If tenant is not re-signing lease, when do you start showing?

[Kenton C.]

Hi All,

My first tenant in my first ever rental is nearing the end of their 1st year lease. I currently have a PM in place, and their procedures are to ask the tenant 30 days prior to end of lease if they would like to stay for another year. If the tenant is not staying, the PM will wait till tenant moves out, then will make the unit rent ready, THEN start marketing the property. All in all will probably lead to 1 month vacancy (a few days to make unit rent ready, and 3 weeks to market and get new tenant).

I believe this timeline is unacceptable, and that the PM should be asking the tenant 90 days prior to lease end, and if the tenant is not re-signing, the PM should begin marketing and showing the unit right away so that there will be a new tenant lined up, ready to move in right after the unit is made rent ready. 

Landlords, what are your timelines when asking a tenant whether they're staying, and do you show the unit while the tenant is still in the property? Does this become a problem since the tenant still lives there? I'd like to cut down on vacancy as much as possible, and not sure if its standard practice to show the unit when the first tenant is still there. 

Thanks all.

[Mike Wood]

@Kenton C. Absolutely do not try and show an occupied unit.  You and your PM have no control over how the unit shows, as the current tenant could have it overstuffed with furniture, not so clean, etc.

I have tried this and never was it successful.  I lost good quality tenants because the unit was not show ready.

If you are certain of your turnover time, you could start marketing it around the time your current tenant are leaving, setting up any showings for after the unit turnover.

As for you timing issue, I also disagree.  Most tenants don't think about moving until right before their lease is up.  Asking them to give 90 days notice is likely a waste of time, and could be a violation of housing law in your area.

Vacancy is a cost of doing business, hopefully the screening process will find long tern tenants.