Brad20K and Sid are the only ones that I am aware of that do 'lockbox showings' of their vacancies. Are there any others here that are brave enough to do this? LOL.

The SFH that I have on Zillow is one that I am considering doing my first lockbox showing. I have a few questions before I proceed.

1. Instead of a lock-box,..why not just leave the back door un-locked?

2. The water has been turned off at the street. Do I still need to tape the toilet lid shut? Remove the toilet paper too?

3. Should I leave the heat on or turn it off too?

4. How often should I visit this house?

5. There are no kitchen appliances in the house, so can I assume there is nothing to steal?

6. Any other precautions that I need to take?

We do it just like Brad and Sid after receiving a pre-approved application.

i would leave some candy bars in a basket on the counter, so if they really wanted something they could take that... and a sign that read "nanny camera in use" smile

Lee,

I just read your post on Four Month's rent...

showings,...this lady was dressed like a low class hooker.

You can't screen them on looks.

Here in the Los Angeles area we used to have 23 eviction courts. We are now down to 3 or 4 on any give day.

If someone has a "key" that opens a door to a rental, and steps inside and they are carrying a standard rental receipt that says, "rent paid" -- even signed by a unknown person, then the person who came for a "lockbox showing" has legal possession of the rental. The only way to get them out is by an eviction. Since you don't have a lease or contract, even if you win the eviction, you will recover no money. And it may take months do get your day in court and even longer for the sheriff to conduct a lock out.

So only a person who wants to self destruct would have a "lockbox showing". Does this answer your question?

I am not worried about theft or squatters .. I want to see and hear and interact with those folks.

"go look at their current residence" is a great, in theory, practice. but why bother wasting your time if you see their kids whose winter jackets haven't been washed since last fall (if even then) and their filthy little paws are running around, bouncing off kitchen cabinets ... while parent/s are totally ignoring them walk around complaining about how poorly the prior landlord (and life in general) is treating them. You've got the single mother and just her kids moving in ... but the boyfriend is also walking around and there is an awful lot of "we" talk going on.

Robert J,

I was looking for some encouragement to do my first lock-box showing,...but it does not appear I will get any such encouragement from you all.

Nicole,

Your explanation is the very reason I have never done a lock-box showing,..yet.

Roy,

You are putting in way too much thought into this. I have been doing these for about 4 years in a low income area. I have my VA screen the caller over the phone and then ask them what time do they want to see the house because we always have someone in the area. Then we tell them to call us when they are in the driveway. We then disarm the simplisafe alarm over the internet, give them the lockbox code and have them call us on the way out.

To each their own.

Lockbox showings are a Big Gamble

and No one talks about their Losses.

Meeting (Future) Tenants,

is (One) of the Most important Steps in the Process

of Screen x3. (effort)

If ya got the time to Check and Secure the Rentals AFTER

the fact, for lights, toilets, windows, doors, ETC .......

who is Kidding who, here ?

I think you would have to leverage technology A LOT

. Set up a wifi hotspot in the house

. No keyed locks on entry doors. Digital keypad locks must be able to change remotely via wifi

. Smart locks on entry doors that verify that the door is shut and locked correctly, then reset the code

. Interior and exterior HD live streamed video, as well as good audio to talk to the applicant

. You or a helper would need to monitor the showing once the smart lock alerts you someone is inside

I utilize lockbox showings and I will not spend my time scheduling showings, driving, and waiting just because I want to meet the prospect first thing.

Why the lockbox and not an open door? It keeps out the neighbor kids.

I get my inquiries via fab marketplace or z illow, I have copied my reply and paste it in my reply:

Thank you for your inquiry. A realtor lockbox is hanging from the front door knob. The Combination code is 7102

If you are interested apply at rentapplication.net/lakesiderolla.com

$19.95 fee per adult applicant

An application and credit report hits my inbox and I go to work. If income,credit, criminal, social media, job verification, LL references check out, I then schedule an in home inspection. So, I do take the time to meet the prospect, but I don’t spend the time on each and every inquiry.

