow going..well that's what we are paying them for.
4) We are new, so it's idk what the average is yet..but I imagine it's like 18 months. They are cheap units where people aren't planning on living forever.
With 24 hours notice they don't have the legal right to refuse, BUT they still CAN REFUSE! Then to enforce the lease, you may very well need to go to court because no police officer will read and make a decision about the validity of your lease or your legal right to enter. So, you are correct you have the right to enter and they would be wrong to refuse, but still if they refuse you are stuck.
Like I said, it can be done, but even me as someone who does it themself and am also an agent waits for it to be vacant. You are literally talking about 1-2 weeks of extra vacancy and it is so much easier to do. Plus the units show better. Everything is clean and fresh and fixed up when the new tenants see it. If you want to attract good tenants it helps.
- Realtor · Hanover Twp, PA · Member since 2018 · 3k+ posts · 3k+ votes3y
@Terry Landon, one more question with a tenant not caring about you re-renting, how do you expect the PM to get decent pics to advertise the property? A lot of tenants are very messy. They aren't cleaning their house to make pics look nice for you. Would you offer to pay the tenant to clean up for pics? Also, many tenants would object to pics in general of the interior while they live there. That happens a lot. Its a touchy subject.
- Rental Property Investor · Member since 2022 · 54 posts · 17 votes3yThat's were the gauging comes into play. If you have a good tenant that keeps the place clean, you show it. If you have a problem tenant/who doesn't..you wait...non the less, it should be marketed online before they're out..not waiting til they're gone.
Quote from @Kevin Sobilo:
Quote from @Terry Landon:
Quote from @Kevin Sobilo:
@Terry Landon, I manage my own properties and it is EXTREMELY rare that I show a rental until its vacant and has been prepped to rent again.
It is difficult to show an occupied rental. Tenants may refuse entry. Tenants may be there and bad mouth the property. Tenants are packing, so the property doesn't present as well. Unless I have an excellent tenant who is open to it, I don't even consider it.
I'm not saying it can't be done, but it isn't simple and easy.
I average 4-6 weeks for a turnover. So, if you are taking 1 month (4 weeks), then its only 1-2 weeks difference in vacancy between the approaches.
If you are having turnover EVERY year, THAT is what I would focus on as the issue to address. I budget for 5% vacancy with the intent to do BETTER than that. To me that means I want tenants to stay AT LEAST 2 years on average. That is the minimum. I think my average might be closer to double that at this point. Sometimes charging LESS rent makes you MORE money simply by reducing turnover!
Well one we have 24 hour notice to entry so they can't refuse.
2) I understand what you are saying, but you should be able to gauge which unit/tenant is ok to show while they are still there.
3) It's not simple and easy but we are paying them first months rent to do it. They usually just try to cycle reject tenants from other properties. So if they have to do a little extra work to make the money and keep our cash flow going..well that's what we are paying them for.
4) We are new, so it's idk what the average is yet..but I imagine it's like 18 months. They are cheap units where people aren't planning on living forever.
With 24 hours notice they don't have the legal right to refuse, BUT they still CAN REFUSE! Then to enforce the lease, you may very well need to go to court because no police officer will read and make a decision about the validity of your lease or your legal right to enter. So, you are correct you have the right to enter and they would be wrong to refuse, but still if they refuse you are stuck.
Like I said, it can be done, but even me as someone who does it themself and am also an agent waits for it to be vacant. You are literally talking about 1-2 weeks of extra vacancy and it is so much easier to do. Plus the units show better. Everything is clean and fresh and fixed up when the new tenants see it. If you want to attract good tenants it helps.
I'm not so sure about no police officer will enforce the right to enter, as it's common knowledge but I'd have to check on that.
Also depending on your market 4-6 weeks seems like a long turnover. It doesn't seem too efficient in your approach, no offense. - Realtor · Hanover Twp, PA · Member since 2018 · 3k+ posts · 3k+ votes3y
@Terry Landon, Another difficulty with showing the property.
In many states a PM is required to be a real estate brokerage. Many are realtors belonging to the local MLS and their listings are required to be advertised on the MLS.
