On day one of an opening, I held an open house. Thinking I was going to be smooth, I had three groups of people lined up last night. 6PM, 6:30 and 7. At 5:50, the 6 PM says he has to work overtime and will be late, I let them know that they are no longer the first group and that there is at least two other groups for this 2 BR house (w/ an office).

Amazingly they show up at about 6:45. The third group showed up early so we had three groups crowded in a two-bedroom place, I think how can this get any worse? Well some folks stop on by after checking out a 4 BR down the street. Now clearly, they are a tire kickers as you don't go from looking at a 4 BR to a 2BR.

Needless to say, that wasn't a productive use of time. Apps and app links provided, but I only gained some extra emails for my mailing list. Too many people resulted in the perception that I want multiple applications. I only need one qualified family.

Have a referral coming in from another businessperson whom I buy sheds from today. Also have someone from a Chamber mixer at 3 today. Multiple methods are required as there is no single best way to get quality folks all the time

Sounds like a "fun" evening : ).

I can see that going either way. Just my unproven opinion:

A better-qualified candidate who sees there is interest from others may get their application in quickly to beat the others.

A less qualified candidate may be discouraged, thinking they can't compete against the others, and don't bother to apply.

In general, an open house is going to be when a place is available for walk-through without an appointment. Sometimes there are refreshments available. Genuine open houses were good ideas in the 80's, and may still be good ideas for desirable places in highly competitive markets, but for my ordinary houses in a rural town, I've had zero interest.

When I have people whose scheduled appointments for a walk-through overlap-- someone gets there too early, someone gets there too late-- I've found that it discourages them. "Oh-- someone else got here before me. She'll probably rent to them." And it's difficult for me to pay attention to someone who just arrived, when I'm still interacting with the people who had arrived before them. So they end up feeling ignored-- or they take my friendliness to their competitors to heart.

One thing I do to give that understanding that "I'm not the only person in line" without the stress of them actually being able to be intimidated by their competition-- I have applications onsite, and they're numbered in the upper corner. No one ever gets number 1. I start at #6, or #8, or something.

If they ask me directly about who else is interested in the house, I'm always honest. "There's been interest, but the house hasn't been offered to anyone yet", "I currently have three applications and I expect to be able to offer it to someone by lunchtime tomorrow", "It was already offered to someone, but their plans changed and they weren't able to take the house." Or whatever.

Normally, I prefer to set a day and then schedule showings 15 minutes part. If I am going to go through the hassle of actually speaking to hopefuls, I want to be able to concentrate on them. The whole point of in-person showings is to have a chance to learn any bad things about them that makes them a reject.

But this year, holy cow... I was willing to meet anyone who called with barely any notice. Want to see it this afternoon? OK, I'll meet you there. I finally signed a lease on the last one. I started advertising that one 30 days before the tenant moved out plus it has taken over two months sitting vacant to find a new tenant.

Three months to find a tenant for a gorgeous house. I only had three showings in all that time and two applications. Good tenants are so thin on the ground that I didn't want to give any good tenant a chance to look at other properties.

I think open houses only work in A class and maybe B class. Anything below that and they are just casing the joint. I give the extremely few that qualify exact time appointments.

In the old days I set showings 15 minute:s apart. But that meant I had to stand there in the empty house for 90 minutes if nobody showed.

I simply told everyone the same time. NEVER did I have too many people.

When I had a helper we simply advertised and poked a sign in the yard OPEN HOUSE SAT NOON.

People dribbled in 11:50, 12, 12:05, 12:12, 12:30.

Close up at 12:20 if no one there.

This worked very well.

EXCEPT the good prospects would WAIT until SAT to see the home, MEANWHILE looking at other homes, so we lost some good ones due to the delay.

In the end our LOCKBOX showings are immediate, good responsible people go NOW, only the GREEN applicant gets the code, and don't take an ounce of our time.

MUCH safer for us and faster renting.

It took years but I finally learned THEY LIE. They read the online article how LLs check your car and judge your dress and leave the children at home. I was wasting my time talking to people who had not chance of passing screening.

It seemed to worst prospects talked the most and used up the bulk of my time.

We START with good online presence, photos, video, and their application. 97% of renters shop homes ONLINE. Made life and renting SOOO much smoother.

I challenge all LLs to examine and review what is most productive and get a little stingy with your life/time so you focus on RESULTS.

BRAD

"There's been interest, but the house hasn't been offered to anyone yet"

Was showing a remodeled 4+2 single family home. In my ad I listed my requirements and documents needed to submit an application. Everyone who entered the front door got an application and listing pamphlet.

Each application was time and date stamped. I had bar stools at the Kitchen counter with clip boards and pens. I also had a copy/printer to make copies of important documents.

I told those who submitted applications at the showing that I consider all applications summited on the same day, as being of equal standing.

Some forgot bank statements and didn't know how to down load them. Others had pets with them for me to meet.

Of the Seven who showed up at my first showing, none of them had all "Proof" as needed.

For those with dogs, I had the next packet to be filled out on their dog.

So the First Person/Group that got all information to me failed. Dog did not have an annual license or Renters Insurance.

Instead of 1 to 9 occupants, allowed by HUD, I took a 72 year old mixed race women who just lost her husband and sold her family home, splitting the proceeds with her children, but keeping $500,000 for her retirement. Her FICO score was thru the roof.

Why do I call this an open house but give assigned times? I am looking to see how well some follows directions.

I guess I'm confused.

How can you say someone is not following directions and it is advertised as an open house?

If you advertise an open house everyone is invited, no?

How can you advertise an open house and not give times?

Why would someone need to get preapproved for an open house?

Just trying to put all the pieces together as a tenant might.

I'm with Brad on this one.

Used to be that I would set up a time for prospects to view the place. Text me when you are on the way so I know. They show, walk thru the place and that's that. Sometimes I had people that took longer and the next ones show up, waiting.

Lots of time spent saying exactly what is in the ad, when I wasn't just using signs. But when it was signs only I printed out a page with the info and put it inside the window by the front door. This worked out semi-well for the people that cold called.

Now I have lockbox showings only, except for very few referrals that I let in while I am working on the place.

All prospects have to fill out my online application before they will see the place in real life.

This has been working pretty well for me of late. I think that I am still in a hot enough market and that there are few good places open so that helps.

You indeed give times for folks who are invited. Can any NQ crash your party -sure. But since they don't have a time, do you invest any time into them - nope.

I do not charge app fees at present.

Why would I want someone in my property that I do not know?

I need to know they have a chance AND I need to get a little more info so I know they are who they say they are.