How early do most inquire (by Rangor [TN]) Oct 20, 2017 8:20 AM
How early do most inquire (by NE [PA]) Oct 20, 2017 8:29 AM
How early do most inquire (by NE [PA]) Oct 20, 2017 8:30 AM
How early do most inquire (by S i d [MO]) Oct 20, 2017 8:32 AM
How early do most inquire (by Beth [WI]) Oct 20, 2017 10:15 AM
How early do most inquire (by Andrew,Canada [ON]) Oct 20, 2017 10:21 AM
How early do most inquire (by Tom [FL]) Oct 20, 2017 1:57 PM
How early do most inquire (by BRAD 20,000 [IN]) Oct 20, 2017 2:18 PM
How early do most inquire (by Rangor [TN]) Oct 20, 2017 3:41 PM
How early do most inquire (by Tom [FL]) Oct 20, 2017 5:50 PM
How early do most inquire (by BRAD 20,000 [IN]) Oct 22, 2017 9:44 PM
How early do most inquire (by BRAD 20,000 [IN]) Oct 22, 2017 9:56 PM
How early do most inquire (by Rangor [TN]) Posted on: Oct 20, 2017 8:20 AM Message:
I started advertising a house as being available the first week of December which is further out than I usually do. I got about 5 inquiries (only one looked like someone who would pass the screening) but no further response from them. I've gotten no interest at all in the last 5 days.
I have bumped up rent a little ($1,445 for a 4/3) but am trying to determine if the limited responses are due to the price (which I would say is about market rent, possibly a little above) or due to it not being available until December.
I would like to attract people who actually plan ahead rather than the 'I need a place next week' crowd. What have your experiences been relative to when you get the most interest in a property? I don't want to drop the price (or maintain the current price) prematurely but I also don't want a vacancy because I was too high. Thanks.
--50.194.xx.xxx |
How early do most inquire (by NE [PA]) Posted on: Oct 20, 2017 8:29 AM Message:
If you build a list of interested applicants, they will have found a place or changed their number by the time you call them back in December.
I like to throw out a generic ghost ad to see what response I get at certain prices, but I don't hold my breathe for people who "think" they plan agead. --174.201.xx.xxx |
How early do most inquire (by NE [PA]) Posted on: Oct 20, 2017 8:30 AM Message:
How early do most inquire (by S i d [MO]) Posted on: Oct 20, 2017 8:32 AM Message:
2 weeks prior to Thanksgiving thru the first week of January is typically slow in my town. The ones who are moving aren't usually residents I want anyway. There may be a few good ones, but they probably haven't decided to move just yet. Mostly folks don't want to move between Thanksgiving and Christmas. Wait until mid-Nov when the "New Year" movers start looking in earnest. --173.19.xx.xxx |
How early do most inquire (by Beth [WI]) Posted on: Oct 20, 2017 10:15 AM Message:
Looks like you are renting out a 4 bedroom unit. In my area, families typically move in the summer. Nov/Dec is especially hard time to rent to families. Typically need to lower price a little to get it rented. Also, consider that it may be snowing in my area... just not a good time to move. --24.177.xxx.xx |
How early do most inquire (by Andrew,Canada [ON]) Posted on: Oct 20, 2017 10:21 AM Message:
for a dec 1st availability I would have started advertising last week of sept. Here, good tenants are looking 2 months prior and have to give 60 days notice. --70.48.xxx.xx |
How early do most inquire (by Tom [FL]) Posted on: Oct 20, 2017 1:57 PM Message:
Ranger of TX, $1,445 for a 4/3!!!
What condition is your unit at this point? Does it show well? Does it look good in the on line advertising pictures?
Does the unit show dating and/or wear? Is the paint color dated?
Check out your competition in your area! Number of bdrms. and baths? Condition compare? Added features? Monthly rent?
Does your unit have a microwave setting on the counter or installed over the stove this will give you more counter space? You may have to do some modifications to the cabinet above the stove but it can be done.
It's unfortunate that you may lose $4335 for 3 months. HOWEVER consider doing some updating while the unit is vacant. This may attract a better tenant. Consider adding color to the unit. Updating any tired cabinets or lighting. Update the countertops with a laminate that looks like granite. If any dark paneling consider painting and making it brighter. Are the floors showing wear consider updating the flooring, instead of carpet install hardwoods. Oak may be the wood of choice BUT its not as hard as Bamboo or other woods. IF you permit dogs the upgrade in the wood may be a real benefit. How's the curb appeal of the unit??? Paint the front door dark blue or gray. Whites BORING!!! Stop into your local Benjamin Moore store and ask what is the popular top 3 interior colors for your area.
Does your basement look like a dungeon consider painting the walls and concrete floor. If your basement has a moisture issue, feels or smells damp, consider adding a dehumidifier and painting the walls with Drylok or Watertite. Patch any cracks in the floor and walls with Drylok crack filler.
Are there older blinds or drapes on the window that show wear. Consider replacing and up dating with 2 or 2 1/2 slated blinds. Especially in the bedrooms with black out blinds check out Lowes or Home Depot for these blinds.
The problem with draperies and carpet they absorb odors and are a pain to clean. Hardwood or click vinyl floors are an easy mop. Some people have a hang up with wanting carpet in the bedrooms because they want to step onto a carpet not hardwood or vinyl. Well they can buy an area rug this will work.
Do you have a moisture problem in the bathroom consider installing a QUIET bathroom fan? It makes a big different with a fan that sounds like an airplane compare to one that is very quiet. You will pay $150 or more depending on the size of your bathroom but it will be worth it. Think about some people don't like to turn on the bathroom fan because it makes too much noise. Then it creates a moisture issue for you peeling paint and tenant complaining of mold in the bathroom. Install a quiet bathroom fan with a timer and you benefit from it too.
