When you have a qualified applicant on paper and the last step is to do the in-home visit to see what their current place looks like, how long do you generally give them to let you do it?

Considering you are dealing with other peoples schedules, to include your own, and you don't want to allow for too much time to pass, because they may hide some damage of cover things up, do you give them a set time limit to comply?

Do you give 24hrs?

Do you give 48hrs?

Does it very as you will work with their schedule?

Hopefully I have worded things correctly. Not sure my questioning is coming out right.

I’ve had successful applicants ask for a weekend to clean. Yup, I was fine with that. They cannot go from being a hoarder to not being a hoarder in a weekend. Bear in mind, I DO allow smoking and pets (yes, even mannerly pitties, and I am somewhat afraid of big doggos.) Currently have smokers in two of my four properties.

Unless there is something that immediately dq's them in their initial application I drive by right away and look at their yard. I've found that the wrong kind of people will usually have yards as trashy as the inside of the house. Dead cars, parking on the lawn, trash all over, not mowed and more. If I see that stuff there's no need for me to look at the inside of the place.I don't tell them I am coming by so they might hide it. I want to see the everyday look of the place.

I have driven by the current place early as well. If you get lucky you can do a Google street view but they are usually months if not a year behind.

I do not supply window coverings but I look for them to see if they are intact. Chained up dog, holes in yard, car on blocks.

As for the timeframe to get in I would let them know that I need to get in to see it ASAP as the place is still on the market until I do.

Ditto on the drive by visual.

"Good news! Your application is almost done and everything is looking good! I need to stop by to inspect your current residence. How about 5pm today?”

This is the reply that I send.

As for the maximum amount of time I would allow before disqualifying the application…..if the excuse is reasonable; such as I’m working out of town this week and have no one to let you in- ok. I won’t take house off the market, but I will go inspect when they return.

I'm happy to give them 24 hours. If they can get their house acceptable in 24 hours, they are not doing any expensive damage. I don't care much about clutter. I am looking for damage and stinks and signs that there are more people or pets living there than were declared

I give them a couple of times.......

"Would 3 PM or 6 pm be better? Neither? Okay well I will be in that area again the following day. If we can't do it then, I am afraid the unit will no longer be held for you. So when tomorrow would work for you?"

6Man,

Every SECOND you delay gives them time to keep shopping. NEVER ASSUME you are the only place they applied.

We do same day or within 24 hours.

I have had people sign a lease elsewhere, even within the 24 hours.

The only delays are due to their work schedule and my naptime.

"Days later so I can clean up" is a yellow caution flag for me. Either they need time to remove or hide something/someone, or they are super clean freaks which we want.

Our text is "Congrats! You are pre-approved!The next step is a 2 minute visit of your current home. Is 5 or 6 pm best for you?"

CURRENT HOME is important to state. Otherwise they show up at your rental.

Have courage! This really pays off!

BRAD

Brad, I like adding current home to the text. Adding it for my next turn-over.

Why take the first page of the lease instead of just having them DocuSign right then?

I did that with a couple that said they wanted the place, had money orders and a Venmo account. I took the money orders, waited for the Venmo to clear and sent them the link to my lease. All while walking them thru the place to give the little extras that they needed to know like trash collection day, breaker box and water shut-off location.

I didn't do an in-home inspection as they were from VA and had already moved out, and they had a place local but the manager rented it out to someone else.

zero,

KISS.

If the In Home is approved my goal is to change their thinking from prsopect to resident

BEFORE the "other" LL calls them back.

It's magic to see their countenance relax and smile.

$1 and 1 signature makes the contract legal.

Seldom are both adults present.

Seldom does anyone have cash on the spot.

(I just realized we should take Venmo on the post)

I don't sign thelease until funds are paid.

Also, this is a time to talk about adding appliances, weekly rent, verify pets, etc. before the final lease is written. Details often change in the hours before the in home. "My Mom is giving us her old washer and dryer so I don't need them" or "What if we take my sister's dog?"

Strike when the iron is hot.

BRAD

Gotcha.

So it is more of a place holder until you finalize the rest with all tenants.

I have used Venmo exactly once for rentals, and once for personal. Tested to be sure I had everything right by sending a dollar to my daughter.