We manage several properties as well as handle sales. The only properties I want "occupied" would be an investment type of property such as a Duplex or an Apartment Building because we know that most of the time these will be purchased by an investor. Many times in these cases an investor will make an offer on the property "subject to" an interior inspection.
My opinion changes "big time" to quote a former Vice President on the sale of a Single Family Dwelling
My most recent experience was of a tenant that "dictated" to us when we could show it and even restricted us from taking interior photos. We were allowed to show it on 3 specific days only and never on Sunday. Rather than fight it, the owner just gave them a notice that we weren't going to renew their lease.
During these two months when the tenants lived there, I can't tell you how many times Buyers wanted to see the property but were not able to get in. T
As soon as they moved out... guess what happened...? The house had lots of showings and is a Pending Sale now.
So my vote is to get rid of the tenants...and then list your place for sale.
I hope this helps.
Make it a great day...!
If it is Call Lock box, if no answer, go and show. Okay;
Vacant and clean with lockbox is easiest to show and agents can add these to a tour on the fly...
You can't beat vacant for availability...
When I have an investor, I want the rent/ lease information detailed on the MLS data sheet. I need to know what the monthly rent is before I show it. If it is not on the MLS sheet, I should just assume that it is either way below market or not being collected.
How cooperative? Cooperative to me is you will do whatever it takes to assist the homeowner in sellling the home. Show the house any time until it gets dark, keep it cleaned inside and out, always smelling fresh, repair anything that YOU may have damaged or bring any repair items to the homeowner attention.
They may say, "Oh, yes we will cooperate". They end up changing their minds, tell you to come the next day. Most buyers will not come back to see it. Buyers don't like tenants and homeowner's following them through the house, they want to walk through it themselves and feel the space.
I went to this one house a year ago with a tenant occupied that accomadated the call to show the property. Welcomed us in, but the clutter was wall to wall overwhelming in this beautiful home. That home is still on the market today. The home is a short sale. The owner may or may not be still collecting rents, but come on get rid of the renter and sell house vacant. So, is that rent money more important than selling your home at the top market vaule (use a stager) or having to reduce it because your renter decided today was a good day to show it and tomorrow not such a good time for the dog.
So Natomaspark homeowner, in my opinion that's the impact of a "cooperative" tenant.
Take care & Happy home selling.
We manage many rental homes (and also sell) in the Natomas Park area, and there are advantages and disadvantages in selling a home with a tenant. The big advantage is that you can market the home with a tenant in place to investors, as long as the tenant is willing to rent and renew the lease with the new buyer. There are many investors coming from the bay area looking for great income properties. You must explain to the new buyers that tenants are not allowed to use the clubhouse as amenities, nor the buyers as well if they buying it as an income property. The only time the buyers can use the clubhouse is when they are actual residents of the property.
The disadvantage is that you cannot control the cleanliness of the rental home when showing the property, and is shown by appointment only, which limits the availability of showing the home. Make sure that the move-out date of the tenant coincides with the move-in of the new buyer.
Mani del Rosario
Cornerstone Property Management
It will reduce the amount of Buyers that might become interested in your property and it makes showing the home more difficult if there is a Tenant. However, it will be easier to sell the leased home to an investor with a Tenant in place provided that the rent is comparable to others in your area.
If a tenant does not cooperate, it kills the sale.
Agents know that if a listing says to make an appointment with the tenant and there is no lockbox, the tenant may or may not be home at the appointed time, so many agents don't even bother to make an appointment to show a tenant occupied home.
Lyon Real Estate
Alternatively, the new owner may be an investor and want to keep the tenants. This would be another discussion to have with both purchaser and tenants.
It is important to be up front and kind with your tenants, as you don't want them refusing to move out, leaving the home in poor condition, or not allowing showings. Things can go south, even when you thought they were great, if all aspects of the sale aren't handled in a courteous, conscientious manner.
I hope this helps.
If the home is kept clean, landscaping done weekly, and availability is fairly open..You will have no problem selling the home.
You may want to give the renter a discount on their rent or some kind of incentive if they uphold their portion of the agreement. Making your home available at all hours of the day, weekend, and evening is no small task.
Good luck with your home sale!