Best time to show rental for prospective tenants

Bowie, Maryland
General Landlording & Rental Properties
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Best time to show rental for prospective tenants

Lumkia Macaulay
Member since 2025 · 20 posts · 14 votes

For those who manage their own rental properties or use a property management company, do you allow showings before all repairs are complete? My property manager says this is his normal process, and I would appreciate hearing how others handle it.
For context, the previous tenant left the property in deplorable condition, and the repairs were identified 60 days before the tenant moved out. In my view, it should have taken a week to a week and a half to complete the work. It is now the last week of October, and the work remains unfinished. The contractor hired by the property manager has repeatedly delayed completion.


Meanwhile, the property manager has continued showing the house with smoke detectors hanging from the ceiling, a broken bathroom sink, and other unresolved issues. He considers the condition acceptable for showings, even though the listing photos show the house in much better condition. I am concerned that this gives prospective tenants a misleading impression of what they will see and delays obtaining a tenant.
My preference is to complete the repairs and have the property clean and presentable before allowing showings. This will yield better tenants. We are also entering a slower rental season, with several other properties competing for tenants, which makes the delays particularly frustrating. I am now considering managing it myself or finding another company.


Is showing a property in this condition standard practice, or would you expect the repairs to be completed first?

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Rosina Persaud
Member since 2023 · 80 posts · 10 votes
1d

Do not show it in that condition — you are right to push back.

Across our 236 doors in Memphis, a unit is not shown as ready until systems and safety pass first: smoke and CO detectors mounted and tested, plumbing run at every fixture, HVAC working, appliances run, locks and windows working. Hanging detectors and a broken sink tell a good prospect one thing: this is how repairs will be handled after they move in.

Turnover and vacancy cost more than repairs, but a bad showing does not save vacancy. It burns it. You get fewer applications, weaker applicants, and listing photos that do not match the house.

Finish the work, clean it, photo-document it, then show it. If the schedule slipped, the fix is a dated completion plan, not showings in the meantime.

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  • Rosina Persaud
    Member since 2023 · 80 posts · 10 votes
    1d

    Do not show it in that condition — you are right to push back.

    Across our 236 doors in Memphis, a unit is not shown as ready until systems and safety pass first: smoke and CO detectors mounted and tested, plumbing run at every fixture, HVAC working, appliances run, locks and windows working. Hanging detectors and a broken sink tell a good prospect one thing: this is how repairs will be handled after they move in.

    Turnover and vacancy cost more than repairs, but a bad showing does not save vacancy. It burns it. You get fewer applications, weaker applicants, and listing photos that do not match the house.

    Finish the work, clean it, photo-document it, then show it. If the schedule slipped, the fix is a dated completion plan, not showings in the meantime.

    1Reply
  • Jaimee LaTorra
    Property Manager · Denver, CO · Member since 2026 · 10 posts · 6 votes
    1d

    Showing during make-ready isn't unusual, a lot of owners and PMs do it to cut vacancy days, especially heading into a slower season. It can start to go wrong though when the photos and the house don't match and no one has told the prospective tenant what's changing.

    If you're ok with showings continuing, I'd ask for a few things:

    - detectors back up and the sink fixed before the next one, those are quick and they're what people remember

    - a short written list of what's still being finished and by when, handed to everyone who tours

    - a move-in date on the listing that's after the work is actually done

    Also worth asking your PM how many showings it's had and how many applications came out of them. Lots of tours and no apps pretty much answers whether the condition is costing you. What's the contractor's realistic finish date at this point?

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    • Lumkia Macaulay
      OP
      Member since 2025 · 20 posts · 14 votes
      1d

      Thank you. The contractor's finish date changes every time he is supposed to complete the work. They have had several showings, but with those things listed, no one has submitted an application. I hired my own contractor to visit the property yesterday, and the PM's contractor, whom I told the PM to fire, was there and locked the door so we could not enter. This has been a complete mess. I am at the point where I think I will find another company.

