To Show or Not to Show?

Most leases give landlords the ability to show your rental property during the final 60 days of a residency. But just because you can doesn’t always mean you should.

Deciding whether to list your property while the current tenants are still packing boxes requires a case-by-case approach.

Here is how to weigh the pros and cons to ensure you find a great new resident without hurting your listing’s reputation.

Our Strategy

Our goal is to find you a suitable new resident promptly while protecting the value of your investment. By evaluating the property’s condition and the tenant’s cooperation upfront, we can choose the right moment to hit the market—ensuring your rental remains a hot commodity rather than a stale listing.

When It Makes Sense to List Early

The goal is always to minimize vacancy. If your current tenants keep the home in good condition and are amiable about accommodating showings, listing early is a win. Ideally, you’ll have a new lease signed before the old one even ends.

When to Wait: The Risks of Showing Too Soon

Sometimes, listing a property too early can do more harm than good. If the house doesn’t show well, it can become “stale” on the market, racking up Days on Market that make future applicants wonder what’s wrong with it.

Consider holding off if you encounter these situations:

• Cleanliness: If the home is currently messy, dirty, or overly cluttered, prospective residents won’t be able to see its potential. A bad first impression often leads to lower-quality applications or no interest at all.
• Pets: If the current tenants have a dog or other pets, showings can become stressful. Pets don’t always mix well with strangers entering their space, and coordinating their removal for every tour can be a logistical nightmare.
• Residents: If the outgoing residents aren’t on board, they may not make the home “show-ready,” or worse, their presence could make prospects feel unwelcome.

Should I list a property without available showing times?

The answer is yes, but not too early.

A good rule of thumb is to never have a listing active for more than 7 days without available showing times. If you can’t get people inside to see the space because of the current tenant’s schedule, you’re better off waiting until the home is vacant.