So, OTHER agents will be calling to show the property. If the tenant doesn't want it to be shown, they likely won't answer the PMs calls and then to give that 24 hours notice the PM may have to drive over and post a notice on the door or whatever your state requires... Even after all of that the tenant will many times just refuse entry when that agent shows up.
This happens ALL THE TIME where a tenant refuses like that. I just bought an investment property BECAUSE the tenant was refusing entry and I was able to negotiate a better deal because I made offers sight unseen.
- Austin, TX · Member since 2019 · 5k+ posts · 5k+ votes3y
Some will show units with renters in them but I believe first impression counts
The unit should be fully turned and made ready, before anyone is toured through.
If you have burned the prospect out on available units, (want's a second story 2br and none are ready yet, so ready to walk)
You can tell them (for instance) we have a nice 2 story looking directly over the pool that will be available next week, I can text you when it's empty (but really when it's turned and made ready) if you'd like to come over and have a look at it then.
These units go fast and some have a waiting list, I'll check if this one does--then check and say no waiting on this one, first come first served, but they won't let us show it until it's empty (but really when it's turned and made ready).
Have you really thought about the ones we just looked at--would you like to go back and look at them again.
If they say yes, close them on an available (turned and made ready) unit.
Good Luck!
- Realtor · Hanover Twp, PA · Member since 2018 · 3k+ posts · 3k+ votes3y
Quote from @Terry Landon:
That's were the gauging comes into play. If you have a good tenant that keeps the place clean, you show it. If you have a problem tenant/who doesn't..you wait...non the less, it should be marketed online before they're out..not waiting til they're gone.Quote from @Kevin Sobilo:
Quote from @Terry Landon:
Quote from @Kevin Sobilo:
@Terry Landon, I manage my own properties and it is EXTREMELY rare that I show a rental until its vacant and has been prepped to rent again.
It is difficult to show an occupied rental. Tenants may refuse entry. Tenants may be there and bad mouth the property. Tenants are packing, so the property doesn't present as well. Unless I have an excellent tenant who is open to it, I don't even consider it.
I'm not saying it can't be done, but it isn't simple and easy.
I average 4-6 weeks for a turnover. So, if you are taking 1 month (4 weeks), then its only 1-2 weeks difference in vacancy between the approaches.
If you are having turnover EVERY year, THAT is what I would focus on as the issue to address. I budget for 5% vacancy with the intent to do BETTER than that. To me that means I want tenants to stay AT LEAST 2 years on average. That is the minimum. I think my average might be closer to double that at this point. Sometimes charging LESS rent makes you MORE money simply by reducing turnover!
Well one we have 24 hour notice to entry so they can't refuse.
2) I understand what you are saying, but you should be able to gauge which unit/tenant is ok to show while they are still there.
3) It's not simple and easy but we are paying them first months rent to do it. They usually just try to cycle reject tenants from other properties. So if they have to do a little extra work to make the money and keep our cash flow going..well that's what we are paying them for.
4) We are new, so it's idk what the average is yet..but I imagine it's like 18 months. They are cheap units where people aren't planning on living forever.
With 24 hours notice they don't have the legal right to refuse, BUT they still CAN REFUSE! Then to enforce the lease, you may very well need to go to court because no police officer will read and make a decision about the validity of your lease or your legal right to enter. So, you are correct you have the right to enter and they would be wrong to refuse, but still if they refuse you are stuck.
Like I said, it can be done, but even me as someone who does it themself and am also an agent waits for it to be vacant. You are literally talking about 1-2 weeks of extra vacancy and it is so much easier to do. Plus the units show better. Everything is clean and fresh and fixed up when the new tenants see it. If you want to attract good tenants it helps.
I'm not so sure about no police officer will enforce the right to enter, as it's common knowledge but I'd have to check on that.
Also depending on your market 4-6 weeks seems like a long turnover. It doesn't seem too efficient in your approach, no offense.@Terry Landon, if police officers were allowed to read and interpret leases, why would anyone need to go to court for an eviction. A police officer has no training to even know if a lease is valid at all. He cannot make that decision. That is what civil courts are for. Its the tenants property they have physical control of it at that point.
