Shana Simpson
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4 years ago
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How often can my landlord show my house while I'm living in it?

I know it's totally 100% necessary for him to show my apartment as I'm not renewing my lease, but this seems excessive. It's been just about every night of the week and then 2 open houses all day saturday and sunday. He hasn't leased and wants to have more open houses this weekend as well. (I also have to vacate during most every night this week)

Is there a limit to how often and for how long he can show it? I'm pretty much only allowed in my apartment to sleep. I'm still in the midst of finals and really prefer to study at my house, but they are over on friday anyway. I'm just saying that I feel like this has been really excessive and was wondering if there was some legal limit or any compensation or anything
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Greene Realty Inc
Greene Realty Inc
Real Estate Professional
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4 years ago
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Your landlord has no right to force you to vacate the property while he shows it, unless he wants to abate your rent for the portion of time you are gone. I would flat out tell him, one or two days a week, during a four hour period. That is it. If he shows it while you are gone and with no notice, call the cops.
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4 years ago
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your comment was just not right ,how would you like it if some one said that you !!!!! and you say you are a professional.. not

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Drick Ward
Drick Ward
Real Estate Professional
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4 years ago
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I find it odd that so many people are advising you to demand 24 hour notice when I doubt they have read your lease. That's always the first place to start - see what you signed. Secondly, determine if your lease REQUIRES you to vacate during showings. As a property manager, I use virtual tours and extensive pictures to pre-screen showings. When I do show, I bundle several prospects at the same time so it's less disruptive on my tenant (and a better use of my time). I don't expect my tenants to be out of the property, but they must contain any pets during the time the rental is on the market. Once you know where you stand from the perspective of your lease, TALK TO your landlord or property manager, it's easier to reach an agreement on how showings will be conducted if you explain that you understand their objective and want to help them reach it. Much of the "advice" offered by others here will not get you or your landlord any closer to a peacable existance.
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3 years ago
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Drick, although I agree with you on some things, some of the "advice" is actually "legal." I have had some landlords who, although great at their job, know NOTHING in the way of landlord/tenant rights, but think they do. A peaceable existence is following the laws in your state and refraining from disruption to the tenant as much as possible. I think this landlord knows enough about the landlord/tenant law in his area to know that he is breaking it.

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3 years ago
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Drick I have a question. My landlord posted my address on craigslist and told everyone to stop by, peek through the windows, go in the back yard to look at the house, without our concent! Isn't this illegal?! I am a stay at home mom with two young children and we live in a rich neighborhood (or house is the crap one of course) but this poses threats to our safely! it does not say anywhere in our lease that this is ok. That he must warn us 48hrs in advance for himself to enter our home...what about letting strangers into our home without notice?!

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1 year ago
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My landlord gave me five minutes notice at 9:00 am while we were sleeping and I woke up to the sound of people in our house! I know this is illegal but what do we do about it? Is there a penalty to them?

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Amber DeJong
Amber DeJong
Browsing Housing
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4 years ago
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You could always just stand out side and tell them thats its a great house but the land lord kicks you out all the time so you don't get to spend al ot of time there :)

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81 Likes
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4 years ago
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Inform him that you need 24 hours notice, then if he keeps it up you have got to say 'no' - flat out reject his request - unfortunately you will have to force the issue. There is not a limit to number of showings, but he needs to give you 24 hours. BTW he is an idiot if he needs to show it this many times - it is either overpriced or in poor condition - he needs to get a life - and I'm a landlord.
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Shana Simpson
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4 years ago
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It's totally overpriced- he bumped up the rent again and now it's at least $200 over market value. I (modestly, of course) decorated and furnished it really well too.

I dont know what happened with whether he was able to lease it out or not, I just moved out into a much better place for the same rent

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Paulina McNamara
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3 years ago
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Depending on your lease, it isn't required that the landlord gives you 24 hours notice, but it's the nice and polite thing to do. I would ask him for the notice, but if you lease states that they will do what they can to provide you with 24 hours notice, but that once you turned in your notice, the landlord has an obligation to rent it asap. This guy is rude however. I would never do that to one of my tenants.

