Well I have been reading, listening and learning from many about the importance of the in home visit.

Currently working on a rehab. Still getting calls and texts from potentials because I am on a LL list in two small towns.

Ran three apps last week. One of which looked good on paper. Meant to text them back last week but didn't. She called again this morning. Went to VM and nothing left. I recognized the number from before so I texted back and started asking about schedules for today. I know he works 3rd shift and she works first plus a couple hours.

Well, she took it as meeting at the apartment. I finally got it explained that it would be at their current place. Said it was something new we were doing. I had mentioned before that I had a concern about the guinea pigs.

She was all for meeting at the apartment, then started getting a little flighty about the current house. I had already driven by the place as it is on the way to the rehab.

She says she will talk to her boyfriend about it and let me know.

My reply was "Not a problem. I won't pester you any more in case you don't want to do it this way."

I know it is a little backwards since I haven't let them see the place. I told her it was still under construction. I figured if their current place was good I would at least show pictures of the progress.

Maybe I pushed them away? First time and all that. But if I can't see their place they can't see mine is the thought right now.

Start telling me what I did wrong. I am trying to learn.

I wait until prospective tenants are otherwise approved, have move in money, are ready to sign the lease, then I text:

"Good news! Your application is almost done and everything is looking good! I need to stop by to inspect your current residence. How about 4pm tomorrow?

I was thinking that an in-home visit was used at the last part but I could be wrong.

I think that there is like a 24hour window for them to let you view, but I could be wrong there as well.

I also think you dodged a bullet.

First try; I applaud you! I would be concerned about the guinea pigs too. ZERO did you let them know there was the potential for an in home visit? You most likely dodged a bullet; you sure caught her off guard!

Most have never had or heard of a prospective LL coming to their home. The really good tenants used to invite you to their place, proud to show it off so you will select them to live in your pretty place.

You did something new which is good. Follow Scisco’s lead and the 2 minute inspections will go smooth and you will be good to go.

Zero,

Ya done gud bubby!

You just proved this is valuable! They screened themselves. You dodged a bullet. Like Ray said, you just saved yourself a several thousand dollar clean up with a phone call. What a great first experience.

We do the FULL screening, call the green for go apps and talk about adding fries, pet, appliances. We confirm the have finds available.

We don’t do this until the home is ready and PERFECT.

Apologizing for a new program sets up mistrust. “Standard practice”. We do this everyday.

Drop the word INSPECTION cuz those are scary. Inspectors write you up and fine you. They take your kids away. It’s a casual VISIT.

Carry on!

Wow, great responses. Taking a minute to think thru my answers. Hope this all makes sense.

- I should not have called it an inspection. I know better than that but I did it anyhow. I did admit that it was something new that we were trying. I can see how that was off as well.

- The prospective tenants knew about the in home visit from the app. I had also texted with her regarding the guinea pigs as I had raised them when I was younger and they can stink.

- They should know I am semi-legit at least. They got my number from the local utility company as a landlord with units in the area. I already drove by their place. All I noticed from the outside was a busted mini blind. They have cats. I don't supply window coverings anyhow.

- As far as not catching the lazy brother or pitbulls I gave them 24 hours. If we do not meet today they are DQ'd. No signs of dogs being tied up or anything outside. I did not say that dogs were not allowed and they already have a deadbeat sister there that I got an app for.

- Typically I get the places rented out before I have them completed. Last one would have been that way but the prospect backed out last minute. Had we gone thru the in home visit I would have shown pics, given the addy and invited them to see the place unfinished.

Maybe I should have let them take a tour to begin with. I just really wanted to see and smell the guinea pig situation. They live maybe three blocks away from the apartment.

This is a new realm for me. I will streamline it with time and assistance.

You did the right thing. Time and practice will help polish it. I like Sisco's direct method. No reason to beat around the bush. But if you really do have some issues with saying the word "inspection", you can always just say you need to drop by and meet the pets for insurance purposes. 70% of renters have pets, so this will work 7 times out of 10.

I agree with Brad: you probably dodged a bullet. Keep working at it and soon this will just be another routine step in your screening procedures.

Well not a surprise but they did not get with me today. As far as I am concerned they just did a self DQ.

If they get with me tomorrow I will just consider it to be giving them enough time to make the place unlike they live in it.

I am still wondering if I should wait until future prospects see my place. Maybe make them more comfortable with me wanting to see theirs.

Still Learning,

We do a quick review of their app and if it looks promising we tell them they are pre approved (Jeffrey’s teaching) hoping they will stop shopping while we finish their app. Preapproved folks get a text with the lockbox code. We use one code for all homes. They self tour at their convenience. We require they text us when they lock up. That’s when they usually tell they want the home.

Zero,

Tip: we never DQ. Their app is ON HOLD until the screening steps (the visit) are completed. Be certain to document your attempts to contact and set up the visit so it’s clearly THEIR choice to not continue.

MAN, my curiosity is up - I wanna know how bad their house is!

Yes, ZERO, I think you should show your place first, after going through the apps. You'll save yourself some time.

Like Still Learning, I was first going to mention the scams out there. Even if someone did get your name from a utility company that you are a LL, not everyone trusts LL's and there are plenty out there that aren't as honest as the group on this forum.

LOVE BRAD's suggestions. Reading them over, he's right on point. You could always have a few CUE CARDS to help remind you of what to say when you call to arrange a home visit if you might find it helpful.

Brad, Do you feel that the last text I sent to them saying contact me when you are ready for the in-home is enough? I told her I wouldn't pester her over it.

Oreo, I see where you are going about the un-trustworthy LLs. Hadn't considered it that way. I should have just left well enough alone and waited until the apartment was rent ready.

Got a little ahead of myself.

I don't see that contacting them again is a good idea. First of all I said I wouldn't. Second it would possibly make me seem desperate which I am not.

Wasn't too keen on the guinea pigs anyhow and the sister living there "only for a couple months" wasn't the best.

ZERO, I think you did fine for your first try. I don't feel these people were right for your place after all is said and done. But they were a good learning experience that is moving you forward in the process.

Jeffery visited our RE group last week and shared some great ideas. One is that words have POWER! Yes, it's an inspection, but don't call it that! It's your two-minute in-home visit.

He doesn't do periodic maintenance inspections, he does "courtesy service checks."

He doesn't refer to the "end of lease" or "renewal date", he calls it "anniversary date."

zero,

I like to keep it super simple.

Every word we say is ammunition for them to fire back.

"Mary, Reply to this text when you are ready to schedule the 2 Minute In Home Visit. SAM"

BRAD

How long do you give them to respond?

Not that I want to catch them off guard but if I walked into a house that smelled of cleaning supplies during the middle of the work week I would be a little hesitant.

Myself, I don't want to do home visits any more than necessary, so I do the visit the last thing with applicants who already passed the rest of the screening and whom I will accept as long as their current place isn't damaged or stinky.

The goal is to only do one home visit each time I have a vacancy.