OK, so I agree that the 2 minute in home inspection will be very beneficial for me. I have never done the in home before, but I have done drive-bys in the past.

I have been trying to figure out a way to bring it up without sounding too pushy. It is my place they want to move into and this is going to be my rule. BUT, how does one tactfully go about it?

I have my application online now and started using pdffiller to allow the prospect to fill it out electronically and send it back. Testing seems to have it working now.

Next step is doing the same to my lease. I really like this idea, especially for when I want the existing tenants to sign an updated lease.

But herein lies a problem with the in home visit before I accept a prospect. I have no excuse other than the truth that I want to see what my place will look and smell like in a couple months.

I tell them the truth,i want to see your home now because that is how my house will look in 6 months.If they refuse i assume they would have failed the inhome inspection

Hi zero... good questions. A couple of thoughts on how to approach this:

1) Just tell them the truth. "I need to swing by and verify that everything is going well at your current residence."

2) Tell them the truth, but tell is slant (as a poet once said). "I'm going to stop by today and get your signature on this copy of the rental history reference."

3) Come up with another reason. "I need to swing by and get your signature on this copy of the property ad showing everything that's included."

4) Make it about their animals. "I need to see how your animal(s) react towards a stranger like me or one of our contractors in their home environment."

However you manage to get there, get there.

Then when you're there on the front porch...

Ding-dong. "Hi Mr. Smith, thanks for letting me stop by. May I come in?"

The answer will almost always tell you what you need to know.

If they say yes. Bingo! You have all access to learn what you need.

If they say no... thank them and leave. DQ the application for unsatisfactory rental history. 99.99% chance they're hiding something.

Here's something I've found to be true with people: if there's something good to show you (i.e. a clean, well kept home) they will almost flip head over heels inviting you inside. By contrast, people who don't want you inside have a mess on their hands, and that mess is getting ready to move into your unit. Except now it won't, because you took 2 minutes...

If you are uncomfy with this, hire someone. There are people who make their living all day every day going into other peoples' houses and it causes them no concerns. Find a dog-walkers, or an in-home nurse, or a brand new (aka starving) REALTOR working floor duty, or a house cleaner, or a respite care provider, or a baby sitter... find someone. Pay $30-$50 to stop by for 2 minutes. Easy money for them.

Some folks just aren't comfy going to other people's houses: I get it. But do not let your discomfort be an excuse not to do this. Find a way and get it done. The first time you catch a hoarder (I caught one on my third in-home visit), you'll be happy you did.

Incorporate it in your screening list / written criteria,

I have no problem with making an appointment and giving them warning. If they can get the house up to standard with a 24 hour notice, then I can get it cleaned up after they move out. I am looking for damage, smells, extra tenants, undeclared pets and smoking.

I am completely upfront. Here is my text message: Your application is almost done and everything is looking good. I need to stop by to inspect your current residence. How about 4pm today?

I include in screening criteria that home cleanliness is a part of tenant screening .

I am not fearful of rejection. The utility of the inspection is obvious. Also, it reveals a level of tenant cooperation that is essential for my business. If the prospects deny my request, I count it a victory.

There is no doubt in my mind that the most expensive mistake that I can make is to allow a bad tenant to move in my house.

I read this post and remind myself you all have short memories. Don't get me wrong the in home inspection is great (I don't do it but it sounds great)

re-read a post from Apr 21, 2023 at 11:34.

I only used for people I would accept - obviously - so show up unannounced and tell them you have made a decision on who to rent to .

zero,

Timid LLs raise skinny kids...and let people trash their investments. Don't be shy.

You have a large investment in the home and you've been around long enough to know you are GAMBLING when you let a stranger take control of your investment. We used to say "Hand over the keys and cross your fingers."

Drive by is a good start but with apts or condos they are not responsible for the exterior. Cat ladies might keep a nice yard.

Ever clean up a bad move out and wish you had known they would do that before you let them in? Current LLs will lie when asked during app process.

We only do the visit for the final approved applicant who is ready to move now.

No need to tiptoe or make up stuff.