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4 years ago
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According to the tenant landlord counselors.. your landlord is required to give you a notice equivalent to 2 days (48 hours).. within a reasonable time.. if he doesnt give you proper notice .. you can get an injunction against him to prohibit him from entering your home.. you can also collect damages equivalent to 1 months rent.. He cannot come into your home every day any time he wants... call the tenant landlord counselors they will allow you to email them.. they say it will take 3 days for a response i got mine within a few hours... im sorry for your nightmare im living the same night mare...
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4 years ago
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If you are quoting law for VA - say so because this is NOT true for PA! I know - been there and done it (as a landlord and homeowner and tenant).

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3 years ago
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This isn't true. First laws would vary by state and you have to take into account what is in your lease as well.

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Neil Blumberg
Neil Blumberg
Real Estate Professional
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3 years ago
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Under common law your landlord must give you "quiet enjoyment" of the property you rented. That means that if there were not a statute or contract stipulation to the contrary, he would never be able to disturb you at home. Not to show it, not for inspections, nothing, never. So the extent to which he CAN disturb your "quiet enjoyment" and the conditions under which he can do so is going to be found either in your lease agreement or in law promulgated within your state. I don't believe there is a Federal law pertaining to this issue, but I'm not sure. And remember, the law will always take precedence over the lease agreement, so if there is a conflict between the 2, the law (statute, rule, regulation) wins! Start by looking at your lease - if you don't like that call your city counsel man and get him to help you. And if all that fails call me, I'll be glad to help!
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2 years ago
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Maybe she could pay the rent for them after she moves out as well until they find another renter? I mean c,mon ! I think she is being takin advantage of !
I don't think it should be the tenant's responsibility to
show the place Even if she did have the time to !
I think she has enough on her plate !
Bottom line is the landlord isn't given her a second thought
about how much of an inconvience an stress this must be to her ! (Greed) shows it's ugly face again !
I hope this passes very soon for you Shana! God Bless You :) There's still ppl out here that have a Heart !

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2 years ago
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My husband was given a new duty station so we have to move to Missouri, my landlord decided to start showing the house while we still reside here. Today they show up and ask us to leave and take our children to the park. My kids were in the middle of dinner. Once they left we realized that the landlord and the people looking at the house went through our closets and our drawers. Also do they have right to show the house while we are not home?

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1 year ago
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I have a tenant in Texas that knows I* am selling my property and he is under a lease. I have had so many issues with him NOT allowing me to show the property and lost a Sale this past week becuase of how he responded to the potential buyers. Can I evicts this guy??

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4 years ago
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If you wanted to be passive aggressive about it you could start leaving it messy, and when he says something about it tell him you're overwhelmed with the showings and can't keep it clean for so many. Then negotiate from there. Remind him you still have some power in the situation.

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3 years ago
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Hi Shana, I'm a landlord with 14 properties. When tenants approach me in a snotty, "I'm in control and you must be a crooked landlord or you must be rich so I'm going to make it hard on you" type attitude, I'll hold them to the letter of the lease. When a tenant comes to me and is honest and wants to work with me and considers it a partnerhsip, I will do everything I can to help. Landlords usually are very reasonable. Even if your lease says your place can be shown every night with 24 hours notice, if you explain to him that you're studying for finals and would greatly appreciate it if he'd work with you and maybe try to double up or triple up on the # of people at showings or maybe you could volunteer to hold the open house on Saturday for 2 hours if you could have the rest of the weekend to your self, I bet he would want to help right away. Landlords are tired of pushy, resentful tenants who sabotage their efforts and are very appreciative of tenants who work with them and approach them in a non threatening manner. Maybe he doesn't realize he's making it so inconvenient on you? It souonds like you are reasonable, and he may be a bit overzealous, but I think it can be worked out.
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2 years ago
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Kristin, I don't know what state you are in, but where I live in CA you MUST adhere to the law regardless of what the lease says or the tenant's "attitude." The law trumps all else. If the tenant has paid the last month's rent, they are ENTITLED to reside in those premises without excessive harassment from the landlord - even when the landlord perceives them to be "snotty." In fact, if it becomes excessive and the tenant/landlord are not able to reach an agreement between them, the tenant may refuse additional entries to the landlord. Sounds like you have some "issues" with your own tenants, but yes, it IS a partnership and it takes TWO parties to make a contract. One side is NEVER in full control over the other. Tenants are ALSO really tired of landlords who think tenants have no rights merely because they don't OWN the premises. You took their money, so they are entitled to what they paid for; regardless of their attitude.

