I'm still working on the fine details of renting a place while it is still occupied. I have a tenant that gave a 30 day notice. When I asked what day this week or weekend would be good for a walk-through and to discuss showings, the tenant said she's dealing with medical issues and prefers not to be doing any showings.

I do not have this in my lease yet. But now I know the importance of that detail. Can you please share your lease wording about showing a property while they are still there?

What do you think: should I demand to do showings or wait until she's out?

In this case, since it's not required in the lease & they don't want to cooperate - you should wait until they are out.

However, get in there & see what needs to be fixed. Tell them it's cheaper if they do it themselves(fix damage they made) & then they can get there entire deposit back.

And, you make a list and make arrangements to do whatever work is needed as soon as they are out, as efficiently as possible.

Going forward: My rental agreement addresses this as part of the move-out instruction packet, that also includes minimum costs for different common repairs as well as cleaning instructions, etc.

" When that time comes (to move out) our goal is to help you get ALL of your security deposit back, plus $100 bonus!

Landlord will pay you $100 for your cooperation if you help us get the house rented before you leave. How? Keep the home clean, allow showings (with notice of course), and give us a good reference! Tell all your friends, make favorable posts on facebook and other social media platforms. "

I have always just let the tenant be while they are in there. Most of mine that move are being ordered to by the courts. No way do I want a new tenant t to deal with that.

Maybe so.eday I will get the system running smoothly like the Queen of Turnovers does.

I don't show a place until the people are out and the place looks like I want it to.

Good tenants will leave a place clean and ready for the next one.

Bad tenants will not care and leave a mess.

The tenant you allow into your place is important.

It goes back to before you rented to them - the time to set the stage for showing while occupied is then, not now, sorry. And in your lease, of course. And 60 days notice, not 30. So you have time to set up agreed-upon showing times, preview prospects, Tenant has time to get their place tidied up, etc.

If she has said she'd prefer no showings (it's happened) I can refer her back to the lease where it discusses my ability to show the place while occupied. And of course, 99% of the time THEY saw it while occupied by the previous tenant, so I remind them of that.

I do not show an occupied unit. I want to get the place cleaned and rehabilitated before I show it. You only get one chance to make a first impression!

And I don't want a prospective tenant to see me disrupting an existing tenant by showing the occupied unit. What does that say about my respecting his upcoming tenancy?

I had one exception to my "never show an occupied unit" rule. Very nice elderly tenant, whose home was beautifully arranged decorated and maintained. A church lady type. When she gave notice, she invited me to show the unit to prospective tenants. She made each showing into a tea party -- a pot of tea, cookies and cakes. An amazing tenant.

And for a prospective applicant, sitting at the kitchen table and having tea and cakes with a sweet old lady, was a far better selling technique than my usual sales pitch!

JR,

You are asking for cooperation but not offering an incentive for cooperating. Now tenants understand the power of the dollar. As a landlord you also know the power of a dollar. perhaps you should let the tenant know that you respect there wishes. You are offering $50 for the showing and another $50 if the people then take the place.

So what does this do to the relationship that exist? Will your tenant today say how great of a landlord you are to the new person? If they had two financial incentives to talk about how glowing you are, would they still be uncooperative?

What about all the help I could have given you for the sale of your duplex?

I mean I am only a couple states away. I never actually did anything to help but then again I didn't do anything to hinder the deal either.

JR,

No matter what's printed in the lease you must have their permission. And more important is their cooperation.

Me? I think she's hiding a messy or filthy house.(or animals!) YOU need to do a walk thru PREVENTIVE MAINTENANCE walkthru immediately.

And start repairs NOW. You can clean up the outside (bushes, gutters, paint) before she leaves.

Even if clean your investment might not show in the best ight with her old junky furniture and boxes stacked in the corners.

And sometimes medical is a legit reason.

Me again? I don't want anyone walking thru my house EVER!

My lease offers $100 bonus if they help us get it rented before they move out.