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Need some advice, tenant Making it hard to show property

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Need some advice, tenant Making it hard to show property

Old 11-21-2020, 07:47 PM
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Default Need some advice, tenant Making it hard to show property

Hey all. Hoping to get a little friendly advice here. Im trying to sell a rental property and the tenants are Making it really hard for us to get agents and perspective buyers in to view the property. I dont blame them, as they have another 11 months on their lease, but I do need to get the property sold and the only way to do that is with people coming on site to view it. According to the lease contract we have the right to enter the property with a reasonable notice at any time. Anybody have a An idea to help push the tenants to be more cooperative? If it matters, its not a cheap property and the family is pretty cool (other than this). Thanks advance for any advice. It is always appreciated. D
Old 11-21-2020, 08:10 PM
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Maybe limit it to one day a week.
Old 11-21-2020, 08:17 PM
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Depending on what state you are talking about , Covid changes many things. I know here the law changes it seems weekly. Right now it seems like the tenants hold the winning hand. it depends how your Governor stands and if the courts side with him of not.
EDIT I see you are from CA, You are F'ed
Old 11-21-2020, 09:07 PM
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I have rentals, but from your tenants perspective not sure I would be too keen on having random people walking through my house at different times all during the week right now. Do they have any people with health issues living there?

Any chance you could block off a few times or have a open house and pay a cleaning lady come in behind and do a quick wipe of all the surfaces?

Old 11-21-2020, 09:11 PM
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Im only familiar with Florida and the Snowbirds. A $50 or $75 gift card will get most of em out of there for an hour or two... the heater will be set on 90 degrees when you get there though.
Old 11-21-2020, 10:08 PM
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I certainly wouldn't be keen on having brokers and prospects in my home during these times. Also, consider that when you ask to do a showing it's a disruption to their daily routine. Even without covid concerns they have to put things away and may feel obligated to clean up the house ahead of a showing and they'll have to wipe it down after the showing. And if they're staying home mostly now anyway, they may not want to have to leave for a showing. If this is a single family dwelling most prospects aren't going to want to buy with tenants in place and will want the property vacant when it closes and are probably looking to close in a lot less than 11 months. What will you do with a good offer that requires a closing in 60 days with the tenants gone? You should discuss that with the tenants now as they have no obligation to leave before the end of their lease. Almost 30 years ago we sold our home and moved to a new city where we rented a brand new home from a developer for a couple of years while learning our way around. One day he came by and told us that he had a really good offer on the place and wanted us to move out 9 months early. We negotiated a bit and he bought out the lease by him paying us the remaining 9 months rent and moving expenses.
To induce the tenants to cooperate with showings, I'd offer them a rent reduction of one day's rent for any day with one or more showings. I'd also have the broker ensure that any prospects wear masks and disposable shoe coverings while in the house and offer to sanitize the house after a showing. A lot of exterminators are offering sanitizing services at a reasonable cost. Make the broker pay for that.
One more thing - just because an owner has the right to enter the property for inspection and repairs, that right does NOT include anybody else other than repair people. The tenant is under no obligation to allow brokers and prospects onto the property unless the lease says so.
Old 11-22-2020, 12:36 AM
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With 11 months left on the lease it looks like tenant harassment.
Old 11-22-2020, 04:29 AM
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Can't you just get some really good pictures and an inspection one time and market it that way?
Old 11-22-2020, 05:11 AM
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Another o e of the joys of being a landlord.
Old 11-22-2020, 05:16 AM
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11 months left on lease? Id be difficult too.
Old 11-22-2020, 05:59 AM
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Have your realtor take a video and don't bother the tenants again till you kick them out.
Old 11-22-2020, 06:10 AM
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If the lease is for 1 year, how could things have changed so much in 30 days that you're already wanting them to move? IF they just finished moving in, it sounds like their reluctance is a way to get back at you for allowing the lease to happen in the first place.

You might offer to compensate them a certain amount for moving costs? You might add wording to the lease that protects them from being evicted until X number of months after closing?
Old 11-22-2020, 06:18 AM
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I am thinking the lease was a renewal
Old 11-22-2020, 06:23 AM
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So the new owners must buy property subject to lease which gives the tenants reassurance for at least 11 months. You have a financial arrangement with the tenant. Offer them a month free rent if the property goes under contract and closes within a time frame. Turn them into your best salesman and stagger for you. They can get you a higher or lower offer by their attitude. Turn them into a asset.
Old 11-22-2020, 06:46 AM
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Originally Posted by seawalker57 View Post
So the new owners must buy property subject to lease which gives the tenants reassurance for at least 11 months. You have a financial arrangement with the tenant. Offer them a month free rent if the property goes under contract and closes within a time frame. Turn them into your best salesman and stagger for you. They can get you a higher or lower offer by their attitude. Turn them into a asset.
This is good advice IMO.
Old 11-22-2020, 06:52 AM
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Surprising that there's not language in the lease addressing this situation, as it commonly arises near the end of the lease term.
Last place I was involved in leasing was AZ and you had to give the tenants 3 days notice. A stalling tenant would use every bit of the 3 days, making it difficult to schedule and coordinate.
Old 11-22-2020, 10:21 AM
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Cash talks
Old 11-22-2020, 01:00 PM
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Originally Posted by seawalker57 View Post
So the new owners must buy property subject to lease which gives the tenants reassurance for at least 11 months. You have a financial arrangement with the tenant. Offer them a month free rent if the property goes under contract and closes within a time frame. Turn them into your best salesman and stagger for you. They can get you a higher or lower offer by their attitude. Turn them into a asset.
Amen. Do for them what you would want someone to do for you. Whatever you give them will come back to you many times over Grasshopper. :>) I've owned (and sold) about 10 rental homes. We moved to a new city about 14 years ago and rented for 2 years waiting for new construction. Having owned rentals I think we were very good tenants. But it gave me a new perspective on being a landlord.
Old 11-22-2020, 02:00 PM
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Thanks all for the quick and thoughtful responses. Were going to go with incentive as a means of getting them on board. They will get a significant chunk of their last months rent covered if theyre cooperative. Please note yes we have the right to show the property to potential buyers so we can force it but much better to use a carrot than a stick. Thanks again
Old 11-22-2020, 02:04 PM
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Originally Posted by Daven917 View Post
Thanks all for the quick and thoughtful responses. We’re going to go with incentive as a means of getting them on board. They will get a significant chunk of their last months rent covered if they’re cooperative. Please note yes we have the right to show the property to potential buyers so we can force it but much better to use a carrot than a stick. Thanks again
Hopefully that'll work but if they say no "cause of covid" you can't enter against their will. All you can do is sue to enforce the terms of the lease. Good luck!

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