4-6 weeks is normal. 1 week to clean, spackle, do small upgrades like replace flooring in a room, touch-up paint, etc to refresh the place, 1-2 weeks to find a new tenant, 2-3 weeks for them to move in. Tenants aren't moving in the next day, they are typically moving in a couple weeks or so later. So, that is normal.
It also is HIGHLY efficient if you are keeping a tenant 5 years because that means you are only losing 1 week of rent per year. That is why I said you may want to focus on your turnover rate.
- Rental Property Investor · Member since 2022 · 54 posts · 17 votes3yI'm sorry but normal is relative, those cleaning/upgrades would take us a day. We do full flips in 1 week.
Quote from @Kevin Sobilo:
Quote from @Terry Landon:
That's were the gauging comes into play. If you have a good tenant that keeps the place clean, you show it. If you have a problem tenant/who doesn't..you wait...non the less, it should be marketed online before they're out..not waiting til they're gone.Quote from @Kevin Sobilo:
Quote from @Terry Landon:
Quote from @Kevin Sobilo:
@Terry Landon, I manage my own properties and it is EXTREMELY rare that I show a rental until its vacant and has been prepped to rent again.
It is difficult to show an occupied rental. Tenants may refuse entry. Tenants may be there and bad mouth the property. Tenants are packing, so the property doesn't present as well. Unless I have an excellent tenant who is open to it, I don't even consider it.
I'm not saying it can't be done, but it isn't simple and easy.
I average 4-6 weeks for a turnover. So, if you are taking 1 month (4 weeks), then its only 1-2 weeks difference in vacancy between the approaches.
If you are having turnover EVERY year, THAT is what I would focus on as the issue to address. I budget for 5% vacancy with the intent to do BETTER than that. To me that means I want tenants to stay AT LEAST 2 years on average. That is the minimum. I think my average might be closer to double that at this point. Sometimes charging LESS rent makes you MORE money simply by reducing turnover!
Well one we have 24 hour notice to entry so they can't refuse.
2) I understand what you are saying, but you should be able to gauge which unit/tenant is ok to show while they are still there.
3) It's not simple and easy but we are paying them first months rent to do it. They usually just try to cycle reject tenants from other properties. So if they have to do a little extra work to make the money and keep our cash flow going..well that's what we are paying them for.
4) We are new, so it's idk what the average is yet..but I imagine it's like 18 months. They are cheap units where people aren't planning on living forever.
With 24 hours notice they don't have the legal right to refuse, BUT they still CAN REFUSE! Then to enforce the lease, you may very well need to go to court because no police officer will read and make a decision about the validity of your lease or your legal right to enter. So, you are correct you have the right to enter and they would be wrong to refuse, but still if they refuse you are stuck.
Like I said, it can be done, but even me as someone who does it themself and am also an agent waits for it to be vacant. You are literally talking about 1-2 weeks of extra vacancy and it is so much easier to do. Plus the units show better. Everything is clean and fresh and fixed up when the new tenants see it. If you want to attract good tenants it helps.
I'm not so sure about no police officer will enforce the right to enter, as it's common knowledge but I'd have to check on that.
Also depending on your market 4-6 weeks seems like a long turnover. It doesn't seem too efficient in your approach, no offense.@Terry Landon, if police officers were allowed to read and interpret leases, why would anyone need to go to court for an eviction. A police officer has no training to even know if a lease is valid at all. He cannot make that decision. That is what civil courts are for. Its the tenants property they have physical control of it at that point.
4-6 weeks is normal. 1 week to clean, spackle, do small upgrades like replace flooring in a room, touch-up paint, etc to refresh the place, 1-2 weeks to find a new tenant, 2-3 weeks for them to move in. Tenants aren't moving in the next day, they are typically moving in a couple weeks or so later. So, that is normal.
It also is HIGHLY efficient if you are keeping a tenant 5 years because that means you are only losing 1 week of rent per year. That is why I said you may want to focus on your turnover rate.
If it is for a property that people would stay for 5 years, I see your point. But for these lower end multi units. It's young people who are just in their first rental, college students, people saving money til their next place. They are going to have a high turnover regardless of how long we wait for the "perfect tenant".
you are right about the police. - 3yTheresa HarrisPro MemberMember since 2019 · 15k+ posts · 11k+ votes
My PM doesn't and rarely do they post it for rent until it is vacant. I think they should post it for rent a few days before the end of the month when it is vacant.
