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.