Mimi Foster, Voted Colorado Springs Best Realtor (Falcon Property Company)

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Rainmaker
914,708
Annette Lawrence , Palm Harbor, FL 727-420-4041
ReMax Realtec Group - Palm Harbor, FL
Making FLORIDA Real Estate EZ

The best solution is wait until unit is vacant.

2nd best. Get tenant to agree to the ONE DAY show schedule (Sunday 12 to 3) for all who express interest. Have owner provide 'incentive' to ensure co-operation.

Based on the RULES of your MLS it may be necessary to offer evening showing times for which the tenant, list agent and buyer must reach agreement. That can become so complex that "NEXT SUNDAY' will arrive before everyone can get on the same page. 

Advise owner this is going to be a grind. Suggest the owner pay for the detailed video tour of the property whose link you can offer when the 'gotta see' call comes in.

Manage the situation. Don't let it manage you.

Jun 06, 2018 07:48 AM
Ambassador
3,145,179
Kathleen Daniels, Probate & Trust Specialist
KD Realty - 408.972.1822 - San Jose, CA
Probate Real Estate

One day open house - one-hour open house six days a week from 5:30-7:30pm. Ideally, give tenant notice and sell when vacant. 

Jun 06, 2018 08:16 AM
Rainmaker
508,854
Susie Kay
Ultra Real Estate Dallas Fort Worth - Plano, TX
North Dallas Specialist

When will the lease expire?  Is owner aware of the situation and still absolutely have to show?  Perhaps there's a reasonable time that can be worked through with tenant.  Then post in the mls or through css that showing is from xx to xx. 

From my past experience, it's better to wait until tenant no longer lives in the property.  I've seen many homes stay on the market because the tenant isn't cooperating.  

Jun 06, 2018 08:08 AM
Rainmaker
612,606
Eve Alexander
Buyers Broker of Florida - Tampa, FL
Exclusively Representing ONLY Tampa Home Buyers

Wait till the tenant is OUT...  

Clean it up, open the blinds and then sell it for MORE $$$.

Eve

Jun 06, 2018 08:34 AM
Rainer
353,329
J.R. Schloemer, CRS
Kentucky Select Properties - Louisville, KY

Either get the tenant out after the lease is finished, or get people in when the tenant is not there. I think the owner may need to speak with the tenant to get them motivated to be cooperative. Maybe a discount on the monthly rent, or buy out the lease like Richard Weeks mentioned. Not a great position you are faced with here.

Jun 06, 2018 08:15 AM
Rainmaker
4,298,366
Richard Weeks
Dallas, TX
REALTOR®, Broker

See if the seller is willing to try and buy out the tenants lease.

Jun 06, 2018 07:53 AM
Rainmaker
711,284
Richard Bazinet /MBA, CRS, ABR
West USA Realty - Scottsdale, AZ
Phoenix Scottsdale. Sellers, Buyers & Relocations

That's a tough one. Tenant pays for the use of the property and in our AZ code of law free from being disturbed, free enjoyment of the property. And landlord gets compensdated for that.

Tenant could be a first responder on night shift, and I can certainly understand that. And I support those people, it's not easy for them.

Seller will have to suck it up, be patient, you'll have to thread carefully and wait until the lease is expired and unit becomes vacant. 

It's not always about the landlord, it's also about the tenant, the tenant is just not a 'thing' that's in the way. Lets be respectful.

Jun 06, 2018 09:43 AM
Rainmaker
536,307
Dave Halpern
Dave Halpern Real Estate Agent, Inc., Louisville, KY (502) 664-7827 - Louisville, KY
Louisville Short Sale Expert

The current situation reduces the sellable value by thousands and maybe tens of thousands of dollars. 

Buying out the tenant will cost less than what the owner is losing by selling a dark cave.

Jun 06, 2018 08:47 AM
Rainmaker
2,683,552
Richie Alan Naggar
people first...then business Ran Right Realty - Riverside, CA
agent & author

Explain it like you did and show....

Jun 06, 2018 08:25 AM
Ambassador
2,604,443
Fred Griffin Florida Real Estate
Fred Griffin Real Estate - Tallahassee, FL
Licensed Florida Real Estate Broker

 Open House on his day off.

 Buy him out, get him out.

Jun 06, 2018 08:23 AM
Rainmaker
2,099,747
Anthony Acosta - ALLATLANTACONDOS.COM
Harry Norman, REALTORS® - Atlanta, GA
Associate Broker

Get the tenant out.