Once you completed the updates could you get an addition $100, $200 or$300 a month more for the unit?
What IF you subdivided it to a duplex: up and down or side by side. will the zoning permit a duplex in your area? Now you have 2/1 and 2/1 or some combo?
Best of Success!!!
--99.56.xx.xx |
How early do most inquire (by BRAD 20,000 [IN]) Posted on: Oct 20, 2017 2:18 PM Message:
Rangor,
We list such homes as COMING SOON with full pix, video, etc.
Usually a flurry of hits when the ad first goes public then nothing - like your post.
Normally we see the real action start 30 days out, even from the "plan ahead-ers". My take is they are shopping and watching "ahead", waiting for the right home or the final pressure to make a decision.
"Dec 1" is much better than "first week of Dec".
We try to stay in good communication with departing residents. They usually move BEFORE the end of the month, giving us time to prep the home for a move in on the first. Perhaps in Nov the res will be able to give you a firm move out date.
BRAD --68.50.xx.xxx |
How early do most inquire (by Rangor [TN]) Posted on: Oct 20, 2017 3:41 PM Message:
That's kind of what I was thinking Brad and am certainly not ready to panic. I usually don't have this much notice and I'm really not exactly sure how to capitalize on it. I can't get in there to make any upgrades and it seems as if the serious lookers aren't serious yet.
I can never figure people out. In the 7 years I've owned this house it has been occupied 3 of those years by two different couples with no kids. If I count ELTs I can say that I've never missed a days rent with this house which is why I decided to bump it up a little to see what happened.
But no Tom, I would not consider it in bad shape by any means. It's just a 45 year old house in a 45 year old neighborhood. I did a lot of upgrades when I first got it. It could use a little freshening up for sure, but really a pretty decent place. If you want to see the ad look up Craigslist Chattanooga and search the housing using 'carpet free.' You will notice I only refer to it as a 3 bedroom in the ad for a couple reasons but I have always used this approach.
Also I realize that at this price point I will never get the 100 plus responses in a week that I have gotten from WWII 2/1s. Thanks for the responses. --75.136.xxx.xxx |
How early do most inquire (by Tom [FL]) Posted on: Oct 20, 2017 5:50 PM Message:
Several times I have driven through the Chatanooga, TN it’s a beautiful area!!!
IF I understand the house is occupied and the tenants will be moving soon. PERFECT!!! This will give you time to update the place for the next tenants. I am sure you will have work to do on it. At least paint it...
Paint the front door a dark blue or gray. You want the door to pop. The red blends too much. Don’t paint the shutters the same color as the front door.
House is extremely clean!!!
Excellent NO carpet!!!
One of the entry light bulbs are burned out. No so good for the photo!!!
Vanity Sink looks dated, consider changing out the vanity top with an undermount sink, install a single lever faucet. IF a person does not have a good grip they can bump and move the newer single lever faucets easier.
Paint the vanity cabinet in a gray or blue.
Toilet is excellent!!!
Consider adding washer and dryer.
Rod Iron railing interior looks too dated. Consider painting it a gray tone.
Kitchen cabinets are too dark.
Cut the cabinet down to install a microwave over the range. This is an easy fix but a major upgrade. Install a stainless microwave. Consider moving the range and refrigerator to the lower level by creating a small kitchen for maybe an in-law suite. Then buy a stainless refrigerator and range for the unit. Consider Lowe’s has scratch and dents that look really good or Sears may have a scratch and dent store in your area. What do you care if the side of the refrigerator or range is scratched???
The range looks bad with two missing burner units. Again this is not a good photo.
Install a high neck faucet on the kitchen sink.
The spindles are dated remove them.
Hide the chimney (in the middle of the book cases) so no tenant installs a wood burner. Maybe install 3/4” grade A plywood across the chimney brick to hide it, then paint the plywood. Out of sight out of mind. Your insurance company will not like it if a tenant installs a wood burner. It could cause you major headaches. Especially IF the chimney is not done properly and back drafting occurs. Plus theres dirt that a wood burn puts out when it’s in use.
Stop in to a Benjamin Moore Store in your area ask what the top 3 interior colors are for your area.
Go to Zillow and check out the most popular colors to the less popular and see how your colors are rated.
--99.56.xx.xx |
How early do most inquire (by BRAD 20,000 [IN]) Posted on: Oct 22, 2017 9:44 PM Message:
Rangor,
Haha! I had those same spindles in my old house! No offense friend but they were ugly 25 years ago when we took ours out. For now delete the pic.
And the “broken” range is a total turn off. I’m guessing those are you move in pics from the current res. Dig back in your files for a better pic or make an appointment to enter and get a good pic. That kitchen shot is CRITICAL! Delete it immediately to avoid any more folks from seeing it until you can get a nice pic. If the interior looks good now ask permission to take pics of their “staging”.
Any chance those curly Q’s on the railing can be popped or cut off? VERY dated.
Drive to IKEA and tour some new construction open houses. Observe the current styles. Today’s shoppers demand perfection AND stylish.
Better to have fewer pics than pics which run the risk of scaring off your prefect prospect. Great applicants have too many options to bother taking a home with iffy details.
BRAD
--68.50.xx.xxx |
How early do most inquire (by BRAD 20,000 [IN]) Posted on: Oct 22, 2017 9:56 PM Message:
PS I’m upgrading to stainless because that’s NORMAL for good applicants on this type of home.
I’m old enough that if it looks OK it’s out of date. It needs to look hip and and a little funky (good funk that is, like 70’s funk !)
BRAD --68.50.xx.xxx |
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