advertising after tenants notice

A general question regarding when an IP can (or should) be advertised and shown to potential tenants after existing tenants give notice to vacate? Would like to know your comments / input as this may vary from state to state? An example, in Vic agents said they could only advertise and show potential tenants the last 2 weeks before existing tenants move-out date. In NSW and Qld agents will advertise and show potential tenants as soon as existing tenants give notice. Thanks in advance!

 

HI,
Yes, we would advertise the property as soon as possible on the guidance that the tenant will allow us to take prospective tenants through the property. Tenants in QLD only have to give two weeks notice to vacate, so as soon as you receive it, you need to get it on to minimize the risk of loss of rent for the owner.
Hope this helps!

 

In vic you can only show prospective tenants through the property during the last 14 days of the vacating tenants notice period BUT that does not stop you from advertising the property prior to this date

 

Immediately. If tenant does not allow access we get in legally or charge them for another 28 days of rent after they move out.

 

Ie we don't rely on tenant permission to advertise or do open inspections

 

Another question. How many open for inspections are you able to conduct. How many are deemed acceptable? Does a tenant have any rights if for e.g that say they will only agree to a weekend inspection not a 2nd one during the week. And how about times they are on?

 

Section 72 F of the Act says a maximum of twice per week between the hours of 8am to 8pm 6 days a week, with reasonable notice given. The definition of reasonable is different to everyone - best to maintain good relations with people as it makes arranging things easier. Obviously this is SA's version, other states would probably have similar. Also ignore the bit about charging for another 28 days, that isn't legal at all.

 

Thanks for that.

Ive got an IP in NSW. Current tenants only want to agree to 1 open for inspection on a Saturday. PM wants to do Thurs and Sat.

Can we make them allow access?

 

Ask the PM....They will explain the law and then explain why its a good idea not to get the occupants offside. Time to use diplomacy and get cooperation. I like the personal approach - Go visit. reassure and seek cooperation. If they are OK then a nice follow up is a gift basket.

 

One per week is not unreasonable.

We do try to cater to times suited to tenants where possible but won't accept total restrictions

 

Unless the tenant agrees to it, some times it's in their best interest if break lease, or they want to move out before their 28 day period e.g. found another property.

 

Thanks, everyone, for your replies. Just interested to know how PMs in each state handle the situation and if there is any legal requirement to restrict the open for inspections like in Vic (14 days before tenants' moving out date). I wonder if someone can do a wiki post showing the requirements for each state - handy to have?

 

An OTP question, were you the one who took that photo the koala walking into a restaurant?

 

Do a search for Tenancy Tip Thursday, we wrote a few topics when the forums first opened that cover most areas of property management.

 

Thanks, DT. I have not looked at the Tip section of the forum, but will have a look at it to find the answers. A quick glance they are very useful, particularly those re tax and accounting.

 

Yes it's gone viral lol

 

I thought it must have been you . Very cute of that koala - hope the little one is ok now. Great that you were able to capture the moments.

 

Awesome video, my 13 year old daughter filmed it. I was amazed how people remained seated and kept eating while a koala walked by - awesome experience, we jumped up. Needed to see it up close. I've had over 20 interviews on this one Koala story. Not on my work or company - the koala lol

 

Hooray for the koala

 

It shouldn't necessarily be done straight away as it depends on the notice period given. If they give 3 months notice, you wouldn't advertise straight away as there is definitely a thing as 'too early'. Most tenants are not necessarily looking for property to move into in a few months time.

You need to avoid the listing being up for too long before the property is available and going stale. Highlight listings on re.com.au for example only last 30 days so if you advertise too early, you risk wasting the value of this type of listing.

The main thing your PM should be doing is taking control of the entire process. If the property has gone to periodic then the PM has not done their job in the first place. Assuming they have and it's still on a lease, the PM should initiate the process 3 months prior to lease expiry by determining both parties' intentions and the advertising process (if necessary) can be set from there.