[Top Of The World]

My real estate called me on Monday (sales consultant not my PM), informing me that my L/L is selling the property & that this Saturday there will be an open house.

As I am as a L/L, I called the PM of my IP & asked advice. He suggested I play along, but don't panic just yet.

I do have a lease, but that runs out next weekend & I haven't heard a peep from my PM. They haven't even done a 6 monthly inspection. Looking at the sale details that went up on their website less than 30mins after I got the call, the L/L just wants a sale & is not concerned if it's as a IP or a OO

I feel dirty at the thought of people coming through my house. Looking at my things & making an opinion of what they see. I have 2 young children, so if they expect showroom quality, they've got another thing coming.

How did you deal with opens as a seller or renter? Is there an advice that you've been given that made it easier on you.

This is my first rental experience & I can tell you, I hate it. Give me home owner status any day.

[CallMeProtart]

Translation of all the abbreviations?

[allthiseffortpai...]

As a LL with a rental on the market, we simply told the tenants what would be happening and offered them a break lease (which they accepted).

If not, we were prepared to pay for a cleaner to go through before the first home open and then expected the tenants to maintain the standard.

We had excellent tenants, so they had no problem with this. I think it's all about dialogue.

[Sofia*]

It's a pain, though we got lucky when our rental was sold - they only had one open house before it sold, and we were able to stay on.

My best suggestions
- make sure the house is clean but don't stress about it being perfect. If they are choosing to sell it while it's still occupied, they have accept that it will look lived in. And most people aren't going to judge you on your furniture - and even if they do, you won't be there so you won't know anyway! Don't lose sleep worrying about this.
- ask for advance notification of the times they are planning for open inspections. If these don't fit with your schedule, I'm pretty sure you can request that they be changed (you'd need to check this with your tenants board in your state though.
- ensure you don't leave anything small and attractive (phones, jewellery, passports etc) anywhere visible while the house is open. Take them with you just so you feel more secure.

[Cath-In-SA]

Translation of all the abbreviations?

PM = Property manager
LL = Landlord
IP = Investment Property
OO = Owner Occupier
NRS = Not Rocket Science

[sqawk]

Don't panic too much about the inspections. You def can neg with agent about the timing and the number. I also think they have to give you a certain amount of notice, maybe a week. I haven't had inspections for sale but have had them prior to moving out when the agent was advertising for tennants. I was quite firm that the inspections could not occur during nap time (1-3pm) and not after 5pm. I may have relented on the 5pm criteria, so they could open one weekday evening, but luckily they only needed one open (which was a Saturday morning).

As for presentation: I think neat and tidy and reasonable clean is def enough. If you are worried re possesions, take valuables, or hide them. I do have a friend who had her husb take the kids away, but she stayed for the inspections as she was so worried re theft etc. Not something I would do, but an option if you are particularly worried. I have also been to inspections for houses for sale, where the current tennant was sitting in the home-office working on the computer thoughout the inspection time. So you don't have to leave the house if you dont want to, the agent cant make you leave. Personally I wouldn't stay and def wouldn't stay with kids - just chaotic!!

Also you could sit in your car out the front.

[Oriental lily]

Take or lock up valuables and go out for the day.

Out of site out of mind.

Obviously if the house has not been inspected for a while you will want the house and garden looking its best but everyday mess like random toys or the odd cup in the sink will not be a concern.

It's house being lived in.

[Kavity]

You don't have to have an open house, we had a rental sell we were in and refused, we allowed apointments only. I did not want people on mass in my house and insurance wouldn't cover anything which was stolen.

[asdf89]

Depends what state you're in but I know the ACT the tenant can refused open houses, and allow inspections by appointment instead. This would remove some of the stress of having masses of people wandering through your house.

If you're on a fixed lease they have to give a huge amount of notice of intention to sell (several months from memory) but much shorter if you're on month-to-month.

Read up on your states tenancy laws (normally there is a tenants organisation with guides/fact sheets) so you know how much notice they were meant to give, and what you can and can't refuse.

[Ruby Victoria]

I also agree with keeping everything neat and tidy. Not showroom.

Also remember that the buyer may be wanting to rent this out - it may be worth putting in a little extra effort. If they see there are already good tenants in there they may be willing to keep you on.