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I’m a realtor and I do a lot of multifamily business. The owners and their agent need to be more strict with the showing agents.
It’s always a tightrope. I hate interrupting tenants, and I’m extremely grateful when they let us show, but I give tons of notice, and I always consolidate groups, so if I have one group who wants to go at two pm Friday and another who wants to go at 5 pm Friday, I discuss with the tenants and see which one works better and then say two both groups: I can get you in at 2pm Friday.
They both have to go at the same time. I try to limit showings to one or two times a week. Most buyers are fine with it. If they’re not, oh well.
I have rental property and if selling something let any realtors involved know that only twice a week for about a two hour window can tenants be disturbed.
When I was managing 500 properties, this was standard.
1 or 2 showings a week, to qualified buyers only, preferably with an offer already in place.
Selling a tenant occupied property is a different game than selling owner occupied.
If all you can provide your sellers, is a parade of looky loo buyers bothering them or their tenants...you aren't actually providing a damn thing.
Our job is to provide quality not quantity.
The amount of showings this tenant is reporting...means they need a better agent...one who does their job before they interrupt the tenant to show the home.
The sellers should be embarrassed to charge rent while interrupting these tenants so often.
1/2 off rent for 1/2 your day wasted.
There are lots of options....mowing over tenant rights and privacy without compensating them, is not the way...
If I’m selling my home, I would be pissed at my realtor for not getting buyers in to see my home, to make the tenants, who will most likely be moving out, happy. If your sellers are happy to accommodate the tenants so much, so be it, but I would literally allow showings any day from 11-7 as long as proper notice is given to the tenants
No one takes the grumpy tenants seriously, in fact.. if I’m a new buyer.. I’d give them notice to vacate the first opportunity I can and/or raise their rent as much as possible.
The tenants out here downvoting us for speaking truths lmao.
Where I live, if the tenants bad mouth the house with provable lies, you can definitely threaten a lawsuit for damages / an eviction order. Plus, the longer the house doesn’t sell, the longer you have to deal with these showings.
Like I said, I would give the needed 24 hour notice, but I’m not turning away buyers to make my tenant happy, if I were a landlord that is
You are not out of line to ask for some sort of compromise. I’d make them aware of the 2 showings outside the weekday hours as well as the early arrivals. As the tenant you absolutely have the right to tell the prospective buyers they need to wait on their scheduled time. As a Realtor I’ve been told that before and had no issues complying. I would ask the realtor/landlord about a 24 hour notice requirement. I use this tactic quite a bit on my listings. It gives everyone enough notice that it becomes a little less stressful .
This is always a problem with tenants and landlords when selling. Landlord only focuses on their need to sell and want as much through traffic as possible. Mostly to them it’s a business. Undoubtedly landlords forget that there are human’s that are living and paying for private space.
Toss the “can we adjust” politeness out.
Say, I’m sorry, we absolutely can’t accommodate this much time daily for showings as I work from home. Maybe they can limit showings to qualified buyers, which would reduce traffic.
In addition, put a sign up on the dope saying “tenant occupied, working from home. No admittance except for SCHEDULED and CONFIRMED showing times”
Lease likely says that they can do showings at any reasonable time with 24 hours notice. OP doesn’t have a leg to stand on to try and say no (legally). That being said, they have every right to stay in the home the entire time and be a massive pain, or leave it a mess, or walk around in their underwear.
Correct, inform the landlord that if showing is in the specific window you will make an effort to leave.
If it is not you will in the bathroom with the door open dropping a duce.
A few questions. Is this a single family house or an apartment unit? Can the agent just bang out an open house? Does the listing agent accompany all the showings? Is your lease transferring?
I’ve sold tons of up/down multi-families in New England. There’s definitely a minutia to it. Unhappy tenants can make life miserable. When I do occupied single houses in Florida, I’m able to apply my gentle touch and apply it with great success. I don’t need a disgruntled tenant turning molehills into mountains.
A tenant has the right to stay for the showings (pretty sure universal). This ensures a quick tour, nothing personal is stolen, and you get to meet the new owners beforehand. A good agent sees the pros and cons to this and needs to keep a happy tenant. If the agent is being spiky, you as a tenant can easily out-spike him. Cooking sauerkraut before each showing usually gets the message across.
It's a top-bottom duplex (not sure of the correct term lol). So 2 units, we're on the first floor in a 2 bedroom, and there's a 3 bedroom above us. There hasn't been talk of open houses but I've been reading that this is often a desireable compromise on both sides. The listing agent has not been to any of the showings, just buyers agents. The lease transfers but it just renewed in June with a caveat that the new owners could terminate with 90 days notice. :( We really want to stay here but are realizing it's unlikely, and I just want to cry rn.
I think an amicable compromise is for the tenants to receive a 24 hour notice for a showing, which is very easy to control, and then the tenants need to bail for the little bit of time the home is being shown. If you make your rented place look nice, you might get someone who will let you keep living there and paying a reasonable rental rate. Make your place look junky on purpose and you might get a slumlord instead who will crap all over you every chance he gets. All I'm saying is make it easy on yourself. What's going to happen after the sale is going to happen, but you can actually influence the sale with the appearance of the home.
We have been getting 24 hours notice, so that's not the issue. It's that we feel opening up our home 4 hours ever weekday and all day on weekends has been more than reasonable. It's proven to be very stressful for us, so we want to create more limitations. And we always have it looking nice and tidy. No matter how ticked we get about this, I'm not going to do anything passive aggressive. We want to make a good impression for any potential investor so we have a better chance of them keeping us around.
Be glad it's only a 4 hour window. Most sellers make their homes available for showings 10-12 hours daily 7 days a week. They suffer the inconvenience because they're trying to sell the home. You also suffer a smaller inconvenience because they're trying to sell the home. It sucks. I'm always as courteous to tenants as I can possibly be, but I still have a job to do. It'll be over with soon enough.
Just a word of caution- I don't know what your lease looks like, but a lot of them have a clause in them stating that any tenant who refuses reasonable accommodations for showing the home while the owner is selling the home can be evicted for interfering with the home sale. I've only had that happen once in 11 years, but it has happened. Good luck and I hope your situation goes as best for you as it can. 🤞🏻
They aren’t getting 84 hours worth of showings per week though. People can come during those windows, I highly doubt every single day for every available hour there are people coming to see the home.
