At the end of this month I am losing a great tenant. I always ask a tenant why when I get a thirty day notice. I want to make sure there is not a problem I can correct. Usually the departure is job related. In this case the departing tenant will be caring for aging parents.

What next? Do I show the unit now or wait until the unit is vacant?

If I start advertising now and don’t show until the unit is vacant, people will have seen the ad too much and will have lost interest. I can advertise now, ask prospects to drive by prior to seeing the interior. I can also post a video of the interior.

What about showing it while it is occupied? This works well if the current tenants are design savvy and very tidy. If the tenants have too much furniture or ugly furniture it it a turnoff to prospects. Also, once the packing starts, the place is not fit for showing. If it is dirty, forget it. Prospects will tell you they can see beyond but they can’t. People have no imagination.

What if I wait until the tenants leave? The net result is usually a month lost revenue. I start immediately with cleaning and touch up. Usually people leave at the end of the month and I am ready for showing by the 5th. My theory is that you get tire kickers before the 15th and people make decisions toward the end of the month when the reality sets in and they have to make a choice. Then they choose from the last few places they have seen. If you showed them on the 7th, you are a distant memory.

In the case of my current departing tenant, the place is too crowded. There is a huge easy chair right by the front door and lots of big furniture. I will have to wait. I will post videos of a vacant unit and hope I get a taker who rents it sight unseen. Otherwise, I will be looking at April 1st before I get a new tenant.

Bummer.