I use Rently to do lockbox showings. I pay $30/month for each lockbox and they verify the prospects identity, then give them a temporary access code. I have not had any issues with theft or vandalism. I have had more prospects than I would like leave the door unlocked when they leave. When I first started this, I visited after each showing because I was nervous about damage, now I visit every couple days to check on the house. The service I use also does exit surveys, so I get feedback on what prospects liked and disliked about the home and they can also tell me if there are any issues.

On Wednesday I advertised a mobile home, so far I have had 84 inquiries.

I have responded to each with the message in my previous post. Very few inquiries go to look at the place.....why? I have no answer.

Three applications & credit reports have hit my inbox. As you can see, There is a low rate of conversion from inquiry to application and then from application to approval.

Sisco,

I agree with Nicole. I want to see the woman who just walked in- late, sniffling in her flip-flops in 15 degree weather reeking of cigarettes(or other stuff), along with her cousin, cousins husband, adult "child", when her adult daughter- the "only other person who will be on the lease"-isn't there. Tell me about your exotic pet. I want to see when another guy comes in and sees just the living room alone,declares,"I like it" and tries to wave cash at you and move in tomorrow. Meanwhile, when you ask again about his job, he looks at his feet before he answers.

I'm considering just doing virtual tour links available to those I've prescreened and then offer an appointment if they like it. Area might be starting to change for the better, but still want to see all the people who are interested.

I can usually tell within 5 minutes if this even has a possibility to work out. I've had others do showings, and they just don't see what I see because they don't care like I care.

Interesting to read all these responses. We've done quite a few lockbox showings on several different properties and never had any problems at all. They've all, admittedly, been on "A" and "B" properties.

We've done them a couple of different ways:

1) a key sign-out. We meet them somewhere convenient to us (like a 7-11 parking lot, whatever). Take a picture of their driver's licence, make 'em sign a disclosure saying they won't smoke in the house, use the plumbing, this is NOT a rental contract, etc., and charge 'em 20 bucks for a key. They go look for themselves and we meet up sometime later, get our key back, they get their 20 bucks back. Works great.

2) Tell prospects we'll meet them at the house at a specified time. Then, some few minutes before the appointed time, call them and tell them we're delayed, but here's the lockbox code (or the garage keypad code). Go on in and look for yourselves. Application packets are on the kitchen counter. Also works great.

Method #2 has the advantage of demonstrating you're not pre-screening based on appearance or anything else, since you haven't seen the prospect in person. Think about Fair Housing laws.

David in Michigan,

I make them come over close to my location. If the house is 5 miles away my meeting place is 5 blocks away. I can then go back to what I was doing for a while, until they call me back for a key exchange. I tell them to take whatever time they need, so long as I get the key back THAT DAY. They usually come right back, within about an hour, mostly.

I want to interact with the applicants. Why? I want to do my thing talk to these people because, OMG... I enjoy it! Also I want to set my hook and reel them in. They get reeled in willingly. I have people say to me quite often. I really like the quality of your rentals. I don’t just want to rent it because it is a great space. I want you for my landlord.

I just did a trial with lockbox showings for the first time. It's a house in a C- neighborhood that had gotten a lot of tire kickers and is the farthest away of any of my rentals. I was tired of going over there. No appliances or copper to steal. I don't really like the house anyway and kind of wish it would burn down. ;)

The system I used was:

--I did NOT advertise on craigslist, just Zillow

--When they sent me an email asking for a showing, I sent a short preapproval questionnaire (how much are you paying in rent, do you smoke, when do you need to move, etc.)

--If they passed that screening, I offered a lockbox showing at their convenience. They had to send me a copy of their driver's license, and I told them to text me about an hour before they were going to see it to get the code.

--I checked local court records against the info on the DL.

--When they texted to get the code, I told them to text me again when they had locked up.

--I left applications on the counter if they decided they wanted to apply.

This was a bitterly cold month full of holidays, so I only did about five showings this way. One of them liked it and passed screening, and we signed a lease Jan. 13th.

"I don't really like the house anyway and kind of wish it would burn down. ;)"

Robin, I died laughing at that one!!