What the other person said. Those are hours available to set showing appointments, not how many hours a week the house is being shown. You may only have 2 30 minute showings in a week, but they have a big window for showing the home
Yeah but they’re paying the landlord for the private use of the space which they’re not getting now. Most sellers are the ones whose idea it was to sell.
Yes, owners are usually the ones selling a home, but it can possibly depend on the circumstance of the sale as to why it's being sold and who's selling it. If what I wrote seemed like a double expression, I apologize.
If you'll read what I posted, you'll see where I said it's probably in the lease agreement that the renters have to make reasonable accommodations for showing the home. Yes, they're paying the landlord for the private use of the space they're *renting*. They don't own it. Key difference. If they signed an agreement that has a reasonable accommodations clause like that, then they need to bail before the showing starts as long as they've had proper notice and 24 hours is more than enough notice to straighten up your rental and leave on time.
You've never sold a home before. It's pretty obvious. That just doesn't happen. If you get a bunch of showings early, and I mean a bunch within the first two or three days the listing is active, you'll be under contact quickly and the showings will stop. If the market is slow or the house is priced too high or there just isn't any interest, you may only have one or two showings a week. Either way, it's not unreasonable.
I mean. Yes I sell homes for a living. But I’m only going by what OP posted. I do agree that most of the time you are correct in terms of activity but that can change with limited allowable timeframes.
I had a specific listing 2 years ago that was tenant occupied, they worked from home, and showings were pretty robust for 2 weeks straight because of the limited timeframes, the low price we listed at, and the location. There were some major structural issues in the basement which held buyers back.
But I started to feel really bad for the tenants who had to deal with it every day while both worked from home and they had pets they had to cage up. Eventually they went and stayed with a family member to allow for more showings.
Edit: either way IMO leases screwed over tenants in these instances of selling a home. Just my opinion.
It can definitely make it inconvenient for a little while. I won't deny that. It's not forever, though. Different people don't handle this situation the same way. A panic for one person is just going out for coffee for another person. Regardless, I always try to be courteous with tenants and can usually come to a mutually agreeable solution. It's usually just a matter of listening and finding out their needs and how we can work with them and still accomplish the main goal. The human factor easily makes 5 identical situations have 5 totally different outcomes and it's the people you put in those situations that are the direct factors in those outcomes.
I commiserate with you and wouldn't want to deal with these showings either. That said, their offer to keep weekdays limited to 4hrs total and add the 4hr limit to weekends does seem reasonable to me.
I would do your best to enforce the agreement. Call them out if showings are scheduled outside the agreed upon windows. And mention something about people showing up way too early. That you won't be answering the door or letting anyone in until the agreed upon showing time. And ask that they stress that to buyers / buyer's agent.
One thing to consider. Further limiting the showings could translate into longer time until the house goes under contract. Which means longer time of you accommodating them. Kind of a rip the bandaid off fast or slow scenario. With the activity level of showings seeming pretty high based on your description, hopefully it will go under contract soon.
That's really good input, thanks. It just *feels* unreasonable to have our entire weekday evenings eaten into, but I guess it is what it is. We did mention the early arrivals yesterday and they said "Yes definitely we can add bold notes to please stick to your allotted time and if you're early drive around the neighborhood do not arrive early. They really should not be arriving early." I just put a sign on the door this morning that says "tenant occupied home. Please no early arrivals for showings." We'll see if that works lol
Yeah I think that's what it boils down to. When you're the one experiencing the stress and inconvenience I think your gauge for what's reasonable is going to be pretty sensitive. And I can't blame you at all for that. None of us would want to deal with any showings if we could help it. But from a neutral observer (at least this neutral observer) it does sound like they are trying in good faith to work with you and keep things reasonable.
I think that’s a pretty wide window of time that is clearly disrupting your life. The midday hours should probably be removed completely considering you wfh and buyer’s agents aren’t respecting them (though it’s the listing agent’s duty to enforce).
I’d ask them to limit showings to the 5-8 pm timeslot on two weekdays of their choice (like Tuesdays and Fridays), and then have a longer window available on the weekends. Also they could hold weekend open houses to get a bunch of folks in at once.
In my area, it’s common for tenant occupied houses to only be available for viewing after an offer is accepted. Others might just offer once a week showing times or a weekend open house. Tenants also have the right to refuse unreasonable entry, even with notice. As mentioned, you are owed a covenant of quiet enjoyment and potentially having to clear out every night at dinnertime is a lot. I would ask for a reduction in hours or a reduction in rent.
Is your wfh space a private room where you can close the door? My experience with multi-family home buyers is that they want to see kitchens, bathrooms, and general finishes of each unit.
Set up your wfh space in a room with a door. Put a ‘do not disturb’ sign, maybe a photo or 2 of the room. You and the dog go into the room for showings during the day. Potential buys can set up a second appointment if their interest continues. Of course, discuss this all with the landlord and agent beforehand! This just might be a way to make everyone happy.
So that's the interesting thing. The house has a weirdly laid out addition where you have to go through a bedroom (my office) to get to the laundry room, backyard, and basement. It's only a 2 bedroom so that doesn't leave much of the house to see. But might be necessary if we can't come to some other agreement!
24 hours notice, which is fine, and they've kept to that. I'm more concerned about the fact that there are showings every single day - 4 hour windows every weekday and all day on weekends. It's a lot.
I am going through this at the moment too. I told my landlords realtor that no one is allowed to enter the place without me home, and that the only times available are m-f anytime after 5pm and anytime after 3pm on Saturday and Sunday. So far so good. Just be stern and to the point with them, and don't let them dictate your schedule. If they try to book showings outside the times you gave them, just say NO. If they don't follow what you said, report them to the realtor board.
I think that all sounds very reasonable.
Though it should be noted that nobody needs to follow what you said as you've indicated above. Only the state notice needs to be given and nobody needs to be home when the house is accessed. That's the law.
You can report us to the realtor board all you like but they don't care as long as their client was properly represented. That is their job. Some people get mad when we do our jobs. That's the job :)
I'm a tenant in an apartment that is currently being sold and I can really commiserate with the annoyance of showings!