Jun 06, 2018 06:15 PM
Rainmaker
687,523
Tony Lewis
Summit Real Estate Group - Valencia, CA
Summit Real Estate Group Valencia & Aliso Viejo

I have asked them to sleep in one of the secondary bedrooms and allow showings.  I explain that we can get the home sold quicker and end showings sooner.  I'll also explain that we need access for appraisal, home inspection, final walk through and termite inspection.  Winning their cooperation is key to success.  Sales is our job so go for it.

Jun 06, 2018 09:30 AM
Rainmaker
1,708,235
Joe Pryor
The Virtual Real Estate Team - Oklahoma City, OK
REALTOR® - Oklahoma Investment Properties

Reduce the rent as an incentive.

Jun 06, 2018 09:28 AM
Rainmaker
4,243,869
Michael Jacobs
Pasadena, CA
Los Angeles Pasadena 818.516.4393

I can't think of anything beyond what has already been suggested /recommended.   Good luck.

Jun 06, 2018 08:39 AM
Rainer
87,920
Jeff Perlis Prime Properties
Prime Properties - Lake Arrowhead, CA
Experience Your Own Transformation!

Negotiate with the tenant hours. I agree with the suggestion to keep that bedroom excluded from showings.

Jun 06, 2018 10:32 PM
Rainmaker
1,549,295
Inna Ivchenko
Barcode Properties - Encino, CA
Realtor® • GRI • HAFA • PSC Calabasas CA

Maybe exclude one bedroom from showings? If they like it you can come back on that 7th day.

Jun 06, 2018 09:34 PM
Rainmaker
3,986,000
William Feela
WHISPERING PINES REALTY - North Branch, MN
Realtor, Whispering Pines Realty 651-674-5999 No.

Wait until renter is gone is the best

Jun 06, 2018 08:20 PM
Rainmaker
1,346,119
Thomas J. Nelson, REALTOR ® e-Pro CRS RCS-D Vets
Big Block Realty 858.232.8722 - La Jolla, CA
& Host of Postcards From Success Podcast

I'd make certain evenings "showing evenings" where I could get there at 6PM and light it up and then let people come open house (on appt.) style and book overlapping appointments from 6:30-7:45PM and get it sold so you don't have to do that more than 4-5 times.

Jun 06, 2018 05:39 PM
Rainmaker
599,680
Lynnea Miller
Bend Premier Real Estate - Bend, OR
Premier Real Estate Service in Central Oregon

The seller should work with the tenant (lease incentives) to make the home easier to show.  However, this may be difficult with the tenant's job. Does the home look that bad in the evening? The days are getting longer.

Jun 06, 2018 03:38 PM
Rainmaker
1,424,650
Ryan Huggins - Thousand Oaks, CA
https://HugginsHomes.com - Thousand Oaks, CA
Residential Real Estate and Investment Properties

Just put day sleeper in the agent remarks.  Not much can be done otherwise.

Jun 06, 2018 02:24 PM
Rainmaker
6,961,853
Roy Kelley
Retired - Gaithersburg, MD

The tenant may need an incentive to provide a showing schedule.

Maybe a weekly cleaning service and a rent reduction if it is sold.

Jun 06, 2018 10:55 AM
Ambassador
958,022
Mimi Foster
Falcon Property Company - Colorado Springs, CO
Voted Colorado Springs Best Realtor

I have tried to convince Seller to wait until tenant is out. He is terrified of double mortgage payment with no income against it. Tenant doesn't want to move so is not being cooperative. UGH

Jun 06, 2018 10:39 AM
Rainmaker
1,135,421
Kevin J. May
Florida Supreme Realty - Hobe Sound, FL
Serving the Treasure & Paradise Coasts of Florida

You've been backed into a corner but 6:30 pm to about 8:30 am is open game it appears.

Jun 06, 2018 10:27 AM
Rainmaker
1,000,043
John Juarez
The Medford Real Estate Team - Fremont, CA
ePRO, SRES, GRI, PMN

Lots of answers making the same points:

The property will sell better if it is vacant and prepped properly.

If the is not possible, make arrangements with the tenant for reasonable, planned showing opportunities and post those on your mls.

Tenants have rights. Owners do, too.

Jun 06, 2018 10:27 AM
Ambassador
5,696,016
Bob Crane
Woodland Management Service / Woodland Real Estate, EXP - Stevens Point, WI
Forestland Experts! 715-204-9671

I have a tenant who sleeps from 9 to 4, we work around his schedule and limit the showings to serious buyers only by requiring preapproval and a buyers agency before allowing showings.

