Vacant for Showings?

[Stephen E.]

I am busy renting two units at present. One is occupied by an elderly tenant; when we have showings his son takes him out for a while. No problem there, except the son just went on vacation for a week and we had to stop showings while he is away (the tenant is cantankerous and it really is best that the son just takes him away). That unit is going OK. The other unit I am renting is being leased due the present tenants' lease breaking. Relations are tense, and despite committing to being out of the property one of the tenants seems to insist on staying there, either sat in front of a computer playing solitaire or wandering between the kitchen and living room. He had agreed to leave during showings, it is just that when I arrive for a showing and he is still there and his present is a fait accompli. I can't tell him to get out and risk arguments in front of prospective tenants.

My own view is that it is very much preferable to show the unit when it is vacant. Prospective tenants feel much freer to look around and can imagine the place as being their own home. As one prospect declared on seeing him on the computer in the bedroom, "I feel like I am violating your privacy."

I welcome suggestions on how to ensure the place is vacant for showings. I have tried pointing out the obvious, which is that if he wants me to get the place rented and get him off the hook for vacancy due to his lease breaking he should cooperate and leave when requested. Any other ideas? I assume I am right, vacant showings are preferable. I have only ever had showings when property is vacant before.