hey there it's Kevin ward with yes
masters real estate success training
helping you get more yeses and more
successes in your business and in your
life and I got an awesome question from
one of my coaching members in fact this
is a question that I I get occasionally
and it is a one of those difficult
situations when you have a listing and
that is when it is tenant occupied how
do you sell a tenant occupied listing
when the tenant doesn't want to
cooperate in showing the property or how
do you get the tenant to cooperate in
showing the property and so I wanted to
just do a quick video on how do you get
a tenant to cooperate in selling a
property when it comes to showing got to
keep the house clean they need to not
interrupt or interfere with showing you
the property and not have this you know
today or 3-day notice required anytime
you have that you're going to lose
buyers and so the best way to deal with
that is up front you got to deal with
this before the situation start so I
just made some notes here on how do you
deal with a tenant occupied property
when it's your listing so number one is
with the seller make sure that the lease
make sure you know what the lease says
about the tenants requirements in terms
of cooperating in the sell of the
property and what kind of notices does
the does the seller have to give to the
landlord have to give to the tenant and
so forth find out and make sure you know
this your state's laws on how many if
you got to give notice notice to vacate
if the lease is month a month how much
notice just is required for the landlord
to give the tenant before they move out
so that when it goes into Condor
contract if they're closing escrow in 45
days is a 45 day notice sufficient in
some states it's a 30 day notice in some
states it's a 60 day notice after a year
and so forth so you just have to be
aware of the laws so that you're
protecting your seller and so that you
don't give the tenant any reason to pick
a fight number two is the best way to
get a tenant to cooperate is to
incentivize them so
do you incentivize them well best thing
I have found is to have the seller at
closing it's very important at closing
give the tenant a half months rent
credit now they can do a half month they
can do a full month if the property's on
the market for more than a couple of
months they may give you know full
month's rent but ideally if you know
what you're doing and you get a property
sold in thirty thirty days or less or
even 60 days at closing the tenant if
they cooperate and they don't interfere
with showings and the house is kept
clean and easy to show and so forth then
at closing the seller actually writes a
check to the tenant for half a month's
rent basically a rebate they give it
back now the big mistake is is what some
sellers do is they give a discount to
the tenant says ok I'm going to put the
house on the market and if you'll
cooperate I'll let you pay 50% I'll give
you a 50% discount on your rent every
month well now all that's going to
happen is the tenants going to be paying
you less money and they still may or may
not cooperate so it doesn't give you the
leverage they still have to pay their
rent full rent and then at closing when
the property closes or if they're if
they're moving out when they move out
the seller will give them back a half
months rent assuming they have
cooperated with every showing they have
not they have not caught a basically
refused any showing they have cooperated
in terms of the showing times typically
a two to four hour notice should be
plenty they want you want them to have
the same showing requirements that you
would want to seller to have you don't
want to miss a buyer because you got to
have a 24-hour notice now if this is a
you know if it's a mansion it may be a
little different but if it's a regular
bread-and-butter
residential property then they keep the
house clean
a two-hour notice should be plenty for
everyone the 24-hour notice you're going
to lose some buyers a 48-hour notice
you're going to really interfere with
buyers seeing the property and an
agent's being able to show the property
okay so that's that's the set up and if
you get once you get the seller to agree
to that now the key is you meet with the
tenant you've got to sit down with the
tenant and you've got to create an ally
alliance with
the tenant it's got to be collaborative
if the tenant is your enemy if you make
the tenant an adversary you treat it
like you got to do what we say or else
because the lease requires it then
you're going to get all kinds of
resistance they're not going to
cooperate and it's going to be bad so
you want to meet with them and you treat
them with every bit as much respect as
if they were the homeowner and you let
them know look I know this is a major
inconvenience for you and I'm so sorry
to have to ask you to do this though
but basically you know the sellers the
ten and by the way the landlord should
notify this tenant that they're selling
but you meet and and you become
basically the intermediary between the
landlord and the tenant say look my job
is to help make this as smooth and easy
for the landlord and for you as possible
so tell me how we can do two what we can
do to make this easier for you and then
you lay out for him here's what we need
and here's what we need we need the
property to be able to be clean
virtually all the time okay needs to
stay clean so that we can show it with a
two hour notice during regular business
hours between nine let's say between
9:00 a.m. and 6:00 p.m. or 9:00 a.m. and
sundown or whatever and then they need
to keep the property clean at all times
and make sure that they don't refuse any
clones yes any showings yes it's going
to be inconvenient and here's what this
tenant of the landlord is willing to do
at closing they will reimburse you a
rebate you half of your last month's
rent so if you're paying they're paying
you know $2,000 a month they're going to
write you a check for $1,000 just for
the for the inconvenience just for the
cooperation and then the last thing is
is with that as you're doing that with
the tenants offer a look anything I can
do to help you guys you need to you know
finding your next home making plans
anything I can do to make your life
easier please contact me I'll be happy
to help you guys and get you hooked up
and set up and so forth the main thing
is is that you will that you respect
them and treat them as important as a
seller paint a rosy picture this is
going to go fast and if you guys you
know if we can make everything go
smoothly and we get the showings without
any difficulties and so for
then we get more buyers in here faster a
little bit of an inconvenience but we
get the best offers we get the property
sold fast so you're not being
inconvenienced for month after month
after month with all if everything goes
well this should happen in less than a
month and you're done
and if you price the property right and
it looks great and the tenants cooperate
it should be sold in most markets it
should sell in less than a month so
that's what you do if this video helps
you if you like it click the thumbs up
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questions we'll talk soon