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1 year ago
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Gave my landlord one month's notice and he now has property on the market. I have no problem with prospective buyers viewing. As a matter of fact, I always spruce up the place to make it more attractive to buyers.My agreement doesn't stipulate how much notice he must give me before he brings viewers. He called and gave me two hours notice and I had to refuse him because I was in the process of cleaning and cooking as I was having guests within an hour. I'm I not still entitled to some privacy or can he having people walking through the apartment while I'm entertaining?

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4 years ago
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Your landlord is taking advantage of your kindness. Being a landlord myself, I bundle all prospective tenants on one weekend day and show the home in a 3 hr window max. Ofcourse, there are out of town folks who are on a limited time, hence I make sure they are serious before disturbing my tenant. My advice on your next rental is to figure this detail out before signing your lease.
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4 years ago
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Now this is a "real" landlord response because this is what I did as well. Why?
Because if you are serious about renting and don't want to waste your time - this is how it is really done. Matter-of-fact, I have had realtors violate my instructions and I called the police on the realtor MYSELF! As the owner/landlord, I told the realtor that kids were not allowed at the showings - I meant it. These brats are not watched by parents and they damage the property of renters and the landlord. Realtors don't care about anything except their commission.

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4 years ago
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Wow, lady! I've read several of your replies... You have been a landlord too long! You are rude and crass and obviously think the worse of people before you even meet them. The fact that you are calling ALL children at these showings "BRATS" makes me think that your own children were hellish "brats" and that the experience has obviously left you extremely bitter. It's very sad indeed to see someone who is so jaded and it reminds you how far gone the majority of people are from treating people like people... Fair, without judging them and labeling them without even knowing them... I am so glad that no one I know and love, or heck even the people I hate, are tenants of yours. It seems you have a lonely, little life and are only happy when pre-judging others and causing misery. I feel sorry for your current and future tenants and the #@!& I'm sure they'll endure.

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4 years ago
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I agree with the landlord above. Who are you Jesse to make assumptions on her. Most people kids are freaking brats that the parents do not watch. Im am 30 and have no kids as far as your hellish brats comment and I owned a 2000 sq ft retail store and watched brats all frigin day long. Breaking stuff, messing with stuff, and I would say about 99% of the time the dumb parents never watched their kids or had a clue what was going on. It got to a point where I almost wanted to put a sign on the door telling people not to enter if they had kids. Was I an shy sweet kid? uh yes I was. Do I want kids, uh yes I do. The fact of the matter is most people in this world are awesome people and most kids are awesome kids but lets face facts a lot of parents do not watch their kids and I completely agree with her...

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4 years ago
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Oh yeah back to the point. I agree with most everyone else. The landlord is being excessive and have had that happen to me before once. And we moved out ahead of time. I just wanted to reply to the kids thing because Jesse had no right to call the womans kids brats. Unless you are in a business or own a business where you see this on a daily basis, you would totally understand and agree with the lady. Unless you just loved all kids no matter what an thought they were all perfect angels.

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11 days ago
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I moved in an apt recently and the landlord said NOTHING about any selling of the property and knocked on my door 4 wks later on a Sunday afternoon and told me it was being put up for sale...NOT COOL, why would she get me involved in her mess? I am a single mom with 2 kids, I am up @ 430 am work until 500 pm come home, see my kids for the 1st time during the week day then and make them dinner and they have homework and now you expect me to come home, get my kids and disappear? Weren't unpacked and now can't due to the fact that we have a 6 month lease and our lives are up in the air now, along with NO ENJOYMENT of our new place ARE YOU KIDDING ME!!!! WTF ! Excuse my FRENCH but WOW!!! Again, this is NOT COOL and you'll have to show it while we are eating our dinner! I'm NOT HAPPY at this point especially when I find out from neighbors that you were back and forth about it for the last 4 months and had a good feeling! You should have told me, I would have NOT moved in!!! Holidays are coming AND I am getting ready to have a surgery!!! MOST of our things are still in boxes in the livingroom because we have NO idea what's going to happen at this point! I can't live this way!!!

