Showing Rentals

By
Services for Real Estate Pros with RE/MAX Kai Lani

Interesting that many owner landlords want their property managerrs to start showing a rental home before a tenant moves out, or as soon as the tenant moves out with the expectation of getting the property rented earlier than if we wait until the property is in pristing renting condition.   What do you think?  What are your policies?  Is this an ethical issue?      

close

This entry hasn't been re-blogged:

Re-Blogged By Re-Blogged At
Groups:
ETHICS and the REALTOR
Property Management
Property Management Referrals and References
Tags:
property managers
renting
tenant
landlords
rental home
rentals

Post a Comment
Spam prevention
Spam prevention
Show All Comments
Rainmaker
254,432
Robert Machado
HomePointe Property Management, CRMC - Sacramento, CA
CPM MPM - Property Manager and Property Management

We only show occupied property to approved applicants (the application has been processed and the people are qualified to move in).  Once vacant, we show if the property is showable. 

Mar 05, 2009 04:02 PM #12
Rainmaker
1,248,908
Wallace S. Gibson, CPM
Gibson Management Group, Ltd. - Charlottesville, VA
LandlordWhisperer

Jerry - start taking interior photos of vacant units.  I have been doing it for 6 years and now have photos of all my properties EXCEPT ones that currently have the owners living in them (once owners leave and unit is cleaned, I'll take vacant pics)....THIS is crucial and is easy to upload to a website....if my 8g jump drive with photos goes down, I still have them in my INACTIVE properties on my HR website which stores 99 property photos....

Mar 05, 2009 11:12 PM #13
Rainer
17,201
Jerry Bangerter
RE/MAX Kai Lani - Honolulu, HI

Robert,  RIGHT ON!   Thanks for your support.   Jerry

Mar 07, 2009 04:23 AM #14
Rainer
17,201
Jerry Bangerter
RE/MAX Kai Lani - Honolulu, HI

Wallace,  You have hit on the problem I first bumped into -- storage space.   I like the backup idea.  Thanks for sharing.  Jerry

Mar 07, 2009 04:25 AM #15
Rainer
28,039
jason morris
Long Bay Realty, LLC - Murrells Inlet, SC

we mostly manage condos in Myrtle Beach, in our area it is tough to get an application from people before they see it.

Plus what do you do if the tenants living in the property decide they are not going to leave? It could take any where from a couple weeks to a couple months to get them out?

Its our policy not to show properties unless they are empty, in certain circumstances we will put them on our website and start doing some light marketing

 

Mar 08, 2009 01:16 PM #16
Rainer
1,600
Todd Nibbe
WNY4RENT.com - Buffalo, NY

From our perspective up in Buffalo, a tenant that cannot wait to get in to see an apartment until it is vacant is generally RUNNING from somewhere else!  This is the first indication from me that they may not have the best rental history.

My other thought on showing the property before it is ready is that A) The person wanting to move in may not wait around for the current tenant to move out and repairs to be made and that B) A prospective excellent tenant is turned off by the status of the occupied unit and moves on.

Mar 09, 2009 03:13 AM #17
Rainmaker
1,248,908
Wallace S. Gibson, CPM
Gibson Management Group, Ltd. - Charlottesville, VA
LandlordWhisperer

Jerry - I use an 8G Lexar jump drive for photo storage and I only keep active property photos on it....I cull old listing photos onto a smaller jump drive at the end of the year with a copy of the current year's photos on my hard drive also titled at the year photos.  I am working on Photos 2009 this year.

Mar 09, 2009 05:06 AM #18
Rainer
17,201
Jerry Bangerter
RE/MAX Kai Lani - Honolulu, HI

Jason,  You have hit a couple of the issues that I have run into.   Thanks for your input.   Jerry

Mar 09, 2009 08:00 AM #19
Rainer
17,201
Jerry Bangerter
RE/MAX Kai Lani - Honolulu, HI

Todd, I wholeheartedly agree with your observations.  Mostly, however, I am having a problem with owners who want to show the unit early and they simply will not believe that the rental gets "stale" and seldom gets rented until it is ready anyway.  Jerry

Mar 09, 2009 08:05 AM #20
Rainer
17,201
Jerry Bangerter
RE/MAX Kai Lani - Honolulu, HI

Wallace,  I am impressed with the extent of your professionalism and organization.   You set a hard pace for all of us.   Thanks for this great suggestion.    Storage is always a problem; getting time to purge old photos is a pain.   Jerry

Mar 09, 2009 08:10 AM #21
Rainer
31,488
Kenneth Kujawa
Century 21 Signature Realty - Saginaw, MI
CCIM, MICP

I have found that it is very difficult to show occupied units for a number of reasons. 

However, I believe that addresssing this issue up front during a move in will help with the future showings.