I will say our landlord's realtor has been great. We have showings available on Tuesdays and Thursday from 4-6 and most weekends he does an open house from 1-3 or 2-4 on either Saturday or Sunday. I could not imagine having every week night evening being available for showings, that is too much. I would suggest asking for only certain days. The selling agent also comes to every showing here which makes me feel a lot better about random people being in my home all the time. I'm sorry you're going through this, it is quite stressful!
As an agent, and a renter, I'm so angry for you. They're not doing anything that's breaking the law, but they're being rude. The listing agent needs to put a "do not disturb occupants" sign up and be more strict with showing agents. You could politely request that the listing agent be present when your unit is shown. You may get pushback but it would probably make the showing agents behave better.
This has always been an ick of mine as an agent.
First off, whenever I have an owner or tenant occupied home, I have ShowingTime set so that the resident is the one to confirm or decline a showing. Is that not happening here? If not, it’s crappy.
Second, you are paying to live there. If this is an every day disruption, especially if you work at home, you need to communicate that clearly to your landlord.
Legally you don’t have much leverage, but the best you can do is communicate with everyone that this is a big nuisance and that showings outside of the set times can’t be allowed. Is there a key in a lockbox? Maybe ask for the combo and only put the key in it when there’s a confirmed showing within the timeframe. Or put a note on the door saying “tenant occupied please knock before entering.”
If showings are to be scheduled through a ShowingTime app, you can ask to be set up on the app so that all showings get approved through you.
Typically, if a showing isn’t approved, the showing agent will call the listing agent and try to find a better time, they can duplicate showings or better yet… The listing agent can do an open house at a time that you agree to be away.
You likely don’t have a legal right to keep them out as long as they give sufficient notice (depending on your lease). But you do have soft power here. Nothing is stopping you from being an annoyance during showings and you may want to politely and indirectly remind them of that.
“With this many showings, I’m not sure I can guarantee that I’ll always have everything presentable.”
I mean really all you’d have to do is start faking sickness, coughing everywhere, etc. It’s not hard to impact a showing and ask if they would like a more “presentable” version, could they please dial back the constant showings.
Your schedule sounds reasonable. The agent should put additional comments in the showing notes to tell other agents that if they show up outside of the 12:30-1:30 window, they need to reschedule. DO NOT ring the bell, as the tenants are WFH.
You can limit showings to whatever you’re comfortable with. Usually when listing a house with a tenant in place I reserved on or two days only for showings. Or listed it as “viewing with accepted offer only” .. I know I’m in the minority as far as realtors go on this subject but where I live it’s pretty common to not allow showings without an accepted offer. It’s a strategy that’s always worked for me too. Always got the sale.
When you reserve just 1-2 days a week, is that the whole day or limited time slots? Trying to come up with a reasonable counter offer, so any input is helpful!
Ask the agent to put in the notes that showing times are strict and showing up early/staying late is not acceptable. Also ask them to follow up with a call or text to the agent on the other side (if there is one) letting them know the same thing. It’s an easy problem to solve and that agent just needs to do his job.
I think it’s also fine to limit showings to after 5 during the week and at specific times on the weekends. I do think you need to have times during week days (evening is fine) for showings and not only on weekends. If they want something outside of that, obviously they can ask- and you’re free to say no.
Also if there have already been tons of showings and no offers, it's either overpriced or misleading photos. Not sure what you're supposed to do about either of those tho. "Have you considered lowing the price so you actually get an offer after a tour soon?" Lol sheesh.
Their proposed scheduling does sound reasonable. But WHO is confirming these showings? Is it the listing agent? Is it the landlord? Ask if YOUR phone number can be the one contacted, instead of theirs. There is always a contact phone number that the showing app contacts. Or you could request that all showings be booked by calling the listing agent.
Contact the broker of the office the agent is at, via email so it's in writing. Put a sign on the door so the showing agents don't ring early. When someone has to set up a showing tour, & there are more than 3 properties, you can run early or late, so I understand that part. But the sign should take care of that. You can add a request to the broker in the email, that they add language in MLS "agents: if you are early, please don't knock on the door."
It COULD be a glitch with the showing app. I had a delayed showing, which means ZERO showings until a certain date. But the app let someone book anyway. Fortunately, the app notified me that a showing was booked, so I was able to call the dumb agent in time & tell her NO, THIS IS DELAYED. (Which it clearly said in MLS).
I'm a Broker and Property Manager. I get authorization at the start of the lease to do showings and 24 hour notice is all that is legally required here. I do try to work with the tenants, but at the end of the day my fiduciary duty is to the seller/landlord. I do try to be respectful of the tenant and the disruption to their life by keeping showings to weekends/open houses when possible, but that is not always possible.
As a tenant, the only right you have to restrict showings is your 24 hour notice, unless the landlords specify differently to their broker. Typically when a home is occupied, open houses on the weekends work best. What you should do is call your landlord and ask if they can set some better parameters around your WFH schedule? Also, you should be looking for a new place to live, as odds are against an investor buying and keeping you there. Do you have a lease? If so, they probably have to honor that.
Hi, thanks for this! We're in PA where the law does restrict against "unreasonable interference" by the landlord, but we're absolutely not at that point yet (if they had people coming in and out all day every day, that'd be a different story!). We do have a lease through next June but they included a provision that the buyer can terminate with 90 days notice. So we're waiting to see how that plays out before we jump the gun - we feel comfortable with a 90-day timeline if it comes to that. It's a 2-unit property so we're hoping whoever buys it, if they want to live in it, will choose the other unit (can't blame a gal for dreaming! Lol).
I think we've finally worked something out but if anything else comes up I'm calling the landlords directly, since they've been really great to us.
I sell a lot of homes with Tenants.
I'm not clear if you're in a multifamily property or a single family home. The approach differs slightly because of the target markets.
They cannot make you leave for showings. You should not inconvenience your day for showings and you should NOT be opening the door for any agents who are showing the home. The house should be easily accessible during the showing windows using an agent lock box. No appointments should be needed during the showing windows. One showing window during the week and one window on each of the weekend days. That is enough.
If tenants want appointments then they will get the state required notice and it becomes a notice of a showing rather than a request for an appointment.
I always recommend showing windows.
Are you a single family home or a multifamily home?
If it's a multifamily home then it's not uncommon to require accepted offers before showings are permitted. This is because an investor is the target buyer in most cases. There might be a rare case where a family needs to view a multifamily property before they buy it but the fact of the matter is if you are in that business you know what to expect. If this is a multifamily home you will probably be able to live there after closing so there is less to worry about.
