Hi everyone, just looking for some guidance which would be highly appreciated.
My current tenants are moving out on 2nd August, and I’m hoping to have new tenants move in from 3rd August. I’m about to advertise the property on OpenRent and would like some advice on the best strategy for conducting viewings.
Would you recommend:
Option 1: Holding a viewing day on 11th July and inviting 3–4 pre-screened applicants who meet my criteria, with me personally showing them around while the current tenants are out for a few hours.
Option 2: Allowing the current tenants to conduct individual viewings for prospective tenants as enquiries come in.
My wife recently let her property successfully using the second approach, with the existing tenants showing prospective tenants around, and it seemed to work very well.
For comparison, when I found my current tenants a few years ago, I held an open day myself and it worked well, but the flat was empty at the time. This time the property is occupied, so I’m not sure whether that changes the best approach.
Also, is 11th July too early for an open day if the intended move-in date is 3rd August, or is that about the right timing?
I’m a relatively inexperienced landlord, so I’d be interested to hear what has worked best for others in terms of attracting good-quality tenants and securing a tenancy efficiently.
Hi Colin, thanks for your reply. Flat looks all good as recently visited and tenants have purchased a new property so no issue there in terms of them not moving out (quite lucky with my current tenants in that respect)
Most people have to give at least a month’s notice unless they’ve left prev place already. Default notice under RRA in England if not agreed beforehand with LL is 2 months plus time up to.day before next rental period (often day before payment day) so can be almost 3 months
So even if you found perfect tenants tomorrow you might well not have them move in till after 3 August. Tenants are understandably reluctant to give notice till they have secured a new place, unless they really have to move, and don’t want to pay for 2 places for a long overlap either.
And you can’t be confident of a move in date till current tenants actually move out. At best you can discuss a date in principle but not send or sign contracts till 3 Aug (or whenever the current tenants move out). Don’t even send a draft contract to sign as that counts as an offer and can be considered a contract. And tenants won’t give notice in current place till signed…
Your wife may have been lucky. If you don’t show them round you are missing a big opportunity to ask them questions and for them to ask you. Your current tenants have no idea what you are looking for. It’s a massive financial risk taking on tenants - remember if they don’t pay it takes 3 months before you can do the s8 then 4 weeks before you can apply for possession then an average 8 months before eviction. So do you want your departing tenants who have no incentive to weed out bad tenants instead they will recommend anybody whom ‘they’ like - those who want to move in later, for example
Check what your contract says about allowing prospective tenants in for viewings
Screen all tenants with your criteria. Have an open day. Maybe let tenants show others round too if suits prospective tenants but if so you’ll want to chat to them to separately about their circumstances and employment/income, current rent and reason for moving etc.
I always wait till they have moved out. Moving may chip the walls a little bit. Viewers may not be able to picture themselves in a place full of furniture not to their taste. I just never keep it that tight
Unless there is massive demand in your locale and you are inundated you will need 3 weeks (today - 11 July ) to sift prospective tenants and organise the 11 July open day. Then if they have given proper notice with current accomodation they will probabbly have a move in date of early - mid August..
Start advertising today. Find strong tenants over the next 6 weeks. Have some backup tenants. Unless your rent level is well below market level to attract the less suitable then it can be a hard slog what with no shows and drop outs.
Stick to your criteria,Be wary of sob stories, ask pre-viewing questions that weed out low income, bad credit, poor LL references.
I know it’s a Saturday, but you’re narrowing the pool of potential tenants down beyond just those who want your property, to those also available on that date! I always try and arrange a few on the same date if possible but I would be prepared to be flexible, depending on how popular your listing is.
if the place is left clean then fine, I was scrubbing for 3 weeks after my last tenant left to get it to a condition I would happily live in, which I only didn’t deduct from deposit for as tenant handed the keys back early so I only had a week void of rent before new happy tenants arrived.
Personally I aim for 6-8weeks in advance for viewings. I know the stats but the kind of tenant I want is the kind than gets their ducks in a row promptly and it has worked for me so far.
I agree with Colin. You cant count on the tenants moving out when they say they will or of leaving the property in a lettable condition. At least a condition that gets you the full market rent and a decent new tenant. I spend a couple of days preparing it once tenants have left and then start showing applicants around.
A single viewing day with 3–4 thoroughly pre-screened applicants is much more efficient, gives everyone the same opportunity, and allows you to meet prospective tenants yourself. You’ll often get a better feel for who is likely to look after the property than if the current tenants are conducting the viewings.
I think 11th July is about right for a 3rd August move-in. In my experience, most good tenants are looking 2–4 weeks before they need to move, so you’re in that sweet spot. If you don’t find the right applicant on the viewing day, you’ve still got a few weeks to arrange further viewings.
Having the current tenants do individual viewings can work if they’re motivated and reliable, but they may not highlight the property in the same way you would, and you lose the chance to build rapport with applicants and answer questions directly.
I’d also suggest getting the advert live as soon as possible, pre-screening everyone by message before offering a viewing, and only inviting applicants who genuinely meet your criteria. That tends to save a lot of time and results in better-quality viewings.
You can tell a lot from meeting people that you cannot see from emails ect, I have rented to peeps I didnt like the sound of initially and totally discounted many after meeting them. You have to be more careful than ever. I can see that you are trying to avoid a void period, that never works ,be prepared to accept the “right” tenant and loose some time instead of the wrong one who can meet your deadline.