Thank you,

 

Kenneth M. Kujawa,  CCIM

kenneth.kujawa@century21.com

http://www.c21signaturerealtycommercial.com/

 

Mar 13, 2009 04:24 AM #22
Rainer
17,201
Jerry Bangerter
RE/MAX Kai Lani - Honolulu, HI

Thanks Kenneth; Your points are well taken.   Jerry

Mar 13, 2009 05:39 AM #23
Rainer
18,005
Betty Fletcher
Fletcher Property Management Inc CRMC® * www.FletcherPM.com - Little Rock, AR
MPM, RMP - Little Rock Arkansas Property Manager

Aloha Jerry -

Once we receive written notice of the tenant's intention to vacate the property, we schedule a 'pre-move inspection' of the property. In addition to giving us a heads up on issues needing attention at move out, it also allows us to determine if the property is showable.  If it is, then we place a yard sign and begin advertising.  Of course, we always give the tenant the 24hr notice required in the lease unless they waive that.  Thankfully we haven't ran into a problem with the old tenant failing to vacate as agreed and the new tenant being unable to take possession.

If the property is in need of much in the way of repair or painting, then we wait to show it.  Most of the time tenants do not have the ability to accurately envision the property as it will look rather than as it looks.

Give all my NARPM Ohana there a big Aloha from me!

Mar 21, 2009 11:48 PM #24
Rainer
18,005
Betty Fletcher
Fletcher Property Management Inc CRMC® * www.FletcherPM.com - Little Rock, AR
MPM, RMP - Little Rock Arkansas Property Manager

Sorry guys - it must just be TOO early here!  Didn't realize that I had already responded to this blog earlier.  Please forgive my lack of focus this morning.

Mar 21, 2009 11:49 PM #25
Rainer
17,201
Jerry Bangerter
RE/MAX Kai Lani - Honolulu, HI

Hi Betty,   It is never improper to respond to a Blog, even several times.   So, I will give everyone in the Oahu Chapter your kind aloha and wish you a great day.   Jerry

Mar 22, 2009 06:16 AM #26
Ambassador
2,137,824
Respect Realty LLC
Respect Realty LLC - Milwaukie, OR
Brokers - Oregon / SW Washington Real Estate

I don't have any rentals at this time, but as long as the owner realizes they may get less per month in rent because of the condition of the property, then I say go with the owners decision.

 

May 14, 2009 06:55 PM #27
Rainer
17,201
Jerry Bangerter
RE/MAX Kai Lani - Honolulu, HI

Todd,  I agree with you, but as a last-resort as in when I simply can't change the owner's mind.   The problem from my perspective is that the easiest time to rent a home is the first couple of days after it is advertised.   When I have a bunch of perspective tenants look at the home and turn it down because they can't imagine it without the tenants stuff in it, the listing gets old.   So it doesn't improve the timing of the rental and the owner still has to take a reduced rent.   Jerry

Jun 11, 2009 06:45 AM #28
Anonymous
Michael

Jerry Ihave a question for you  my property manager had set up a appointment to look at a apartment however he sent some of his staff members or whatever they are to show the apartment one of them asked me about the apartment  now I as being a live-in tenant was about to give them information about it  then all of a sudden I get a phone call from the property manager himself saying I'm not to give out any information about the apartment he threaten me with eviction if I give out information  What do I do???  I have people knocking at my door  He's not there to show the apartment

Mar 03, 2011 03:48 AM #29
Rainer
17,201
Jerry Bangerter
RE/MAX Kai Lani - Honolulu, HI

Michael,  I am uncertain as to what is going on.   It seems that you are a tenant in a home that is being sold?   Is that correct?   Under any circumstances, you are not obliged to give out information on the rental home, and to do so might open you up to a lawsuit.   If the property manager or owner is selling the home, your occupancy might be pretty limited.  Just take this into consideration.   As for people knowcking at the door, if they are there to ask questions about the home being for sale, or to look at the home, just give them the realtor's phone number.   The main thing is to be uninvolved with any person looking to buy the home.   You may want to talk with a lawyer.   If the home is not for sale, my answer will change.   Just let me know.   And thanks for your question.   Jerry

Mar 04, 2011 06:30 AM #30
Anonymous
Michael

let me explain it this way  I'm a tenant that lives in a 4 apartment building  I live in the lower apartment  my property manager is trying to rent out the apartment above us  in which I know the condition of the apartment  he has set an appointment which was Wednesday he was not there to show it  his assistant or people that clean up the place were showing it  and it seems to me that they don't have all the answers regarding the apartment   I know about the apartment because I have volunteered to clean it up  It was a  HUGE  mess  it was like a tornado has struck it  garbage, cockroaches, etc   it was horrible   he doesn't do much   it took him three weeks to get my heater fixed  that's not good  plus he has a 24hr service call number in which noone answers  he's not intended to sell the home  he's just trying to rent it out to new tenants if he can get any

Mar 04, 2011 07:18 AM #31
Post a Comment
Spam prevention
Show All Comments

What's the reason you're reporting this blog entry?

Are you sure you want to report this blog entry as spam?

Rainer
17,201

Jerry Bangerter

Ask me a question
*
*
*
*
Spam prevention