How to manage showings with occupied tenant?

Question

Currently property is occupied with tenant. Only tenant and property manager has keys. As an out of state investor, how do I manage showings or allow inspections to be done?

Drew Sygit · Answer

Why aren't you working on this with your PMC?

NOTE: while landlords want to do end-of-lease showings to minimize vacancies, current tenants do not always cooperate with these showings. Even though the lease and local laws may allow access, tenants can sabotage these showings in several ways:

- Leaving an unattended child in the home alone- Leaving an aggressive dog in the home- Making physical violence threats- Giving negative feedback to prospects during showings

Kerlous Tadres · Answer

@Jorene T. your property manager is your easiest path here since they already have keys and a relationship with the tenant. I'd just have them coordinate directly with the tenant and give proper notice (usually 24 to 48 hours depending on your state and lease), then meet the inspector or buyer on site so you never have to be there in person.

Jorene T. · Answer

@Kerlous Tadres any guidelines on how much they should charge for providing access or if they should charge at all?

Mark Cruse · Answer

If you have a property manager, what is it you feel is their responsibility?

Drew Sygit · Answer

Typically, an owner-occupant will pay the highest price for a SFR.

To do that, you'll need the property to be vacant.

Otherwise, it's highly unlikely you'll get a market-rate offer - buyers will low-ball you with a tenant in the property.

Of course, if you could go back in time to the COVID market where buyers were outbidding each other and waiving inspections & more...

Marcus Auerbach · Answer

Do I understand you correctly? You want to sell it FSBO while you are remote and the home is tenant occupied? I literally could not think of a more impossible combination of circumstances.

I assume you are too confident to hear me, but here is what I'd recommend: treat it like a flip. Vacant home, fresh paint and anything else that is needed, staged living room, experienced agent.

Jorene T. · Answer

@Drew Sygit I want to do a FSBO

Theresa Harris · Answer

This is your property manager's job.  They should be handling move out, move in, inspections, showings, deposits, rent, etc.

Richard F. · Answer

Everything should go through the PM. Period. Even if it's "your" insurance co that wants to inspect, they should be directed to contact PM for access, and you should notify PM to expect the contact.

How to manage showings with occupied tenant?

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