Tenant trying to coach me on how to advertise

[Carlos Lez]

Dear Fellow members,

I have this tenant who wants to terminate his lease after only  3 months into his one year lease. I understand that landlords have a duty to mitigate damages. But the tenant is telling me the following. I am seeking your valuable input on how to reply to him.  He is criticizing my method of advertising, unsolicited;

"Could you guys could put up pictures of the unit online so prospective tenants are more likely to inquire. Looking at the unit online all there is is a picture of the back of the house, nothing with the unit at all. I think these are necessary for a good faith attempt at advertising. I have some I can send as well if need be. I want there to be adequate resources and time to find a new tenant."

He had asked for a link to our ad and I sent him a link to one of the many ads that we have running.I haven't inquired with him on what efforts he is making to get that apartment re-rented.

[Richard F.]

Quote from @Carlos Lez:

 Your rant is baseless and does not answer the question which is about a tenant that wants to break is lease and is now trying to coach me on what type of an ad I should post. After 15 years of property management I don't need to learn what type of pictures to take or what details to include in the ad. 

Your response was baseless and full of assumptions. How did you come to this conclusion, "If the property is really that bad looking that you don't want to put up pics, maybe you need to update or sell."

 My response was based on the fact that your first paragraph states "he is criticizing my method of advertising"; and, you devoted a full (and the longest) paragraph to what was said by your tenant about your online pictures, including the statement that "all there is is a picture of the back of the house..." Seems to me the focus of your original post was about pictures.

Someone breaking a lease, with your 15 years experience, should not be that much of an issue. The easiest way is to advise the tenant to advertise and show it on their own, (thereby getting someone to take over sooner and relieving them of the responsibility) and have them refer interested prospects to your email/phone so they can be processed and approved. If they don't want to do that, their options are limited...either let you show it on some agreed to schedule or prior notice, or you do nothing until it is vacant and ready to show as usual. Both of these options will take longer and result in current tenant owing more money.