How to safely show a tenant occupied rental property - ?

Question

Would love to hear how the BP landlord community is showing houses right now that are in markets with very high demand.  My property is tenant occupied and will not be vacant until Aug 15th.  I would like to get a renter in there as soon as the other tenant leaves.  Typically I would coordinate with the existing tenant and have 1 or 2 open houses, however with social distancing and being respectful to hygiene practices that seems impossible.  Maybe setup virtual showings?  Maybe I should just wait until my tenant has vacated the house and try to show the house at a limited capacity (although that would cost me a couple weeks of rent).  Would love any and all feedback.  Thanks guys.

Nathan Gesner · Answer

I have the Ricoh Theta V and it does a pretty good job. Simple to use, 4k video, good colors, detail, and light balance. The monopod it comes with is only about 4.5 feet tall so I bought a different one. You want one that is eye level to simulate standing in the space.

You also need software to create the 360 walk-through that can be shared on social media. I decided to go with Kuula because it allows unlimited tours with easy social media sharing, embedding, etc. I manage 400 rentals and want to upload a lot.

360 picture tour

Even easier? A video tour. Just like any video camera but the finished product allows the viewer to look around while you move from room to room and narrate. It's not fancy and people get the (dis)pleasure of seeing my ugly mug and bald head, but it lets them experience the home without visiting in person.

360 Video Tour:

I've only shot a few videos and tours and I don't have any editing experience or time to make it fancy. I don't think that matters as much as getting it out there, much like a musician recording music on their bed with an iphone and being discovered by regular people.

Nathan Gesner · Answer

I've been trying to do more walk-through videos. In fact, I bought a 360 camera and use that to shoot 360 images and walk-through videos. It enables people to see the rental completely and in context, which greatly reduces the need to see it in person.

Justin V. · Answer

@David Pai

Got it. Been there on both sides of buying and selling landlord.

I’d think sellers agent would be attempting to smooth things over with them. Gift cards sometimes help, but we’ve had them not work at all.

David P. · Answer

Both tenants been there over 10 years but are month to month now. Im actually a buyer trying to buy the duplex. The tenants are not letting anyone in for inspection and im guessing they will not let an appraiser in too so basically a lot of problems in terms of trying to get the tenant to move out.

Michael Noto · Answer

The path of least resistance is to just wait until they are out, turn the unit around, and then show. I have been pre-recording a virtual tour to send interested parties who either do not want or can’t be in person for showings. It’s worked out well, but just make sure the tour is detailed and you don’t miss any aspects of the house that the tenant will feel like they need to see.

Trevor Day · Answer

@Justin Voegele

It’s work in the Memphis area!! I create 360 video with drone video of the roof!

Max T. · Answer

@Adam Heseltine

Make a good video walk-through and call it a day.￼

Justin V. · Answer

@David Pai

Glad I’m not in your situation. Sounds very rough. Has your real estate attorney provided any feedback on the situation?

I’d be negotiating early move out with the tenant or some rent paid for the forced vacancy. How did they find their new place during “these uncertain times”?

Luckily I wasn’t in your situation, but I listed one recently. I took more photos (50 pictures on a 3 bed),

Added 360 view with my iPhone (looking into 360 cameras soon), took a 90 second video that I added to the listing and emailed out as needed. Also Screened way more up front and stressed trying for 1 showing and have it rented to discourage tire kickers.

“I’d love to show it to you, but first how well do you meet or rental criteria and what’s your desired move in date?” was a go to phrase.

I required masks, gloves, and had hand sanitizer at the ready. Also asked the current tenants to turn on all light and open all blinds and doors. Spaced clusters of showings 3 days apart and clusters of showing 20 minutes apart instead of the usual 15 minutes. Did 1 showing, then had someone call and rent based on pictures, video, and a phone conversation. Cancelled the second cluster of showings once the deposit was in and lease signed via email.

Good luck all.

Justin V. · Answer

@Nathan G.

How do you like the 360 viewer? Are you using it with Zillow? I’m thinking about getting one myself for my listing in a month.

Any tips and advice would be awesome!

David P. · Answer

I been trying to work a duplex for over a month and the listing agent said the tenant will not let me in even when i showed i been recently tested and show negative results. Im not sure what can be done with the tenant out right refuses...how would i even perform inspection or have an apprasier enters the units if the tenant keeps saying their whole family is high risk candidates and not letting anyone in.

How to safely show a tenant occupied rental property - ?

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