When is it too early to list a rental property

Question

I was just wondering when it is too early to advertise a rental. For example if a tenants lease ends 1/31 should I list it but have it shown not being available until sometime in early February. I see both pros and cons of waiting or posting now. Also my boss wants showings to happen currently even when tenants are still living  there meaning I need to set up a time with both the prospect and tenant to show the unit/ condo. I personally think that's a bit weird but I'd like anyone else's experience on this.

Bud Gaffney · Answer

I think the sooner you list a rental property the better.

Austin F. · Answer

List as soon as you know it will be available. Set the availability for when it will be available.

I'm currently listing units for rent in May, great tenants think ahead. I won't do a showing without an approved application, I have an album of many high quality photos of the unit so this is rarely a hangup, especially in this hot rental market.

Once had a 7 hour vacancy. Old tenants left the place in great shape, I called the new tenants and said "The last tenants left the property move in ready, do you want to move in a week early?"

Carlos M. · Answer

@Chris Geer

We always list it 30 days out if it’s a turn and burn. (Clean / paint). If it’s a total remodel, obviously we have to wait. I have had one month vacancy ( not including renovations) in 14 years! You either hustle or you don’t.

Patrick M. · Answer

I operate on a 60 day lease renewal notice. I list the apartment as much as six weeks out and work with the tenants to show it.

I don't do vacancy.

Nicole Heasley Beitenman · Answer

I have a clause in my lease stating that units will be advertised 30 days before lease termination and they have to let tours occur with 24 hour notice.

Theresa Harris · Answer

You want to minimize vacancies, so as soon as you know the place will be available, start listing it.  Have older photos of the place when it is vacant for the listing and  cluster the showings to minimize disruption to the current tenants.  If you wait until it is vacant, you will likely have it vacant for a month.

Another person mentioned good tenants plan ahead and that is very true.  This means posting it early.

Julie Hartman · Answer

Completely understand that perspective. We tell our tenants we expect the property to be in showing condition at all times. Some comply and some don't. Unless the place is a complete mess, I think most prospects understand the moving process is messy and can overlook it. You just let them know the property will be cleaned and possibly paint re-touched before they were to move in.

Chris G. · Answer

@Julie Hartman

Well ours states the same thing that we're able too, sometimes doing so I feel turns the prospect away if the tenant that currently lives there all there stuff around. I was mainly just seeing if other people do this as well.

Julie Hartman · Answer

@Chris Geer What does the lease agreement say about marketing and showings? For example, ours allows us to advertise and show within the 30 day window preceding lease expiration. You should have language in the lease which will guide you. If a property will be vacant as of 1/31, it should have been advertised at least since the 1/1, ideally. Yes, showing with a tenant in place is more work but usually avoids a vacancy. Tenants don't always like it but it's part of living in a property that belongs to someone else. We have language in our lease that says we will give "reasonable" notice when practical but we can show whenever we want whether the tenant likes it or not.

When is it too early to list a rental property

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