921,504
The best solution is wait until unit is vacant.
2nd best. Get tenant to agree to the ONE DAY show schedule (Sunday 12 to 3) for all who express interest. Have owner provide 'incentive' to ensure co-operation.
Based on the RULES of your MLS it may be necessary to offer evening showing times for which the tenant, list agent and buyer must reach agreement. That can become so complex that "NEXT SUNDAY' will arrive before everyone can get on the same page.
Advise owner this is going to be a grind. Suggest the owner pay for the detailed video tour of the property whose link you can offer when the 'gotta see' call comes in.
Manage the situation. Don't let it manage you.
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Kat Palmiotti
Kalispell, MT
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Debe Maxwell, CRS
Charlotte, NC
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Candice A. Donofrio
Fort Mohave, AZ
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Mimi Foster
Colorado Springs, CO
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John Juarez
Fremont, CA
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Lyn Sims
Schaumburg, IL
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Nina Hollander, Broker
Charlotte, NC
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Michael Jacobs
Pasadena, CA
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Christine Kankowski No...
Poway, CA
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Kathleen Daniels, Prob...
San Jose, CA
3,345,091
One day open house - one-hour open house six days a week from 5:30-7:30pm. Ideally, give tenant notice and sell when vacant.
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Tammy Lankford,
Eatonton, GA
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Debe Maxwell, CRS
Charlotte, NC
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Mimi Foster
Colorado Springs, CO
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John Juarez
Fremont, CA
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Lyn Sims
Schaumburg, IL
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Nina Hollander, Broker
Charlotte, NC
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Michael Jacobs
Pasadena, CA
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Fred Griffin Florida R...
Tallahassee, FL
509,449
When will the lease expire? Is owner aware of the situation and still absolutely have to show? Perhaps there's a reasonable time that can be worked through with tenant. Then post in the mls or through css that showing is from xx to xx.
From my past experience, it's better to wait until tenant no longer lives in the property. I've seen many homes stay on the market because the tenant isn't cooperating.
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Debe Maxwell, CRS
Charlotte, NC
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Mimi Foster
Colorado Springs, CO
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John Juarez
Fremont, CA
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Nina Hollander, Broker
Charlotte, NC
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Michael Jacobs
Pasadena, CA
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Kathleen Daniels, Prob...
San Jose, CA
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Susie Kay
Plano, TX
613,494
Wait till the tenant is OUT...
Clean it up, open the blinds and then sell it for MORE $$$.
Eve
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Debe Maxwell, CRS
Charlotte, NC
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Candice A. Donofrio
Fort Mohave, AZ
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Mimi Foster
Colorado Springs, CO
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John Juarez
Fremont, CA
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Nina Hollander, Broker
Charlotte, NC
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Michael Jacobs
Pasadena, CA
427,257
Either get the tenant out after the lease is finished, or get people in when the tenant is not there. I think the owner may need to speak with the tenant to get them motivated to be cooperative. Maybe a discount on the monthly rent, or buy out the lease like Richard Weeks mentioned. Not a great position you are faced with here.
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Debe Maxwell, CRS
Charlotte, NC
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Candice A. Donofrio
Fort Mohave, AZ
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Mimi Foster
Colorado Springs, CO
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John Juarez
Fremont, CA
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Nina Hollander, Broker
Charlotte, NC
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Michael Jacobs
Pasadena, CA
4,882,355
See if the seller is willing to try and buy out the tenants lease.
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Debe Maxwell, CRS
Charlotte, NC
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Mimi Foster
Colorado Springs, CO
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Nina Hollander, Broker
Charlotte, NC
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Michael Jacobs
Pasadena, CA
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Kathleen Daniels, Prob...
San Jose, CA
716,049
That's a tough one. Tenant pays for the use of the property and in our AZ code of law free from being disturbed, free enjoyment of the property. And landlord gets compensdated for that.
Tenant could be a first responder on night shift, and I can certainly understand that. And I support those people, it's not easy for them.
Seller will have to suck it up, be patient, you'll have to thread carefully and wait until the lease is expired and unit becomes vacant.
It's not always about the landlord, it's also about the tenant, the tenant is just not a 'thing' that's in the way. Lets be respectful.
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Ron Tissier
Atlanta, GA
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Jeff Perlis Prime Prop...
Lake Arrowhead, CA
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Debe Maxwell, CRS
Charlotte, NC
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Mimi Foster
Colorado Springs, CO
544,014
The current situation reduces the sellable value by thousands and maybe tens of thousands of dollars.
Buying out the tenant will cost less than what the owner is losing by selling a dark cave.
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Debe Maxwell, CRS
Charlotte, NC
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Mimi Foster
Colorado Springs, CO
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John Juarez
Fremont, CA
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Michael Jacobs
Pasadena, CA
2,781,163
Explain it like you did and show....
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Debe Maxwell, CRS
Charlotte, NC
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Mimi Foster
Colorado Springs, CO
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Nina Hollander, Broker
Charlotte, NC
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Michael Jacobs
Pasadena, CA
2,684,009
Open House on his day off.
Buy him out, get him out.
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Debe Maxwell, CRS
Charlotte, NC
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Mimi Foster
Colorado Springs, CO
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Nina Hollander, Broker
Charlotte, NC
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Michael Jacobs
Pasadena, CA
2,220,323
Get the tenant out.
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Debe Maxwell, CRS
Charlotte, NC
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Mimi Foster
Colorado Springs, CO
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Anthony Acosta - ALLAT...
Atlanta, GA
763,883
I have asked them to sleep in one of the secondary bedrooms and allow showings. I explain that we can get the home sold quicker and end showings sooner. I'll also explain that we need access for appraisal, home inspection, final walk through and termite inspection. Winning their cooperation is key to success. Sales is our job so go for it.