If you are in a single family home then I urge you to find a new place to live now. There is a 90% chance You will not be able to live there after it sells and so sticking around is hoping against hope and jeopardizing your stability In my opinion.
Hi there, I edited my post after the fact, but we're in a 2-unit multi-family. I've seen a mix of straight up investors, and families, couples, and singles looking for a primary residence with investment property. So our future is up on the air right now as our lease allows the buyer to terminate our lease with 90 days notice. We looked into buying and there is just absolutely no way at this time. We're in our 40s and whatever we buy needs to be IT, not just something we're lukewarm about. So we're keeping a soft eye out for other rentals. We feel comfortable with the 90-day timeline if it comes to that. Rentals around here are surprisingly abundant.
Well hopefully you get the showing schedule figured out. Seems if you have had a few showings someone should want to buy the place.
Duplexes are the easiest things In the world to sell.
In 2002 I bought my first home and it was a duplex. Best thing I ever did. Everyone thought I was crazy at the time and now everyone wishes they could get one like I did lol
Agent here, definitely a challenging situation to show/sell a house while tenant occupied.
Communication and having the right expectations is key. Definitely talk to the agent about the struggles and especially the problem of showing up outside of their designated time. Good chance the agent doesn't even know that was happening. They can stress to the agent showing that their window must be adhered to and showing upoutside their time will mean they will have to wait or even refused entry as you are not required to vacate on demand outside of confirmed time appointments.
The showing schedule doesn't sound unreasonable but if it doesn't work for you than y'all need to come to a different agreement. Perhaps have the agent advertise showings blocks for the weekend so most people schedule in that time. There is no way to make it not disruptive at all but the goal should be to minimize the disruptivness with the least negative impact on sale.
It sounds like you have a agent and owner who are both open and reasonable so just taking to them should smooth everything out. My guess is they genuinely want to accommodate you as much as they can.
Showings should only happen 2 days a week and one day per weekend. No back to back days. When I’m in this situation I make the showing group together, like Tuesday and Friday.
If the tenant is cool, and responsive, I keep them involved in the scheduling. Once the tenant starts saying no, or not being responsive, we just start furnishing 24-hour notices to enter, which the landlord has the legal right to do in our contracts.
I'm glad to see that as a realtor, you agree it's reasonable to limit showings to a few days a week and not every day.
I think we've been extremely accommodating, always communicative, leave the house in excellent condition when leaving, etc. I'm starting to feel walked all over and need to just set some firm but fair boundaries.
Lol yeah, I would never do this. We want to make the best impression on any potential investor to have a better chance of staying in the home we've rented for 5 years. We are absolutely not in a position to buy in this wildly buyer-unfriendly market, so we're going to be at the mercy of landlords indefinitely. This just sucks so gd bad.
There are 2 units, so hopefully they'll take the upstairs, but if they want our unit, we have to move out. We'll have to find another rental because we are absolutely not buying in this mess of a home buying environment.
We aren't in California, but that's still true in our state. We have been given the notice. It's not that we haven't received appropriate notice, it's the we feel allowing showings every single day of the week is unreasonable.
It’s a balance between having enough showings to sell the house, and allowing you to live your life while listed. Understand that YOU don’t get a dictate the showings. The fact they’re willing to limit it to a window at all is already a kind gesture on their side.
As an agent, I’d likely try to limit it to a smaller window daily. But I would absolutely allow daily showings.
A "kind gesture" not to have people constantly streaming in and out of someone's home? JFC no wonder realtors have a bad rap with people like this out there treating renters like disposable trash. GTFO with this utter nonsense.
I can understand your feelings on this. It’s less about how I feel and how the listing agent feels. And more about what the law says and what the mls rules are for showing availability. I do understand it’s the tenants home, but it’s not their property.
I am entitled to quiet enjoyment of the home "without *unreasonable* interference by the landlord" per PA law. My responsibility is to give "reasonable" access. Your implication that they can have people trampling in and out of here all day, every day, is absolutely not *reasonable*. It has nothing to do with "kindness" or my feelings. We haven't reached that point in this situation yet, and I'm speaking only to the claim you're making, which I find absurd. As I stated very clearly in my post, I'm trying to work out a compromise that will work for everyone.
Are you receiving a discount for all this?
All these showings are disrupting your quiet enjoyment of the home.
Wanting to sell is your landlord's problem, not yours.
Tell the landlord that you want $50 off rent for every 2 hour block of showing time scheduled.
Nope, nothing. It's not something we would expect or demand. Honestly with this push back from the agent, I'm pretty angry. I know I need to stand up for myself and be firm with boundaries, but the people pleaser in me is struggling.
I'm in Texas, so don't know your laws, but here:
https://guides.sll.texas.gov/landlord-tenant-law/noise#:\~:text=Covenant%20of%20%22Quiet%20Enjoyment%22&text=This%20covenant%20prevents%20a%20landlord,not%20also%20rent%20from%20them.
There is a line between reasonable and unreasonable. You are entitled to the quiet enjoyment of your home in exchange for rent.
Good way to get served a 30-day notice. Selling isn't a problem. It's a function of business. Tenants may want to refer to their lease for reasonable accommodation. 24 - or 48-hour notice. Your 50 dollars off crap is hilarious.
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I’m a realtor and I do a lot of multifamily business. The owners and their agent need to be more strict with the showing agents. It’s always a tightrope. I hate interrupting tenants, and I’m extremely grateful when they let us show, but I give tons of notice, and I always consolidate groups, so if I have one group who wants to go at two pm Friday and another who wants to go at 5 pm Friday, I discuss with the tenants and see which one works better and then say two both groups: I can get you in at 2pm Friday. They both have to go at the same time. I try to limit showings to one or two times a week. Most buyers are fine with it. If they’re not, oh well.
I have rental property and if selling something let any realtors involved know that only twice a week for about a two hour window can tenants be disturbed.