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  • Daniel Jung
    Member since 2026 · 55 posts · 21 votes
    1d

    We split repairs into two groups. Anything tied to safety or basic use, detectors, plumbing, locks, heat, gets finished before anyone tours, no exceptions. Purely cosmetic work can run alongside showings, but only if applicants are told up front what is still being done and when it will be finished. The bigger issue here is the timeline. If the work was identified well before the tenant moved out, there should have been a firm ready date agreed in writing before the keys came back. Showing early to save a few vacant days usually costs more in the end, because the strongest applicants walk away and the home sits through the slow season anyway.

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  • Richard F.
    Honolulu, HI · Member since 2008 · 3k+ posts · 2k+ votes
    1d

    There is a very old saying...You only get one opportunity to make a First Impression! Don't Blow It!

    Prospective applicants often cannot "see through" dirt, clutter, missing elements, and ugly! Additionally, they cannot "see" a different, perhaps much better, furniture arrangement or where they could "place" their own items. There is also potential liability if someone trips over whatever, or snags an arm on a protruding nail, or is otherwise injured. Cleanliness is a KEY selling point, and one that is critical to those that are at the top of the tenant pool for a specific pricing tier.

    Markets vary, but in my experience across two very different regions, 80 - 90 percent of LTR prospects are looking to move in less than 30 days, and, far too many "need something now!" Aside from that, people "looking" very early usually continue looking, right up until you actually collect a legit "hold" deposit, and will bolt when they find their "perfect" new home.

    If you take intentional marketing photos prior to a move in of your first Ready to Rent unit, you can re-use those for advertising at the next vacancy to get interest and build a waiting list, but you should never show a unit that is not completely ready, including thorough cleaning and polishing of windows, screens, and all fixtures. You will attract the best applicants advertising either "Available soon [estimated date]" or, better yet, "View today, move in tomorrow upon approval."

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  • Harrison C.
    Member since 2017 · 63 posts · 29 votes
    1d

    the contractor locking you out of your own house is the bigger problem than the showings.

    before you tell the PM you're leaving, pull your management agreement and find the notice period and any fee for ending it.

    then ask in writing for: every key and code, the old tenant's deposit and what they plan to keep and why, the move out photos, what the contractor has billed so far, and any applications they have.

    once you have keys, change the locks or codes that same day. finish the repairs with your guy, then show it yourself. 2 or 3 weekend time slots is plenty to start

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  • Drew SygitBusiness Member
    Property Manager · Royal Oak, MI · Member since 2012 · 13k+ posts · 9k+ votes
    14h

    There really is no right or wrong answer - just opinions.

    Even in the PMC industry, no one has actual data to support either approach.

    It would be very RISKY though, to show a property that has health & safety issues that could cause a slip & fall lawsuit.

    It would be foolish to NOT mention in advertising that the property is undergoing RentReady repairs - to properly set expectations for showings.

    • Recommend spinning this as a positive with: "get in early to secure it now!" or "get in early and let us know what colors you want!"

    NEGATIVE: if prospects can go online and see the property has been advertised for 60 days and then SEE it's still NOT completed, they may not apply.

    RENT-READY TIMING: seems your PMC is NOT properly managing the project. FYI it is not always easy to find ONE affordable & dependable contractors that can do patch & painting, flooring, cabinets, etc. and it's a whole other level of complexity to try to sub all that out.

    • I'd be asking your PMC how much they paid this contractor upfront!

    • Pressure the PMC to pressure the contractor to finish or warn them you may have to terminate them.

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  • Clever Mukori
    Member since 2026 · 33 posts · 15 votes
    13h

    One thing I'd add before you switch: ask the PM for an itemized owner ledger for this unit since move-out, with every contractor invoice attached. When a job drags on this long, it's worth checking whether you're paying for trips that didn't finish anything, whether your agreement allows a maintenance markup, and whether that contractor is in-house or tied to the PM. That paper trail also helps if they try to charge a termination or leasing fee on the way out. And get the deposit deductions and move-out photos documented now, since that gets messy once you've switched.

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  • Leo SteinBusiness Member
    Property Manager · Orange County, CA · Member since 2025 · 210 posts · 42 votes
    11h

    I manage rentals in California, and I would not show it in that condition. Hanging detectors and a broken sink tell prospects how repairs will be handled later, and the good applicants usually walk. Ask your property manager for a written completion date and the contractor's schedule this week. Put a short deadline in an email, and say you will pause showings or bring in a second vendor if it slips. Also ask for photos of every open item so you can compare them to the listing. A quick clean, finished repairs, and fresh photos will usually rent faster.