"Your app is pre-approved. Do you have move in funds ready?...Ready to sign a lease?... OK. The last step is someone from our office, probably me, will stop by for a quick 2 minute VISIT (never say inspection) to make sure you are not the kind to punch holes in walls (grin!)... and take a photo of any pets. Will someone be home this evening at 6?"

(appointment only. It's more professional and does not waste my time when they are not home.)

It is definitely worth the time and energy to do these! ONE bad resident can easily cost me THOUSAND$$.

BRAD

PS

What surprises me is the number of people who KNOW I am coming and STILL leave dog poop on the living room carpet or KNOW their house stinks of cat urine.

They are HOPING my nose does not work.

One of my first tenants was one of my messiest. He also had perfect credit and made six figures. He stayed for over 5 years and left the place broomswept clean and only minor wear and tear (expected after 5 years).

A LL should be careful not to confuse messy with unhygenic and destructful. If the standard is Martha Stewart or Marie Kondo, might as well wait for someone with a 800 credit score.

myob, you have a very good point, however I am thinking that this is for basically already approved applicants. Is the point that you mentioned the reason that you do not do them. After all, you do have many guns and military background.

Wow! Great input here. I appreciate it all very much.

I am not timid at all. I have no problem with telling someone how it is or how it will be.

My main concern was how to explain to the prospective tenant that I want to see how they live without being rude or overbearing from the start.

I do not plan to have extra paperwork for them to sign since it should all be done by that point. I guess I should just tell it like it is.

"We have you on pre-approval. We just need to do a quick in home visit to finalize everything and be ready for lease signing"

Wanting to meet the pets ahead of time is a good plan if they have one. I started requiring a picture of the pet as well, so that wouldn't be a stretch.

With my upbringing I think I know the difference between a messy and unhygienic house. Long story short, I grew up with hoarders. My wife has spent 35 years keeping me at bay.

PS

Should I put in my application that I will be doing an in home visit?

I am just not a good liar so I tell them the truth. Your application is conditionally approved pending an in-home inspection. If they have a dog, it's easy because I tell them it is a meet and greet on the dog's home territory and while I am there I am looking for the current state of the unit.

zero,

Another thought...

Many applicants have told me “Wow that’s a great idea! I’ll bet you’ve seen some doozies.”

Another PS

Selling is a transference of belief. If you believe the visit is necessary and easy, let your voice speck with confidence and normality.

If your speech is hesitant they will get nervous.

So maybe instead of just saying they are in after I do a visit I should just say that the in home visit is part of the application process.

That way if I walk in and the place is horrid I can make a note of it and avoid having to explain that they live like the trash they have collected in the property.

Again I have no problem speaking my mind, but I don't want it to get me in trouble.

Pointing toward adding it to my lease to help weed out the professional hoarders.

Judi, Otis, and others... what to do when someone's house fails the in-home inspection?

Main thought: Do not be confrontational or rude. You do not owe them an answer right away. Keep it professional. Something like this:

"Thanks for letting me stop by Mr. Smith. We'll be in touch soon."

Then exit the property.

Send them the "not able to approve at this time" email the next day. They should already know by that point, though.

This proposal is what I call the "DANGER DOOR".

You do this without knowledge and your in danger in todays society.

seems like if its just a visual inspection and you're going to give them a day or two of notice, might as well just FaceTime and have them show you their place (virtual showing of THEIR place) and save the hassle

David, they could be in someone else's home.

Judi, very good question.

Sid, thank you for the answer.

GKARL,

Good question. Bumping it up so we can both get a response.

Also would like a nudge on the wording to add to the application stating that I will be doing an in home visit.

Zero, this is the sentence as stated in my application after referring to criminal checks and the like.

6x6,

That's nice sounding. Sorry but it is now stolen.

When tenants know there will be a home visit, some will self-select out (that's a good thing).

We assume that the prospect has a lovely clean home in our communication - we visit just to confirm. We do have a written checklist, so if the home fails the prospect knows exactly why. Technically our visit is post-approval but pre-move-in. If it fails, we tell them they'll have to pass before we can move the process forward. It's not a "no", it's a "not yet".