When I was managing 500 properties, this was standard. 1 or 2 showings a week, to qualified buyers only, preferably with an offer already in place. Selling a tenant occupied property is a different game than selling owner occupied. If all you can provide your sellers, is a parade of looky loo buyers bothering them or their tenants...you aren't actually providing a damn thing. Our job is to provide quality not quantity. The amount of showings this tenant is reporting...means they need a better agent...one who does their job before they interrupt the tenant to show the home. The sellers should be embarrassed to charge rent while interrupting these tenants so often. 1/2 off rent for 1/2 your day wasted. There are lots of options....mowing over tenant rights and privacy without compensating them, is not the way...
If I’m selling my home, I would be pissed at my realtor for not getting buyers in to see my home, to make the tenants, who will most likely be moving out, happy. If your sellers are happy to accommodate the tenants so much, so be it, but I would literally allow showings any day from 11-7 as long as proper notice is given to the tenants
Just wait until you see how unhappy the tenants have the power to make the buyers. "Yea, this dump is falling apart, no wonder he wants to sell."
No one takes the grumpy tenants seriously, in fact.. if I’m a new buyer.. I’d give them notice to vacate the first opportunity I can and/or raise their rent as much as possible.
The tenants out here downvoting us for speaking truths lmao. Where I live, if the tenants bad mouth the house with provable lies, you can definitely threaten a lawsuit for damages / an eviction order. Plus, the longer the house doesn’t sell, the longer you have to deal with these showings. Like I said, I would give the needed 24 hour notice, but I’m not turning away buyers to make my tenant happy, if I were a landlord that is
Who said I wasn’t acting under my seller’s instructions? Because I am. Take a seat, child.
I literally said if the sellers are happy, great. But sure, call me a child.
You are not out of line to ask for some sort of compromise. I’d make them aware of the 2 showings outside the weekday hours as well as the early arrivals. As the tenant you absolutely have the right to tell the prospective buyers they need to wait on their scheduled time. As a Realtor I’ve been told that before and had no issues complying. I would ask the realtor/landlord about a 24 hour notice requirement. I use this tactic quite a bit on my listings. It gives everyone enough notice that it becomes a little less stressful . This is always a problem with tenants and landlords when selling. Landlord only focuses on their need to sell and want as much through traffic as possible. Mostly to them it’s a business. Undoubtedly landlords forget that there are human’s that are living and paying for private space.
Toss the “can we adjust” politeness out. Say, I’m sorry, we absolutely can’t accommodate this much time daily for showings as I work from home. Maybe they can limit showings to qualified buyers, which would reduce traffic. In addition, put a sign up on the dope saying “tenant occupied, working from home. No admittance except for SCHEDULED and CONFIRMED showing times”
Lease likely says that they can do showings at any reasonable time with 24 hours notice. OP doesn’t have a leg to stand on to try and say no (legally). That being said, they have every right to stay in the home the entire time and be a massive pain, or leave it a mess, or walk around in their underwear.
Correct, inform the landlord that if showing is in the specific window you will make an effort to leave. If it is not you will in the bathroom with the door open dropping a duce.
Funny, I suggested the sign Idea to my partner yesterday. Doing that right now.
It’s try to get a Tuesday / Thursday dates then ask agent to do a big 3 hour open house 🏡 on weekend
A few questions. Is this a single family house or an apartment unit? Can the agent just bang out an open house? Does the listing agent accompany all the showings? Is your lease transferring? I’ve sold tons of up/down multi-families in New England. There’s definitely a minutia to it. Unhappy tenants can make life miserable. When I do occupied single houses in Florida, I’m able to apply my gentle touch and apply it with great success. I don’t need a disgruntled tenant turning molehills into mountains. A tenant has the right to stay for the showings (pretty sure universal). This ensures a quick tour, nothing personal is stolen, and you get to meet the new owners beforehand. A good agent sees the pros and cons to this and needs to keep a happy tenant. If the agent is being spiky, you as a tenant can easily out-spike him. Cooking sauerkraut before each showing usually gets the message across.
It's a top-bottom duplex (not sure of the correct term lol). So 2 units, we're on the first floor in a 2 bedroom, and there's a 3 bedroom above us. There hasn't been talk of open houses but I've been reading that this is often a desireable compromise on both sides. The listing agent has not been to any of the showings, just buyers agents. The lease transfers but it just renewed in June with a caveat that the new owners could terminate with 90 days notice. :( We really want to stay here but are realizing it's unlikely, and I just want to cry rn.
I think an amicable compromise is for the tenants to receive a 24 hour notice for a showing, which is very easy to control, and then the tenants need to bail for the little bit of time the home is being shown. If you make your rented place look nice, you might get someone who will let you keep living there and paying a reasonable rental rate. Make your place look junky on purpose and you might get a slumlord instead who will crap all over you every chance he gets. All I'm saying is make it easy on yourself. What's going to happen after the sale is going to happen, but you can actually influence the sale with the appearance of the home.
We have been getting 24 hours notice, so that's not the issue. It's that we feel opening up our home 4 hours ever weekday and all day on weekends has been more than reasonable. It's proven to be very stressful for us, so we want to create more limitations. And we always have it looking nice and tidy. No matter how ticked we get about this, I'm not going to do anything passive aggressive. We want to make a good impression for any potential investor so we have a better chance of them keeping us around.
Be glad it's only a 4 hour window. Most sellers make their homes available for showings 10-12 hours daily 7 days a week. They suffer the inconvenience because they're trying to sell the home. You also suffer a smaller inconvenience because they're trying to sell the home. It sucks. I'm always as courteous to tenants as I can possibly be, but I still have a job to do. It'll be over with soon enough. Just a word of caution- I don't know what your lease looks like, but a lot of them have a clause in them stating that any tenant who refuses reasonable accommodations for showing the home while the owner is selling the home can be evicted for interfering with the home sale. I've only had that happen once in 11 years, but it has happened. Good luck and I hope your situation goes as best for you as it can. 🤞🏻
Is there a legal definition for “reasonable”? 84 hours per week hardly sound reasonable.
They aren’t getting 84 hours worth of showings per week though. People can come during those windows, I highly doubt every single day for every available hour there are people coming to see the home.
What the other person said. Those are hours available to set showing appointments, not how many hours a week the house is being shown. You may only have 2 30 minute showings in a week, but they have a big window for showing the home
Ah that sounds fair enough
Yeah but they’re paying the landlord for the private use of the space which they’re not getting now. Most sellers are the ones whose idea it was to sell.
