Circumstances require that I do lock box showing for now.

NY is one of those highly regulated tenant friendly states. I would make everyone fill out a pre-qualification questionnaire before showing it. Make sure they qualify before wasting your time. You can create a simple google form and send them a link to it.

Mine is relatively automated but I used to do it by hand and so can you. I am sure you don't have time to run over there at every inquiry. Make sure you have written criteria that you are using for everyone. IF they don't pass send an email that says

Thank you for your inquiry, this unit requires 3x rent

Thank you for your inquiry, this unit requires a credit score higher than what you self reported.

Thank you for your inquiry, this unit does not accept animals.

You get the picture.

IF they check all your prequal requirements, then send them an email that says

If you'd like to see the house, the lock box code is X and is changed daily. You have 24 hours to see it or some such thing.

Brad 20000 I believe has a little scrip he sends for his lock box showings. Maybe he or some other LL will chime in.

In the meantime you can play around with my pre-qual questionnaire.

Ann,

I live in a very low crime, low squatter town. (the boring Midwest)

We take and screen their PAID application and only give out the lockbox code to the final 2-3 candidates. We require they text us to prove they locked up. Works for us.

We visit the vacant property every few days to check it.

We also satisfy the prospects' desire for info with tons for great, staged photos and descriptions online.

We leave the blinds open and some lights on so they can peek in the windows. An actual walk thru is only for the final few.

We change the codes occasionally.

But you live in NY, a state with irrational LL/T laws.

So my strong suggestion is to hire a person, maybe the neighbor, retired realtor, handyman to unlock the home for you, stand outside and wait, then lock up. Or to unlock for open houses. They would only do this 2-3 times

Pay them with a steak dinner gift card.

PS

We talk to the final candidate by phone and CONFIRM they are ready to sign a new lease and have move in funds ready. This alone saves us TONS of needless showings.

I require that the application gets filled out correctly and completely.

If I like what I see I have them take pictures of their DL or state approved ID. I make sure that those match names and addresses.

Then I send them the code. I always say they need to tell me when they get there and when they leave as I have neighbors watching the place for me.

Picking up on what Ken NY said... if you have someone open the door for you and show the property, make sure they don't speak to them. Any questions the prospective tenant may have must go through you directly.

This isn't just because of what Ken said but even a "he said, she said" situation. It may be better if you find someone that they just unlock it before they get there, leave (or just wait outside, etc) and then lock when they are done with the showing.