I agree with Nicole and Amy. I do all open house showings for several reasons. I want to see/meet the people answering my advertising. I want them to know I care enough about my property to be involved with it. I want to see their behavior, toward me, and with others. I want to see who they will be bringing with them to 'see' the place.

I have made quite a few discoveries this way. I have experienced a man verbally browbeating his wife, and smacking around his children. I have listened to a few applicants who acted angry and sarcastic and every second word was the F-word. (Do I want to be on the receiving end of this for a year?) I have seen and smelled some REALLY dirty people on their persons, clothing, and car interiors. (My beautiful and sparkling property will look/smell like this in under a month, and the cleanup will be all on me.) I have seen people who have no plates on their car and have no drivers license of any kind, and breaking these rules are fine with them. What other rules will they think breaking is OK?) I have seen/met pets in their car and their application says they have none. I have seen their kids clog the toilet with the whole roll of t-paper and walk out like nothing happened.

Lynda, the pro lockbox crowd does in home inspections to avoid the dirty people....this inspection comes after all other criteria has been met.

Roy,

Quick answer...

Bolt the stove to the floor.

Rented over 1,000 leases with this system over 22 years.

Now we give the code after a quick review of their written app. We text them the code with instructions to text when they enter and text when they lock up. If no lock up text in 15 minutes we text them a follow up.

Cart before the horse- Why in the world would I want to waste my time meeting slobby people who won’t pass screening anyway? It’s a backward system.

If and only if they pass screening do we spent a moment of my life meeting them at the InHome Visit. 99% of qualified applicants pass the home visit. Only had to meet ONE!

" Now We give the Code after a quick review of their written

App."

Why would I want anyone Unqualified, (Not Approved)

A few days ago, I showed the house (in person) which is the topic of this post. I had 2 very good female applicants. They told me the house was a little small of them, however, they went to say "We want YOU to be our next LL". I told them I had a bigger house coming available in 3 weeks (eviction). They filled out applications and said "Put us on your waiting list".

Lockboxes used over 8 years now.

Worst that happened... door left wide open or toilet used. Arguably pot smell in basement once...may have been contractor. Can there be a loss- yes. In all this time it wouldn't matter saved me a ton more and my Time earned more.

Time, Time, time savings.

Can't imagine how few properties would be handled now if I had to show each.

If I had to show, I would have dropped rent so anyone would take it to be done and I would have capped out at less than 1/3 what I'm dealing with.

Just wanted to add that back in 1980 I owned six rental homes in Canoga Park, Woodland Hills and West Hills California -- that's the San Fernando Valley of Los Angeles. Here in the West Valley there were Aerospace Company's that employed between 300,000 to 500,000 engineers.

When I have a house that I was trying to rent, I could put a key under the front door mat or in the mailbox and after screening the person over the phone -- it they sounded good, I'd give them the address and they could let themselves into the property for a viewing.

It wasn't until around 1886 to 1990 that things changed for the worst. I had several squatters break in or obtain a copy of the key from a careless departing tenant.

Roy, I have an open door showing in my class C neighborhoods. I will screen calls

and if the screening proceeds in a positive manner, I will give them the address and

they can go by and look at the house on their time, there they will find applications

on the kitchen counter along with my business cards. Been doing this for about

10yrs. and no issues, at the end of the day, summer time around 8:00p.m. and in

the winter around 5:00p.m, It's time to lock the door, then around 8:30 or 9:00 in

the morning I will stop by and unlock the door. I only use lock boxes for subs to

enter and do repairs. Also, inform them that you are still doing some minor touch

Roy, here in New Haven Connecticut,no appliances ,stove And refrigerator,means no tenant, even with a lockbox. That's the way life is.never tried a lockbox,bought two of them for our own house,never got as far as trying to set the code.instructions weren't in Northern Irish English,so jennae compre......charlie..................

........also got a key pad for front door,same type of instructions, maybe in July,if not this year,maybe next?.........................

or the year after.........................

Roy,what the little girl Nicole,from the Wilds of Pennsylvania says,makes a lot of sense.so no lockboxes.you have to do something ,so why not spend a little time and meet the people,maybe learn something..................charlie.....................we all learn something...................................slan agut................

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