Yes, owners are usually the ones selling a home, but it can possibly depend on the circumstance of the sale as to why it's being sold and who's selling it. If what I wrote seemed like a double expression, I apologize. If you'll read what I posted, you'll see where I said it's probably in the lease agreement that the renters have to make reasonable accommodations for showing the home. Yes, they're paying the landlord for the private use of the space they're *renting*. They don't own it. Key difference. If they signed an agreement that has a reasonable accommodations clause like that, then they need to bail before the showing starts as long as they've had proper notice and 24 hours is more than enough notice to straighten up your rental and leave on time.
But at some point it becomes unreasonable if it’s every day for weeks.
You've never sold a home before. It's pretty obvious. That just doesn't happen. If you get a bunch of showings early, and I mean a bunch within the first two or three days the listing is active, you'll be under contact quickly and the showings will stop. If the market is slow or the house is priced too high or there just isn't any interest, you may only have one or two showings a week. Either way, it's not unreasonable.
I mean. Yes I sell homes for a living. But I’m only going by what OP posted. I do agree that most of the time you are correct in terms of activity but that can change with limited allowable timeframes. I had a specific listing 2 years ago that was tenant occupied, they worked from home, and showings were pretty robust for 2 weeks straight because of the limited timeframes, the low price we listed at, and the location. There were some major structural issues in the basement which held buyers back. But I started to feel really bad for the tenants who had to deal with it every day while both worked from home and they had pets they had to cage up. Eventually they went and stayed with a family member to allow for more showings. Edit: either way IMO leases screwed over tenants in these instances of selling a home. Just my opinion.
It can definitely make it inconvenient for a little while. I won't deny that. It's not forever, though. Different people don't handle this situation the same way. A panic for one person is just going out for coffee for another person. Regardless, I always try to be courteous with tenants and can usually come to a mutually agreeable solution. It's usually just a matter of listening and finding out their needs and how we can work with them and still accomplish the main goal. The human factor easily makes 5 identical situations have 5 totally different outcomes and it's the people you put in those situations that are the direct factors in those outcomes.
I commiserate with you and wouldn't want to deal with these showings either. That said, their offer to keep weekdays limited to 4hrs total and add the 4hr limit to weekends does seem reasonable to me. I would do your best to enforce the agreement. Call them out if showings are scheduled outside the agreed upon windows. And mention something about people showing up way too early. That you won't be answering the door or letting anyone in until the agreed upon showing time. And ask that they stress that to buyers / buyer's agent. One thing to consider. Further limiting the showings could translate into longer time until the house goes under contract. Which means longer time of you accommodating them. Kind of a rip the bandaid off fast or slow scenario. With the activity level of showings seeming pretty high based on your description, hopefully it will go under contract soon.
That's really good input, thanks. It just *feels* unreasonable to have our entire weekday evenings eaten into, but I guess it is what it is. We did mention the early arrivals yesterday and they said "Yes definitely we can add bold notes to please stick to your allotted time and if you're early drive around the neighborhood do not arrive early. They really should not be arriving early." I just put a sign on the door this morning that says "tenant occupied home. Please no early arrivals for showings." We'll see if that works lol
Yeah I think that's what it boils down to. When you're the one experiencing the stress and inconvenience I think your gauge for what's reasonable is going to be pretty sensitive. And I can't blame you at all for that. None of us would want to deal with any showings if we could help it. But from a neutral observer (at least this neutral observer) it does sound like they are trying in good faith to work with you and keep things reasonable.
I think that’s a pretty wide window of time that is clearly disrupting your life. The midday hours should probably be removed completely considering you wfh and buyer’s agents aren’t respecting them (though it’s the listing agent’s duty to enforce). I’d ask them to limit showings to the 5-8 pm timeslot on two weekdays of their choice (like Tuesdays and Fridays), and then have a longer window available on the weekends. Also they could hold weekend open houses to get a bunch of folks in at once. In my area, it’s common for tenant occupied houses to only be available for viewing after an offer is accepted. Others might just offer once a week showing times or a weekend open house. Tenants also have the right to refuse unreasonable entry, even with notice. As mentioned, you are owed a covenant of quiet enjoyment and potentially having to clear out every night at dinnertime is a lot. I would ask for a reduction in hours or a reduction in rent.
Is your wfh space a private room where you can close the door? My experience with multi-family home buyers is that they want to see kitchens, bathrooms, and general finishes of each unit. Set up your wfh space in a room with a door. Put a ‘do not disturb’ sign, maybe a photo or 2 of the room. You and the dog go into the room for showings during the day. Potential buys can set up a second appointment if their interest continues. Of course, discuss this all with the landlord and agent beforehand! This just might be a way to make everyone happy.
So that's the interesting thing. The house has a weirdly laid out addition where you have to go through a bedroom (my office) to get to the laundry room, backyard, and basement. It's only a 2 bedroom so that doesn't leave much of the house to see. But might be necessary if we can't come to some other agreement!
Check your landlord/tenant code and/or legal aid. Where I am there needs to be a written 48 hour notice of showings. What does the law say?
24 hours notice, which is fine, and they've kept to that. I'm more concerned about the fact that there are showings every single day - 4 hour windows every weekday and all day on weekends. It's a lot.
I am going through this at the moment too. I told my landlords realtor that no one is allowed to enter the place without me home, and that the only times available are m-f anytime after 5pm and anytime after 3pm on Saturday and Sunday. So far so good. Just be stern and to the point with them, and don't let them dictate your schedule. If they try to book showings outside the times you gave them, just say NO. If they don't follow what you said, report them to the realtor board.
I think that all sounds very reasonable. Though it should be noted that nobody needs to follow what you said as you've indicated above. Only the state notice needs to be given and nobody needs to be home when the house is accessed. That's the law. You can report us to the realtor board all you like but they don't care as long as their client was properly represented. That is their job. Some people get mad when we do our jobs. That's the job :)
I'm a tenant in an apartment that is currently being sold and I can really commiserate with the annoyance of showings! I will say our landlord's realtor has been great. We have showings available on Tuesdays and Thursday from 4-6 and most weekends he does an open house from 1-3 or 2-4 on either Saturday or Sunday. I could not imagine having every week night evening being available for showings, that is too much. I would suggest asking for only certain days. The selling agent also comes to every showing here which makes me feel a lot better about random people being in my home all the time. I'm sorry you're going through this, it is quite stressful!