For my properties, I do post them for rent before the tenant has moved out and do show it (at times that work with the current tenant and group bookings) to reduce vacancy time.
- Realtor · Hanover Twp, PA · Member since 2018 · 3k+ posts · 3k+ votes3y
Quote from @Terry Landon:
I'm sorry but normal is relative, those cleaning/upgrades would take us a day. We do full flips in 1 week.Quote from @Kevin Sobilo:
Quote from @Terry Landon:
That's were the gauging comes into play. If you have a good tenant that keeps the place clean, you show it. If you have a problem tenant/who doesn't..you wait...non the less, it should be marketed online before they're out..not waiting til they're gone.Quote from @Kevin Sobilo:
Quote from @Terry Landon:
Quote from @Kevin Sobilo:
@Terry Landon, I manage my own properties and it is EXTREMELY rare that I show a rental until its vacant and has been prepped to rent again.
It is difficult to show an occupied rental. Tenants may refuse entry. Tenants may be there and bad mouth the property. Tenants are packing, so the property doesn't present as well. Unless I have an excellent tenant who is open to it, I don't even consider it.
I'm not saying it can't be done, but it isn't simple and easy.
I average 4-6 weeks for a turnover. So, if you are taking 1 month (4 weeks), then its only 1-2 weeks difference in vacancy between the approaches.
If you are having turnover EVERY year, THAT is what I would focus on as the issue to address. I budget for 5% vacancy with the intent to do BETTER than that. To me that means I want tenants to stay AT LEAST 2 years on average. That is the minimum. I think my average might be closer to double that at this point. Sometimes charging LESS rent makes you MORE money simply by reducing turnover!
Well one we have 24 hour notice to entry so they can't refuse.
2) I understand what you are saying, but you should be able to gauge which unit/tenant is ok to show while they are still there.
3) It's not simple and easy but we are paying them first months rent to do it. They usually just try to cycle reject tenants from other properties. So if they have to do a little extra work to make the money and keep our cash flow going..well that's what we are paying them for.
4) We are new, so it's idk what the average is yet..but I imagine it's like 18 months. They are cheap units where people aren't planning on living forever.
With 24 hours notice they don't have the legal right to refuse, BUT they still CAN REFUSE! Then to enforce the lease, you may very well need to go to court because no police officer will read and make a decision about the validity of your lease or your legal right to enter. So, you are correct you have the right to enter and they would be wrong to refuse, but still if they refuse you are stuck.
Like I said, it can be done, but even me as someone who does it themself and am also an agent waits for it to be vacant. You are literally talking about 1-2 weeks of extra vacancy and it is so much easier to do. Plus the units show better. Everything is clean and fresh and fixed up when the new tenants see it. If you want to attract good tenants it helps.
I'm not so sure about no police officer will enforce the right to enter, as it's common knowledge but I'd have to check on that.
Also depending on your market 4-6 weeks seems like a long turnover. It doesn't seem too efficient in your approach, no offense.@Terry Landon, if police officers were allowed to read and interpret leases, why would anyone need to go to court for an eviction. A police officer has no training to even know if a lease is valid at all. He cannot make that decision. That is what civil courts are for. Its the tenants property they have physical control of it at that point.
4-6 weeks is normal. 1 week to clean, spackle, do small upgrades like replace flooring in a room, touch-up paint, etc to refresh the place, 1-2 weeks to find a new tenant, 2-3 weeks for them to move in. Tenants aren't moving in the next day, they are typically moving in a couple weeks or so later. So, that is normal.
It also is HIGHLY efficient if you are keeping a tenant 5 years because that means you are only losing 1 week of rent per year. That is why I said you may want to focus on your turnover rate.
If it is for a property that people would stay for 5 years, I see your point. But for these lower end multi units. It's young people who are just in their first rental, college students, people saving money til their next place. They are going to have a high turnover regardless of how long we wait for the "perfect tenant".
you are right about the police.
Most people don't have employees who they can schedule to jump in on exactly a given day. That just isn't typical. Also, sometimes a tenant says they will be out by a certain day and it takes a couple days longer.