For your situation I would suggest several open houses either in the evening or on that 7th day, and let the agents who have interested clients know to schedule during those times.

Jun 06, 2018 10:17 AM
Rainmaker
5,579,046
Barbara Todaro
RE/MAX Executive Realty - Happily Retired - Franklin, MA
Previously Affiliated with The Todaro Team

tell the owner to do something with his tenant.... hide him.... let him sleep in the basement....

Jun 06, 2018 09:54 AM
Rainmaker
1,759,139
Lyn Sims
Schaumburg, IL
Real Estate Agent Retired

Wait until tenant leaves. Explain how awful it will be for buyers.

Jun 06, 2018 09:29 AM
Rainmaker
4,430,915
Nina Hollander, Broker
Coldwell Banker Realty - Charlotte, NC
Your Greater Charlotte Realtor

Can you try to schedule for the one day he's not sleeping? Not much else you can do if the tenant does not cooperate. Most important is that you make sure you seller understands the restrictions under which you are operating and how that might impact the sale.  At least now with you have daylight till at least 7pm. Try and schedule from 6-7:30.

Jun 06, 2018 08:43 AM
Ambassador
3,070,956
Tammy Lankford,
Lane Realty Eatonton, GA Lake Sinclair, Milledgeville, 706-485-9668 - Eatonton, GA
Broker GA Lake Sinclair/Eatonton/Milledgeville

plan an open house and have the owner put the tenant in a hotel for the day.

Jun 07, 2018 09:00 PM
Rainmaker
4,799,651
Gabe Sanders
Real Estate of Florida specializing in Martin County Residential Homes, Condos and Land Sales - Stuart, FL
Stuart Florida Real Estate

This owner should understand that his best bet to get a good price for this property is to wait till this tenant leaves.

Jun 07, 2018 05:28 AM
Ambassador
4,316,065
Praful Thakkar
LAER Realty Partners - Andover, MA
Andover, MA: Andover Luxury Homes For Sale

Mimi Foster - I had similar situation.

With the permission from tenant, I organized a group showing twice and it has worked well!

Yes, having a tenant in night shift work is a bit of a challenge to sell - even when the landlord wants it to be shown and 'gone'!

Jun 06, 2018 11:19 PM
Ambassador
4,509,199
Debe Maxwell, CRS
www.iCharlotteHomes.com | The Maxwell House Group | RE/MAX Executive | (704) 491-3310 - Charlotte, NC
The right Charlotte REALTOR!

Been there, done that and FINALLY the seller waited until tenant vacated. Property sold right away as soon as tenant was out! Good luck, Mimi!

Jun 06, 2018 09:02 PM
Rainmaker
4,507,336
Wayne Martin
Wayne M Martin - Chicago, IL
Real Estate Broker - Retired

Does owner have the right to those showings included in the lease? If not, offer a monetary incentive for scheduled showings.

Jun 06, 2018 04:19 PM
Rainmaker
190,333
Jerry Thomas-Construction Loans
Cranbrook Loans - Farmington Hills, MI
Construction Loans in MI, OH, VA, GA and FL.

First, I'd find out if there is a written agreement that needs to be honored. Then I'd have a discussion with the tenant about bring client through, quietly, without showing their bedroom. 

Jun 06, 2018 04:07 PM
Rainmaker
5,261,301
Joan Cox
House to Home, Inc. - Denver Real Estate - 720-231-6373 - Denver, CO
Denver Real Estate - Selling One Home at a Time

On that one day hold an open house.

Jun 10, 2018 12:06 PM
Rainmaker
4,275,967
Will Hamm
Hamm Homes - Aurora, CO
"Where There's a Will, There's a Way!"

I hope he is up on weekends that you can get in then.

 

Jun 10, 2018 09:56 AM
Rainmaker
2,051,130
Michael J. Perry
KW Elite - Lancaster, PA
Lancaster, PA Relo Specialist

Eviction !

Jun 07, 2018 09:58 AM
Rainmaker
3,070,784
Tony and Suzanne Marriott, Associate Brokers
Serving the Greater Phoenix and Scottsdale Metropolitan Area - Scottsdale, AZ
Haven Express @ Keller Williams Arizona Realty

Annette Lawrence , Palm Harbor, FL 727-420-4041 nailed this one!

Jun 07, 2018 05:35 AM
Rainmaker
4,433,809
Gita Bantwal
RE/MAX Centre Realtors - Warwick, PA
REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel

Good luck.

Jun 07, 2018 04:34 AM