Just wanted to see if other L.L's allow their tenants to switch units, or in my case switch complexes? Newer tenant, only 3 months in to 12m lease, wishes to switch to a different one of my complexes. No reason given yet, I just wonder what conditions other LL.'s apply to this situation. If there are certain circumstances that would be considered good reason. Or if they even allow.

I am not a fan of switching unit. I know some LLs do it, and I have heard their reasons. But ultimatley it comes down to this:

I have a vacancy, and I want to fill it. If I allow a tenant to switch units, then all I did was shift that vacancy to another unit and I created a turn-over event. Carpets to clean, fridges to scrub, advertising to redo, etc. Even the BEST turnovers typically have a cost of $300 due to time and effort....even if the outgoing tenant cleans it all up and I get a new tenant in quickly. There is always damage, even if just a few nicks and bumps on the walls. I need a professional cleaner to come in because it's in our lease: unit was professionally cleaned when you moved it; it will be professionally cleaned on move out. That costs me money, and the tenant won't want to understand why I billed their deposit (notice word choice....the tenant may understand, but they will not like it).

Switching units is a net GAIN for a tenant, and a net LOSS for me, because that tenant will NOT want to put down another security deposit prior to moving, and if anything at all goes wrong with the turn over, they will be pissed and think you "owe them" for doing such a great job and being such a "good tenant". 3 months into a 12 month lease? You barely know this person! Let them live out their 12 months as agreed, then see if you want to keep them/allow them to move somewhere else. For now, they're on the hook regardless.

I’ve done this twice.

The only way I would do it is if:

1) They are a great tenant - pay on time, no complaints, no other problems

2). Their current Unit is in great condition and will need minimal make-ready

3). Their lease is up or they are MTM and are going to move anyway but I want to keep them as a tenant.

Bayle,I'd let him,but tell him before hand there might be s fee,for cleaning and other things, determine a price.When he hears how much,may change his mind.Who knows.May not....

I've done this twice; lost money both times.

I have another tenant asking that now. They are good tenants and I'd like to keep them. They have another kid on the way and need another bedroom. They will be moving either way... I'll give them the first one that comes open so I get to keep them. And it will cost me more money again. But I get to keep my good tenants.

I've done this twice. There's anxiety involved because of timing. For instance, lease ends on last day of month, lease begins on first day of month. Where does the tenant go for 24 hours? If it's a new incoming tenant or an old outgoing tenant, I don't care.

But if they are already a tenant, now it's your issue.

After the term of their original lease is up they are more than welcome to consider any other units that might be vacant at the time.

What is the purpose of signing a lease if you or the Tenant are not going to follow the terms and conditions? What happens if they don't like the new unit? Are you going to let them look at another unit when that happens?

Good luck and remember who is in charge.

I have only done this a few times. It has always been when the resident's situation is changing due to more or less occupants. In these cases, the resident(s) want either a larger or smaller unit because of their changing family or roommate status.

We have done this three times in the last 3-4 years in our apartment complexes. The first two times were for medical reasons -- the tenants were on the second floor, and because of medical issues (one a broken leg -- the other a heart problem), needed to be on the first floor. The lady with the broken leg was able to downsize, and save some money each month.

The last time we did this was for a unit that had frozen pipes this winter. A pipe in a mechanical room between 2 units froze and burst, flooding the units on both sides. One happened to be vacant; in the other, the tenant is a helicopter pilot on call for the local hospital, and is "on" one week, and "off" the next, so he goes "home" to another town in a different part of the state. It just happened he came back for his "on" week and found water in his unit. We switched him to yet another vacant unit.

I think it all depends on the tenant and the situation. We felt these were bonafide reasons to switch units.