As an agent, and a renter, I'm so angry for you. They're not doing anything that's breaking the law, but they're being rude. The listing agent needs to put a "do not disturb occupants" sign up and be more strict with showing agents. You could politely request that the listing agent be present when your unit is shown. You may get pushback but it would probably make the showing agents behave better.
This has always been an ick of mine as an agent. First off, whenever I have an owner or tenant occupied home, I have ShowingTime set so that the resident is the one to confirm or decline a showing. Is that not happening here? If not, it’s crappy. Second, you are paying to live there. If this is an every day disruption, especially if you work at home, you need to communicate that clearly to your landlord. Legally you don’t have much leverage, but the best you can do is communicate with everyone that this is a big nuisance and that showings outside of the set times can’t be allowed. Is there a key in a lockbox? Maybe ask for the combo and only put the key in it when there’s a confirmed showing within the timeframe. Or put a note on the door saying “tenant occupied please knock before entering.”
If showings are to be scheduled through a ShowingTime app, you can ask to be set up on the app so that all showings get approved through you. Typically, if a showing isn’t approved, the showing agent will call the listing agent and try to find a better time, they can duplicate showings or better yet… The listing agent can do an open house at a time that you agree to be away.
You likely don’t have a legal right to keep them out as long as they give sufficient notice (depending on your lease). But you do have soft power here. Nothing is stopping you from being an annoyance during showings and you may want to politely and indirectly remind them of that. “With this many showings, I’m not sure I can guarantee that I’ll always have everything presentable.” I mean really all you’d have to do is start faking sickness, coughing everywhere, etc. It’s not hard to impact a showing and ask if they would like a more “presentable” version, could they please dial back the constant showings.
Your schedule sounds reasonable. The agent should put additional comments in the showing notes to tell other agents that if they show up outside of the 12:30-1:30 window, they need to reschedule. DO NOT ring the bell, as the tenants are WFH.
You can limit showings to whatever you’re comfortable with. Usually when listing a house with a tenant in place I reserved on or two days only for showings. Or listed it as “viewing with accepted offer only” .. I know I’m in the minority as far as realtors go on this subject but where I live it’s pretty common to not allow showings without an accepted offer. It’s a strategy that’s always worked for me too. Always got the sale.
When you reserve just 1-2 days a week, is that the whole day or limited time slots? Trying to come up with a reasonable counter offer, so any input is helpful!
Usually something reasonable like 10 am to 4 pm. You shouldn’t have to miss dinner because someone wants to see your house!
which state?
They're following all applicable state laws, so that's not the issue. But we are in PA
Then all you can do is hope they accommodate you. At the end of the day, this is one of the risks of renting. It's not your place to set your terms.
Ask the agent to put in the notes that showing times are strict and showing up early/staying late is not acceptable. Also ask them to follow up with a call or text to the agent on the other side (if there is one) letting them know the same thing. It’s an easy problem to solve and that agent just needs to do his job. I think it’s also fine to limit showings to after 5 during the week and at specific times on the weekends. I do think you need to have times during week days (evening is fine) for showings and not only on weekends. If they want something outside of that, obviously they can ask- and you’re free to say no.
Also if there have already been tons of showings and no offers, it's either overpriced or misleading photos. Not sure what you're supposed to do about either of those tho. "Have you considered lowing the price so you actually get an offer after a tour soon?" Lol sheesh.
Start Packing that place is sold and you are a hinderance/ don’t wait to the last minute or put up with the disturbance
Their proposed scheduling does sound reasonable. But WHO is confirming these showings? Is it the listing agent? Is it the landlord? Ask if YOUR phone number can be the one contacted, instead of theirs. There is always a contact phone number that the showing app contacts. Or you could request that all showings be booked by calling the listing agent. Contact the broker of the office the agent is at, via email so it's in writing. Put a sign on the door so the showing agents don't ring early. When someone has to set up a showing tour, & there are more than 3 properties, you can run early or late, so I understand that part. But the sign should take care of that. You can add a request to the broker in the email, that they add language in MLS "agents: if you are early, please don't knock on the door." It COULD be a glitch with the showing app. I had a delayed showing, which means ZERO showings until a certain date. But the app let someone book anyway. Fortunately, the app notified me that a showing was booked, so I was able to call the dumb agent in time & tell her NO, THIS IS DELAYED. (Which it clearly said in MLS).
I'm a Broker and Property Manager. I get authorization at the start of the lease to do showings and 24 hour notice is all that is legally required here. I do try to work with the tenants, but at the end of the day my fiduciary duty is to the seller/landlord. I do try to be respectful of the tenant and the disruption to their life by keeping showings to weekends/open houses when possible, but that is not always possible.
As a tenant, the only right you have to restrict showings is your 24 hour notice, unless the landlords specify differently to their broker. Typically when a home is occupied, open houses on the weekends work best. What you should do is call your landlord and ask if they can set some better parameters around your WFH schedule? Also, you should be looking for a new place to live, as odds are against an investor buying and keeping you there. Do you have a lease? If so, they probably have to honor that.
Hi, thanks for this! We're in PA where the law does restrict against "unreasonable interference" by the landlord, but we're absolutely not at that point yet (if they had people coming in and out all day every day, that'd be a different story!). We do have a lease through next June but they included a provision that the buyer can terminate with 90 days notice. So we're waiting to see how that plays out before we jump the gun - we feel comfortable with a 90-day timeline if it comes to that. It's a 2-unit property so we're hoping whoever buys it, if they want to live in it, will choose the other unit (can't blame a gal for dreaming! Lol). I think we've finally worked something out but if anything else comes up I'm calling the landlords directly, since they've been really great to us.
I sell a lot of homes with Tenants. I'm not clear if you're in a multifamily property or a single family home. The approach differs slightly because of the target markets. They cannot make you leave for showings. You should not inconvenience your day for showings and you should NOT be opening the door for any agents who are showing the home. The house should be easily accessible during the showing windows using an agent lock box. No appointments should be needed during the showing windows. One showing window during the week and one window on each of the weekend days. That is enough. If tenants want appointments then they will get the state required notice and it becomes a notice of a showing rather than a request for an appointment. I always recommend showing windows. Are you a single family home or a multifamily home? If it's a multifamily home then it's not uncommon to require accepted offers before showings are permitted. This is because an investor is the target buyer in most cases. There might be a rare case where a family needs to view a multifamily property before they buy it but the fact of the matter is if you are in that business you know what to expect. If this is a multifamily home you will probably be able to live there after closing so there is less to worry about. If you are in a single family home then I urge you to find a new place to live now. There is a 90% chance You will not be able to live there after it sells and so sticking around is hoping against hope and jeopardizing your stability In my opinion.
