“Hi Gary. We love your Q&A. Question: We want you to sell our rented La Jolla home in January. So my question is whether we should sell the house vacant or with the tenant in? What do you think?”
Answer:
Great question. The best answer is usually to sell it vacant, but the right answer for you depends on 3 factors:
1. COOPERATION: Is Your Tenant 100% Cooperative?
The tenant must be 100% cooperative, allowing a lockbox and showings on short notice. Never agree to a tenant’s promise to run home to let agents in. Won’t happen. And never allow restricted showing days/times. Buyers and agents look at homes when they can and won’t rearrange their schedule to accommodate the tenant.
2. TIDINESS: Will They Keep The Home Neat & Clean?
I’ve seen many a home not sell—or sell at a hefty discount—because it was an unsightly mess or smelled like a dog kennel. If your tenant reminds you of Pigpen (Charlie Brown’s unsanitary little friend), I suggest you pay for weekly maid service. It’s worth it.
3. MORTGAGE: Can You Pay It With The Home Vacant?
OK, so you should never sell with a tenant who’s a difficult slob. BUT if you need the rent $$$ to make your mortgage, that does cut your options. So you might relent JUST a little on #1 and #2 above. But remember, it WILL still cost you in the form of a slower sale at a lower price.
