From my open house yesterday I have received 2 completed applications and one of them is worth doing a 2 minute home visit on.

Their current LL is actually a friend / business associate of mine and I have called him and he had only positive things to say about them. The rent he is getting from them is $450.00 and my asking rent is $650.00 and that is the only potential red flag at this writing.

Text this response:

Sisco,

Ken,

These are the applicants that have cats and my worse past pet disasters have been from tenants with cats. However, it was not the cats fault, it was the irresponsible cat owners who would never change the litter box and neuter the cats.

All I really want to know is if these people are Responsible or Irresponsible cat owners. There is a huge difference.

I let applicants know before they apply that there is a home inspection. I don't spring it on them as a surprise.

I don't care very much about their housekeeping (up to a limit). I am interested in damage and smells and evidence of smoking. If they can clean the place up with a 24 hour notice so that it suits me, I am fine with that.

If the cat pees on the carpet, or they smoke, or punch holes in the walls, or have someone living in the basement, or let the lawn die, or let mold grow, they can't cover that up in 24 hours.

Two options:

"Good news, Fred, your application is approved. I need to swing by your home today and have your sign our holding agreements to reserve the place for you. Does 4 PM work?"

"Good news, Sarah, your application is approved. I need to swing by and get a picture of your pets at your home to show to my insurance agent. They keep our rates lower when I can show them evidence of how good a job our residents do taking care of their animals. Does 4 PM work?"

I currently have 2 vacancies, and I am rethinking when I let folks know about the home visit. I think you need to let them know you will be doing a home visit to; verify no pets, verify no roaches ( place I am renting is roach free and needs to stay that way) ,verify condition of property (because you i feel how they treat their current home is how they will treat yours) .

Part of my thinking on this is I don't want to take the money of people whom I know are not going to pass the screening. Also, I don't want them to apply and waste my time if they are not going to pass the screening.

If I let them know I do a home inspection before they apply, they can back away and not apply before they waste any more of my time.

Roy,

We send a text "congratulations! You are preapproved for the house at 123 Main St. The next step is a two minute visit of your current home. Would you prefer 7 PM or 8 PM today? Please reply"

No need to surprise and no need to have a ruse.

Appointment so I don't waste my time and filthy people don't bother to clean up even when they know I am coming.

I don't care about clutter and toys and laundry, I'm looking for trash, stink, nicotine, and damage. I snap a couple of pictures of the house, the pets, and especially the litter box.

I ask "if my house looked like this a year from now would I be OK with it?"

I cannot send my maintenance super to do these because he is a smoker and cannot smell stinky house.

I recently hired a helper to do some of these errands for us. I stopped by his house to drop off a paper and realized his house smelled like 10! Cats! So that might not work.

I go with the intent of two minutes but they usually have questions and it's a great time to discuss items with a "new resident" which is different than talking to a prospect. Set A friendly and positive tone for your new relationship.

I also take a lease with me. If I approve the visit and they can give me some money, preferably the deposit or even just 100 bucks we sign the front page of the lease on the spot. This nails them down.

If the visit fails I simply say I'll give the pictures to the office and walk out.

If they stall or ghost we move onto the next applicant.

Another note: never call it an inspection, call it a visit. People like visits and heat inspections. Inspections are evil and kids are taken away when they fail inspections.

Sidenote: it's interesting to see how other landlords take care of their properties. I am often blown away with how much rent other landlords get for crummy houses with crummy old appliances.

Plenty,

My home visit will these folks will be around Noon on Sunday. I have talked to them and they have welcomed me to their home.

Roy, you are really showing growth! I'm a little envious, as I spend time babysitting, then with my husband, so no time for more rentals! Enjoy you lunch with your fellow LL.

Another…we do the visit same day, at least within 24 hours

Roy, what is missing from the home visit scenario in your situation will be these are not middle of the road/middle class tenants who have a traditional family living situation of mom, dad and kids.

Lower end often live with others or others live with them. Two or three generations to a household and moving does not mean they all will be coming ... or someone else is coming this time. "Families" are fluid. This is a fact of life for MANY people in today's world. And outside in a multi unit is difficult to judge.

Plenty,

The visit went fine. Saw some clutter but nothing on the level of hoarding though. (My last tenant was a hoarder). Saw some cats but the place did not reek of cat urine.

I am still waiting on the husband to produce some pay stubs that will show proof of his stated income (application) in making $20.00/hour and $4,000/month as a diesel mechanic. They are currently paying $450.00 rent and I need to figure out if he afford my rent of $650.00/month.