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Jeff Perlis Prime Prop...
Lake Arrowhead, CA
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Debe Maxwell, CRS
Charlotte, NC
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Mimi Foster
Colorado Springs, CO
1,712,676
Reduce the rent as an incentive.
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Debe Maxwell, CRS
Charlotte, NC
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Mimi Foster
Colorado Springs, CO
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Lyn Sims
Schaumburg, IL
4,572,117
I can't think of anything beyond what has already been suggested /recommended. Good luck.
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Debe Maxwell, CRS
Charlotte, NC
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Mimi Foster
Colorado Springs, CO
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Nina Hollander, Broker
Charlotte, NC
87,920
Negotiate with the tenant hours. I agree with the suggestion to keep that bedroom excluded from showings.
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Mimi Foster
Colorado Springs, CO
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Jeff Perlis Prime Prop...
Lake Arrowhead, CA
1,622,432
Maybe exclude one bedroom from showings? If they like it you can come back on that 7th day.
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Mimi Foster
Colorado Springs, CO
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Jeff Perlis Prime Prop...
Lake Arrowhead, CA
3,986,258
Wait until renter is gone is the best
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Debe Maxwell, CRS
Charlotte, NC
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Mimi Foster
Colorado Springs, CO
1,543,634
I'd make certain evenings "showing evenings" where I could get there at 6PM and light it up and then let people come open house (on appt.) style and book overlapping appointments from 6:30-7:45PM and get it sold so you don't have to do that more than 4-5 times.
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Debe Maxwell, CRS
Charlotte, NC
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Mimi Foster
Colorado Springs, CO
711,852
The seller should work with the tenant (lease incentives) to make the home easier to show. However, this may be difficult with the tenant's job. Does the home look that bad in the evening? The days are getting longer.
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Debe Maxwell, CRS
Charlotte, NC
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Mimi Foster
Colorado Springs, CO
1,502,998
Just put day sleeper in the agent remarks. Not much can be done otherwise.
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Debe Maxwell, CRS
Charlotte, NC
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Mimi Foster
Colorado Springs, CO
7,836,129
The tenant may need an incentive to provide a showing schedule.
Maybe a weekly cleaning service and a rent reduction if it is sold.
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Debe Maxwell, CRS
Charlotte, NC
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Mimi Foster
Colorado Springs, CO
1,026,893
I have tried to convince Seller to wait until tenant is out. He is terrified of double mortgage payment with no income against it. Tenant doesn't want to move so is not being cooperative. UGH
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Debe Maxwell, CRS
Charlotte, NC
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Candice A. Donofrio
Fort Mohave, AZ
1,153,794
You've been backed into a corner but 6:30 pm to about 8:30 am is open game it appears.
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Debe Maxwell, CRS
Charlotte, NC
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Mimi Foster
Colorado Springs, CO
1,311,397
Lots of answers making the same points:
The property will sell better if it is vacant and prepped properly.
If the is not possible, make arrangements with the tenant for reasonable, planned showing opportunities and post those on your mls.
Tenants have rights. Owners do, too.
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Debe Maxwell, CRS
Charlotte, NC
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Mimi Foster
Colorado Springs, CO
6,393,154
I have a tenant who sleeps from 9 to 4, we work around his schedule and limit the showings to serious buyers only by requiring preapproval and a buyers agency before allowing showings.
For your situation I would suggest several open houses either in the evening or on that 7th day, and let the agents who have interested clients know to schedule during those times.
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Debe Maxwell, CRS
Charlotte, NC
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Mimi Foster
Colorado Springs, CO
5,583,278
tell the owner to do something with his tenant.... hide him.... let him sleep in the basement....
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Debe Maxwell, CRS
Charlotte, NC
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Mimi Foster
Colorado Springs, CO
1,844,271
Wait until tenant leaves. Explain how awful it will be for buyers.
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Debe Maxwell, CRS
Charlotte, NC
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Mimi Foster
Colorado Springs, CO
5,104,931
Can you try to schedule for the one day he's not sleeping? Not much else you can do if the tenant does not cooperate. Most important is that you make sure you seller understands the restrictions under which you are operating and how that might impact the sale. At least now with you have daylight till at least 7pm. Try and schedule from 6-7:30.
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Mimi Foster
Colorado Springs, CO
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Michael Jacobs
Pasadena, CA
3,164,269
plan an open house and have the owner put the tenant in a hotel for the day.
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Mimi Foster
Colorado Springs, CO
4,800,082
This owner should understand that his best bet to get a good price for this property is to wait till this tenant leaves.
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Mimi Foster
Colorado Springs, CO
4,319,419
Mimi Foster - I had similar situation.
With the permission from tenant, I organized a group showing twice and it has worked well!
Yes, having a tenant in night shift work is a bit of a challenge to sell - even when the landlord wants it to be shown and 'gone'!
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Mimi Foster
Colorado Springs, CO
5,229,945
Been there, done that and FINALLY the seller waited until tenant vacated. Property sold right away as soon as tenant was out! Good luck, Mimi!
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Mimi Foster
Colorado Springs, CO
5,216,387
Does owner have the right to those showings included in the lease? If not, offer a monetary incentive for scheduled showings.
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Mimi Foster
Colorado Springs, CO
247,599
First, I'd find out if there is a written agreement that needs to be honored. Then I'd have a discussion with the tenant about bring client through, quietly, without showing their bedroom.
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Mimi Foster
Colorado Springs, CO
5,868,482
4,936,605
2,182,502
3,071,489
4,434,127