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  • Mackaylee BeachPro Member
    Real Estate Agent · Kansas City, MO · Member since 2020 · 1k+ posts · 493 votes
    11h

    Having ongoing repairs during showings can expose you to potential liability if prospects trip or injure themselves while touring the property. I generally prefer all work to be finished, unless it involves minor tasks, such as replacing a light bulb or updating doorknobs.A polished and well-maintained space not only enhances safety but also leaves a positive impression, showcasing the home’s full potential. Additionally, finishing repairs before showings can help streamline the leasing process, allowing prospective tenants to focus on envisioning their own future in the space rather than being concerned with outstanding issues.

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  • Marc Winter
    Real Estate Broker · Northeast PA · Member since 2017 · 2k+ posts · 3k+ votes
    9h

    Showing before repair completion? Don't do it!

    1. Most people have NO IMAGINATION to visualize what the finished product will look like.

    2. Waste of time for the person showing and the prospect.

    3. Next--fire that contractor! Something smells here, based on your description of events.

    4. Definitely have a very serious discussion with the property manager.

    This post may seem harsh--I have no sense of humor when it comes to contractors stalling, and unprofessional management.

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    • Lumkia Macaulay
      OP
      Member since 2025 · 20 posts · 14 votes
      4h

      I totally agree with you. I lack patience, especially when it comes to my money.

      0Reply
  • Lumkia Macaulay
    OP
    Member since 2025 · 20 posts · 14 votes
    4h

    Thanks for all your comments and advice. I really appreciate it. I guess I need to trust my own instincts and experience instead of relying on the PM to make decisions that don’t meet my standards.

    I’ve spoken with the company owner. I’ll definitely consider switching companies, but they still have several issues to resolve with the previous tenant, and I don’t want to hand that off to a new company.

    That said, the owner agreed with everyone's comments: the home should not have been shown in that condition. He actually thought the work was complete. He also offered to waive the listing fee of one month’s rent, and I think he was genuinely upset, since the situation makes his company look bad.

    As for their contractor, I’ve told them not to allow him on my property. Apparently, the company has had problems with his delays before. I’ve also told the PM not to show my home until the work is complete and they’ve sent me photos of the finished work.

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  • Matthew MorrowBusiness Member
    Investor · PA - NY - NJ · Member since 2019 · 853 posts · 301 votes
    3h

    @Lumkia Macaulay I'd be frustrated too. I don't mind showing a unit with some paint left to do, but smoke detectors hanging from the ceiling is a safety item, and it tells people how the place gets taken care of. We photograph every alarm and note whether it tested satisfactory, so it's easy to show it's done. One month vacant can wipe out a year's cash flow, so the delay is costing you more than the repairs. I'd pull your management agreement and see what it says about timelines and contractors before you talk to him. Hope you get it worked out.

    [email protected]484-791-6200
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  • Divin KanyamaBusiness Member
    Accountant · Seattle, WA · Member since 2025 · 581 posts · 242 votes
    1h

    I understand the frustration, @Lumkia Macaulay. With 60 days of notice, a few repairs dragging into late October is a hard thing to accept.

    To answer your question, showing a unit with minor cosmetic work still in progress is fairly common, especially in a slow season when every vacant day costs money. But smoke detectors hanging from the ceiling and a broken sink are more than cosmetic. They send a message about how the property is maintained, and they can scare off the stronger applicants. If the listing photos look much better than what people see in person, that mismatch can hurt trust. Most of us prefer to finish the work first, or at least limit showings to a clean, safe, functional unit and be upfront about what's still being done.

    Before switching managers, I'd ask for a clear written timeline with dates, the contractor's name, and a weekly update. Check your management agreement for who approves vendors and what the manager's responsibilities are. If the contractor keeps missing deadlines, you can ask to bring in a different one. And if the answers aren't good, it's reasonable to look for another company, since a vacancy dragging into the slow season is a real cost. Just my take, so check your management agreement and local rules for your area. Good luck!

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