I have a vacancy coming up in my 4plex and have been trying to automate the process. I have the prospects text me their e-mail address and I respond with an e-mail thanking them for their interest along with a request that they complete a "tour request form" which is essentially an application. I'm collecting everything that's on my normal application with the exception of SSN's. My ad is very detailed with pictures. I'm getting little response. When folks e-mail from Zillow, I respond with a canned e-mail with a link to the Tour Request Form. Here's the text of my ad on craiglist and Zillow:

"Please read this ad in its entirety before calling. All information about the apartment is contained in this ad. If you see this ad running, the unit is still available.

Location: 100 Main Street #4, Anytown USA

Rent: $ 800 a month

Key Features:

Bedrooms: 1 Bed

Bathroom: 1 Bath

Deposit: $ 800

Pets Policy: Will consider

Property Type: Apartment Building

Parking: On site

Near public transportation

Water and trash included. Tenant is responsible for gas heat and electric.

This unit is on the 3rd floor of a walkup

Flexible payment options: Bi-weekly and weekly rent payment options. Parking on site!

Requirements: All prospective tenants over 18 must complete a rental application and pass a credit/criminal/eviction check. Must be employed with minimum monthly verifiable gross income of $ 2,400 or more. To qualify for this apartment, you must have a clean criminal background, stable employment, decent credit and good landlord references. Application fee of $ 30.00 is payable in cash at the time of application. To apply you'll need: 1) A valid government issued photo ID 2) your 2017 W-2 3) recent paystubs for 2018.

To save time for all concerned, all applicants are pre-screened to ensure that the above basic qualifications are met before showings are scheduled. Please text your e-mail to xxx-xxx-xxx and we'll e-mail you a tour request questionnaire.

This ad has all information about the apartment. Please read completely. Thanks for your interest."

Feedback please. I realize the ad and the process may be resulting in folks self screening. I may need to run the $ 99 special.

That's too much. People aren't going to read that. I didn't even read it all. You don't need a full app up front. Here's what I use:

Hello, thank you for your interest in viewing one of our unit. We have several places available from time to time.

Are you looking for a place for you or for someone else?

What area are you looking to live in?

How many bedrooms do you need?

What types of pets will you have in the home with you?

What price range are you looking to rent in?

How soon do you need to move?

What is your reason for moving?

Are you looking for a 1 year lease or shorter?

Do you have 1st months rent and security deposit available needed to move in?

Thank you for taking the time to answer the questions. In order for us to help you quickly, please answer all questions provided. Incomplete questionnaires will not be accepted.

NE those where my exact thoughts. Why do I need to see it-- you told me everything. You asked every question.

If you're trying to automate the process,you'll naturally narrow your population down to a group of people who don't mind being automated.

If your people are educated, high-earning, high-achieving people competitively seeking a highly desirable place, they'll jump through hoops.

If your people are burger flippers who slouched through high school, they'll move on to something less complicated.

I agree with the others. Too much info given and asking too much up front....depending on what class of rental this is. If it's Class C....few will respond. But those who DO respond as instructed ought to screen well.

I ask for 5 things on pre-screening:

Date you want to move?

Name: first, last, middle?

Household documented income?

Reason for Moving?

Tell me about your current living arrangements?

That's all I need/want to get them scheduled for a tour. The things that weed people out faster than anything are:

1) Insufficient income.

2) Wanting to move more than 30 days out.

3) Trash talking current LL.

4) Living in a motel/homeless.

5) Criminal background, including evictions.

I get all of that from the five pieces of info I collect.

The main pieces of info people want to know:

1) Beds, baths.

2) Pets, yes or no and any fees/rents?

3) Who provides what utilities?

4) Any appliances?

5) How much is rent and how much to move in?

** Supplement with lots of good pics and video tour on YouTube linked to your ad on Zillow or Craigslist.

You provided that (nice job!), but I don't think you need to give out all the info about applying, etc. until AFTER they take the tour.

Keep it short 'n sweet and only ask for and only provide the key details. You'll get more info from them and give out the details on your house later, for the few who pass "Round 1".

I like the "tour request form" to start with. It seems more tenant friendly and less likely to drive applicants away.

I got so tired of tire kickers and people asking me questions about stuff already in the ad, getting cussed when they didn't pass my verbal/texted pre-screening questions, that I decided to get real detailed. I'd get calls about requirements, where is it and etc. I just got into screening mode with the ad rather than in marketing mode. I'll revisit, but I'm not going to take calls though. I may go back to texting the pre-screening questions rather than e-mailing as this is a C/B- area.

All calls go to voicemail.

All texts/emails get the canned text/email response.

All pre-screen failures get no response.

When I run my ads, I have pictures (a picture is worth 1000 words), location, time of "open house showings" and I state, "Please feel free to drive by and view the neighborhood"!

Now they know where it is, what it looks like, what is included in the rent. All that I need to tell them is my "qualifications".

So when I get calls or email responses, I let them know they need to make at least 3 times the rent, have good credit, solid job/income, savings and all the move in costs up front.

Yes, people still ask questions. Like what appliances are included. What utilities are included. All of this was in my ads...but I'll spend no more than 1 or 2 minutes with a caller.

The only thing that I do differently than most landlords is I have a inexpensive portable copier that I can quickly make a copy of my applicants information, drivers license and anything else that I'll need.

The last person I rejected on the spot, they wanted to leave a $200 deposit to hold the apartment, reported me for discrimination. I was guilty, I discriminated based on the facts:

1) I don't accept deposits

2) They didn't turn in a completed application -- many lines on the form were left empty -- like pets.

3) They didn't provide proof of employment.

4) They didn't have with them a valid drivers license but drove a car to the showing....

GKarl, You should copy and save this response in notes on your phone. However, it should be saved in 6 separate replies. This is the method that I use.

Since you use cL, it is understandable that most people simply need to know the address in order to eliminate your apartment from consideration.

Pure basics just to get an appointment: work/income/school (just looking to see if they have money coming in and what kind/how much, etc), # of people that will be living in apartment (depends on the size of apartment - like if it's a 1 bed I'm not looking for 4 people to live there), pets (kind and #), vehicle (only if there is an issue with no parking, limited, etc).

Outside of that - they usually will tell you "their story" OR pass enough to get an appointment - hand them an application and if they fill it out and submit- go from there. If not - no worries.

3rd floor walk up is a killer in and of itself, I wouldn't expect as much responses for that as I would a first or even second floor unit.

>>3rd floor walk up is a killer in and of itself, I wouldn't expect as much responses for that as I would a first or even second floor unit.<<

G,

One of the beauties of this system is that folks weed themselves, thus fewer apps. The apps you do receive are usually higher quality,

Plus the minimal interest in three flights of stairs.

HOWEVER, like we all know, some people still apply without reading or they hope to slip thru.

I have a concern that you are asking them to switch forms of contact, from text to email. I frequently hear “My email is messed up.”

I like to keep the flow simple amd clean. Fewest steps possible. Look for consistency.

Email is becoming out moded for non-business folk. Could they simply respond vis text? They are already on their phone.

One reason mine works is that my apps are free. The $30 before seeing a third floor home could be a deal breaker.

My video walkthrus are getting more and more views.

Wording: I’d soften it a bit, less barking rules. In my sales training I was taught to memtally add the word DUMMY after the word YOU. Tje customer reads “You Dummy need to...”

Last thought: people don’t have money. We often rent with the depsoit and a written plan for the prorated rent.

And this is a perfect apt to promote PayDayPlanRent.

All the best!