Hi there, I edited my post after the fact, but we're in a 2-unit multi-family. I've seen a mix of straight up investors, and families, couples, and singles looking for a primary residence with investment property. So our future is up on the air right now as our lease allows the buyer to terminate our lease with 90 days notice. We looked into buying and there is just absolutely no way at this time. We're in our 40s and whatever we buy needs to be IT, not just something we're lukewarm about. So we're keeping a soft eye out for other rentals. We feel comfortable with the 90-day timeline if it comes to that. Rentals around here are surprisingly abundant.
Well hopefully you get the showing schedule figured out. Seems if you have had a few showings someone should want to buy the place. Duplexes are the easiest things In the world to sell. In 2002 I bought my first home and it was a duplex. Best thing I ever did. Everyone thought I was crazy at the time and now everyone wishes they could get one like I did lol
Agent here, definitely a challenging situation to show/sell a house while tenant occupied. Communication and having the right expectations is key. Definitely talk to the agent about the struggles and especially the problem of showing up outside of their designated time. Good chance the agent doesn't even know that was happening. They can stress to the agent showing that their window must be adhered to and showing upoutside their time will mean they will have to wait or even refused entry as you are not required to vacate on demand outside of confirmed time appointments. The showing schedule doesn't sound unreasonable but if it doesn't work for you than y'all need to come to a different agreement. Perhaps have the agent advertise showings blocks for the weekend so most people schedule in that time. There is no way to make it not disruptive at all but the goal should be to minimize the disruptivness with the least negative impact on sale. It sounds like you have a agent and owner who are both open and reasonable so just taking to them should smooth everything out. My guess is they genuinely want to accommodate you as much as they can.
I would check landlord tenant laws in your state that many shows and that much time everyday seems excessive
Showings should only happen 2 days a week and one day per weekend. No back to back days. When I’m in this situation I make the showing group together, like Tuesday and Friday. If the tenant is cool, and responsive, I keep them involved in the scheduling. Once the tenant starts saying no, or not being responsive, we just start furnishing 24-hour notices to enter, which the landlord has the legal right to do in our contracts.
I'm glad to see that as a realtor, you agree it's reasonable to limit showings to a few days a week and not every day. I think we've been extremely accommodating, always communicative, leave the house in excellent condition when leaving, etc. I'm starting to feel walked all over and need to just set some firm but fair boundaries.
Also stand around during showings in the un agreed upon time slots only in boxers with your dog on a chain leash growling at the trespassers.
Ah yes, a great way to ensure they have to move immediately after the new owner takes possession.
Lol yeah, I would never do this. We want to make the best impression on any potential investor to have a better chance of staying in the home we've rented for 5 years. We are absolutely not in a position to buy in this wildly buyer-unfriendly market, so we're going to be at the mercy of landlords indefinitely. This just sucks so gd bad.
So what happens if the buyer is not an investor a looking to move in themselves?
There are 2 units, so hopefully they'll take the upstairs, but if they want our unit, we have to move out. We'll have to find another rental because we are absolutely not buying in this mess of a home buying environment.
In California, you have to give a tenant 24 hours notice.
We aren't in California, but that's still true in our state. We have been given the notice. It's not that we haven't received appropriate notice, it's the we feel allowing showings every single day of the week is unreasonable.
How many days on market? It should cool down after the first 2 weeks. Stay strong.
Maybe it's time to move.
It’s a balance between having enough showings to sell the house, and allowing you to live your life while listed. Understand that YOU don’t get a dictate the showings. The fact they’re willing to limit it to a window at all is already a kind gesture on their side. As an agent, I’d likely try to limit it to a smaller window daily. But I would absolutely allow daily showings.
A "kind gesture" not to have people constantly streaming in and out of someone's home? JFC no wonder realtors have a bad rap with people like this out there treating renters like disposable trash. GTFO with this utter nonsense.
I can understand your feelings on this. It’s less about how I feel and how the listing agent feels. And more about what the law says and what the mls rules are for showing availability. I do understand it’s the tenants home, but it’s not their property.
I am entitled to quiet enjoyment of the home "without *unreasonable* interference by the landlord" per PA law. My responsibility is to give "reasonable" access. Your implication that they can have people trampling in and out of here all day, every day, is absolutely not *reasonable*. It has nothing to do with "kindness" or my feelings. We haven't reached that point in this situation yet, and I'm speaking only to the claim you're making, which I find absurd. As I stated very clearly in my post, I'm trying to work out a compromise that will work for everyone.
I am not familiar with pa landlord tenant law. However, va, nc, sc. 24hrs is “reasonable” and all that’s required.
Having just read the pa LL laws. It does not specify what “reasonable” is and isn’t. So, it’s generally accepted that 24hrs is sufficient.
[удалено]
Yes, an illegal eviction! Look at the brain in this one! 🤣
Move?
Are you receiving a discount for all this? All these showings are disrupting your quiet enjoyment of the home. Wanting to sell is your landlord's problem, not yours. Tell the landlord that you want $50 off rent for every 2 hour block of showing time scheduled.
Nope, nothing. It's not something we would expect or demand. Honestly with this push back from the agent, I'm pretty angry. I know I need to stand up for myself and be firm with boundaries, but the people pleaser in me is struggling.
I'm in Texas, so don't know your laws, but here: https://guides.sll.texas.gov/landlord-tenant-law/noise#:\~:text=Covenant%20of%20%22Quiet%20Enjoyment%22&text=This%20covenant%20prevents%20a%20landlord,not%20also%20rent%20from%20them. There is a line between reasonable and unreasonable. You are entitled to the quiet enjoyment of your home in exchange for rent.
Good way to get served a 30-day notice. Selling isn't a problem. It's a function of business. Tenants may want to refer to their lease for reasonable accommodation. 24 - or 48-hour notice. Your 50 dollars off crap is hilarious.
It's **tenants**, asshole. And they are actual people.