Many times its impossible to even know the scope of work until day #1. So, you don't even know if you need someone to install flooring until you can see what the condition of it is like when its empty. This isn't like a flip where you have a scope of work defined well in advance and have the opportunity to line up people to do the work well in advance especially for most landlords who only do a very occasional turnover.
Most people are handling the turnover work themselves, using a cleaning service, or a handyman. Most people do not have their own crew on standby. - Rental Property Investor · East Wenatchee, WA · Member since 2014 · 10k+ posts · 16k+ votes3y
Sounds like 16% right there. What happened to take it easy and let a PM do all the work for 10%?
Most of my MF turnovers are actually 0 to negative. I have a back-up list.
Don't get a PM until you can afford the massive cf hit and reduction in tenant experience because they don't ask 2 simple questions right away. - Rental Property Investor · Member since 2022 · 54 posts · 17 votes3y
Quote from @Steve Vaughan:
Sounds like 16% right there. What happened to take it easy and let a PM do all the work for 10%?
Most of my MF turnovers are actually 0 to negative. I have a back-up list.
Don't get a PM until you can afford the massive cf hit and reduction in tenant experience because they don't ask 2 simple questions right away.What do you mean they are 0 to negative?
- Rental Property Investor · East Wenatchee, WA · Member since 2014 · 10k+ posts · 16k+ votes3y
Quote from @Terry Landon:
Quote from @Steve Vaughan:
Sounds like 16% right there. What happened to take it easy and let a PM do all the work for 10%?
Most of my MF turnovers are actually 0 to negative. I have a back-up list.
Don't get a PM until you can afford the massive cf hit and reduction in tenant experience because they don't ask 2 simple questions right away.What do you mean turnover days are 0 to negative?
No vacancy (tenant paid full month but moves out on 25th, re-rented on the 1st) to negative vacancy (tenant moves out on 20th, re-rented on 27th)
- Real Estate Broker · Minneapolis, MN · Member since 2011 · 5k+ posts · 6k+ votes3y
Quote from @Terry Landon:
I own a lot of multi units with high turnover. My current PM company takes the first months rent for commission on new tenants. But the agent is also refusing to show the property while it's still occupied when a tenant is moving out. Thus if it takes 1 month to find a new tenant..then we are out 2 months rent for the year.
I'm just wondering if this is common practice or not?
No, not in MFH. Not in my book of experience that is.
Look, there is all kinds of owners right, I have seen some who do leases a step above bar-napkin, so really one can find all kinds of actions int he segment but for argument sake, let's talk about the "standard" which is utilized by the most professional/proficient in the segment.
Generally there is a unit layout, keep on record. Also, unit photos and a walk through video from a time the unit was vacant and empty. This enables that when a unit is set for vacancy, within hours that full listing can go live. And with a video walk-through, it enables for in-person walk through as a confirmation not pre-application process.
Staff should be doing a pre-move-out inspection, to get insight of any needed maintenance and to give tenants added directions on there move-out process. It's a 1 step action that can save tons of time post move-out, vendors can be scheduled, material items etc., to be action ready immediately at move-out.
- 3yMatthew Irish-JonesBusiness MemberReal Estate Agent · Buffalo, NY · Member since 2017 · 2k+ posts · 2k+ votes
@Terry Landon we try to get a coming soon post on our website, we also have pictures from pre tenant move in we can use, but no, we don’t show units prior to a tenant moving out.
However, we charge a flat fee for leasing instead of one months rent. Usually more expensive places in our market rent faster and take less screenings so it didn’t make sense for us to base our fees on monthly rent. Our workload is often higher on lower end units.
Irish Jones Realty4.947 Reviews - Rental Property Investor · Member since 2018 · 826 posts · 810 votes3y
@Terry Landon I have the units staged and professionally photographed at the beginning of my ownership, and usually use the pro photos to list the property. I always show units before tenants vacate and usually have no more than 2 days vacancy between turnovers.
- 3yPeter TverdovBusiness MemberDeveloper · New Brunswick, NJ · Member since 2015 · 1k+ posts · 2k+ votes
It depends. If the tenant has been there 1-2 years we will show with a tenant living there. If they have been there a few years the place likely needs cleaning, painting, possibly updating. Just not worth it. Most of the time the owners don't help themselves by telling us, the property management company, what rent should be charged. Then weeks later asking why no tenant yet lol.
