I need to improve my lease renewal process.

What works best for you? Mailed notice 60 days from end? 30 days? emailed? Text? Call?

I email notice approximately 90 days (well i try :) from end. I give them three options

1) renewal with 60 days notice at one rent

2) renewal with 30 days notice , above rent+$50

3) no renewal with less than 30 days notice

About 70 days or so out, I will email and text them to see if they got it or whats going on.

I am the worst at this. When I sign a new lease, I try to remember to put the END DATE in my Outlook calendar. What I *also* need to do, but don't, is put a 65-day notice in there so I can send an email asking if they are renewing.

Sisco,

You've heard mine before.

My lease is clear: Lease automatically renews on the anniversary date each with a 2.9% Coat Of Living increase.

If resident chooses to not renew, notice must be received and acknowledged at least 60 days in advance of the anniversary date.

Why do LLs think they have to chase residents to get a renewal. Like kissing the girl, ASSUME the kiss is OK and make your move!

Play to human nature. Most people want to be agreeable and want convenience. No muss, no fuss. It's up to them to notify us if they choose to not renew. Most people don't get around to doing things.

Advantages:

People like convenience. Nothing for them to do.

Nothing for ME to do!

Keeps them longer. Greatly reduces turnover.

Removes uncertainty (Are they staying? Moving?? Am I full??)

Renewed for another year which means I get an Early Release Fee if they choose to leave.

My local court (maybe all of Indiana?) now says a year lease automatically becomes MTM if not renewed in writing. The negative effect is the judge must give them at least 30 days!! to vacate on a MTM eviction. Plus I cannot collect on a Early Release Fee. Bummer and bummer! Auto renew avoids these two major problems.

I'm not reminding them it's time to shop around and maybe move out.

The rent is increased automatically. We send them a text with the new amount about 14 days before the next autodraft is taken. So far no one complains.

Some have stated they are relieved it's only 2.9%! Nervous that it could have been more!

No more "lost in the mail" issues.

Stay in Control!

Brad, I have been using your lease for much of this year - thank you.

I call 60 days before expiration to discuss price if I want the tenants to stay, and get a verbal agreement if we can agree. If I don't want them to stay, then I simply send a letter reminding them when the lease will expire, and notifying them of a schedule for showing the unit. If we agree about their staying, I get a new lease signed within a few days.

60 days allows me to show the apartment starting 45 days out, and offering it to applicants who need time to give notice to their present landlord.