If you have had a tenant 5 years it won't kill you to fix the place up for 2 weeks and take 2-3 weeks to rent it out. That's not even 2% vacancy rate.
- Investor · Austin, TX · Member since 2021 · 9k+ posts · 5k+ votes3y
The property should be shown by the property manager. I would look to hire a new one
- Troy, MI · Member since 2019 · 61 posts · 20 votes3y
@Kevin Sobilo. This one is an easy fix. Just put in the lease that electronic communication -text- is allowed. Make sure the tenant answers at least one text. Then they can't say they didn't get it.
And we almost never show an occupied unit.
- 3yDrew SygitBusiness MemberProperty Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votes
@Terry Landon too many challenges most of the time, so can understand their reluctance!
Despite landlord rights to enter with proper notice, most existing tenants do NOT want people in & out of their home while trying to pack and get ready to move.
Understandable as many of their personal items may be out in the open.
Tenants can sabotage efforts to show their home:
1) Leave the place a mess show it shows poorly
2) Speak ill of the landlord to prospects
3) Change the locks
4) Leave a minor home alone
5) Leave an aggressive dog in the home
6) Make threats to physically harm agents
Of course, you can try various tactics to overcome these, but for an agent, it's just not worth it!
Logical Property Management4.9451 Reviews - Realtor · Hanover Twp, PA · Member since 2018 · 3k+ posts · 3k+ votes3y
Quote from @Allan C.:
@Terry Landon I have the units staged and professionally photographed at the beginning of my ownership, and usually use the pro photos to list the property. I always show units before tenants vacate and usually have no more than 2 days vacancy between turnovers.
@Allan C., the difficulty with the pro photos is that if the PM is a realtor and belongs to the MLS they are usually required to use new use updated pics on the MLS. Many times the MLS listings automatically pushes out to other sources.
Also, the cost of staging and professional pics for a C class unit might not make sense and C class units are the bulk of rentals.
- Austin, TX · Member since 2019 · 5k+ posts · 5k+ votes3y
Quote from @Kevin Sobilo:
Quote from @Allan C.:
@Terry Landon I have the units staged and professionally photographed at the beginning of my ownership, and usually use the pro photos to list the property. I always show units before tenants vacate and usually have no more than 2 days vacancy between turnovers.
@Allan C., the difficulty with the pro photos is that if the PM is a realtor and belongs to the MLS they are usually required to use new use updated pics on the MLS. Many times the MLS listings automatically pushes out to other sources.
Also, the cost of staging and professional pics for a C class unit might not make sense and C class units are the bulk of rentals.
Staging a class C (???)
I think super clean and location beats staging.
As clean as can be, and in an area clsss c renters like to be in, near a major grocery store, near pawn shops, 24/7 fast food, buy here pay here car dealers, rent to own furniture, paycheck cashing, 24/7 Auto Zone, big buffets-chinese or american, or pizza, (((welding schools))). No (violent) crime.
I think location outplays all of the staging in the world.
So many of the men and boys I have spoken with in class-c areas over the years, aspire to learn welding at a school (yet I'm not aware of a huge calling for welders). To me, they veiw it like some others aspire to get into the NFL, or law school. which is why I listed it above.
Good Luck!
- Member since 2022 · 33 posts · 15 votes3y
It seems that one could get more rental income if a property is shown either empty or professionally staged than showing with existing tenants' property. In my opinion, that could definitely affect cash flow in the long run.
- Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes3y
Different strokes for different folks. I think it's foolish to throw away a month of rental income, and I think it's irresponsible for a Property Manager to do it. But everyone is free to run business how they see fit.
Our lease explains we will market and show the rental during the last 30 days of occupancy. The vast majority of our renters found a rental through us when it was still occupied, so they understand the purpose and benefit to all concerned. We pre-inspect to see if it will present well. If it does (90% of the time) then we market it and show it with 24 hours notice (less, if the tenant allows).
In most cases, we have someone ready to move in within 7-10 days of the old tenant vacating.
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