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Colleen Corgan
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4 years ago
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Ugh that's the worst and sounds like terrible timing.

Unfortunately, he is within his rights to show the apartment as often as he needs to in order to lease the property. He is supposed to give you 24 hours notice, I'm pretty sure.

Make sure you give your landlord your cell phone number so he can call you if he has someone who doesn't show up or if the open house ended earlier than expected. Also, see if he wouldn't mind condensing his showings a bit, he might just not be aware that it's inconveniencing you as much as it is.

The nice part is that most landlords really are agreeable and willing to help as much as they can. Good luck!

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4 years ago
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its a shame you have paid rent for that month and you have a right to study and i do not like open house people could steal from you wandering around your apt. i would not answer my cell phone tell her u will agree to 2-3 showings a week whats the worst she could do you are moving anyways.
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4 years ago
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Did you ever hear of a library for studying or maybe a friend's house? Maybe you should have thought or considered this before scheduling your vacating the property at this time. I am sure your landlord has better things to do than rent an apartment in a challenging economy. Where do people get the idea that because you pay rent; you can just do as you please? Sorry but I have to side with the landlord - you got your notice. If you don't like the inconvenience - get him another tenant and make both of you happy.

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4 years ago
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once again, you are just a terribly negative, bitter old woman!! Nobody wants to hear your negative, rude and pitiful remarks!! Did you ever consider the fact that maybe you have had such horrible experiences with your tenants is because you, yourself, are a horrible landlady and person? Why dont your consider some self-reflection and maybe you'll seed the problem isn't your tenants... it's YOU!

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Shana Simpson
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4 years ago
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I know. We heard you. Multiple times. You are siding with the landlord. And, of course you should, as I am a terrible tenant who has no friends and doesn't even know what a library is.

As you know, at the end of my lease, it is not my responsibility to find the landlord a new tenant.

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4 years ago
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That is really frustrating, I've been in the same situation before, and frequently had no notice and was woken up once while I had a cold by a stranger walking into my room. Your landlord is supposed to give you 24 hours notice, but you do have the right to tell him/her every once in a while that it is inconvenient and ask them to do it at a different time. Also ask your landlord if he/she can do multiple showings at once rather than having one every night.

Just remember, they want to get the apartment rented out so they do not lose money, but they don't want to make you angry because if a potential client of his asks you how the landlord is as the person who controls your housing, your landlord wants you to say good things, and is therefore more likely to cooperate with you to make you more comfortable.

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4 years ago
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Usually in the lease, it will state that the landlord has the right to show. Typically 24-48 hours notice.

In the future, I would look to put in a lease one day week and one day weekend.

And you don't have to vacate. My tenants (6) who I tend to keep vs having an empty unit are free to sit there, drink their beer and leave their dirty laundry if need be.

As a landlord, it doesn't make me happy and I would remind the tenants - you help me, then I don't have to show it.

If my tenant is leaving - it's either because I want more rent (greedy landlords have to pay their mortgages, taxes, insurance and take care of the place...) or they can't afford the current rent pr they moved or found a better deal. Landlords have to decide on renewal if they should take a slight cut to keep the tenant or if they think they can get more. You have to know your inventory and what you can live with or without.

When a tenant leaves, you incur expenese - a vacant unit is one.
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4 years ago
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I like the idea of what you had said-greedy landlord, but by the way taxes still need to be paid for-lol.

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Brandy Lee
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3 years ago
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I am going through this very thing right now... My lease states that they are allowed to show the house at the last 30 days of my lease between the hours of 9am-9pm. I do not have to leave the house, nor do you unless your lease states such. Read the lease that you signed, it will make or break your case for you. I hate the fact that they are treading through my house with snow on their shoes, taking pictures of my furniture and other items (large lcd tvs, little banks or safes, massive blu-ray collection) and posting this on the Internet with my address next to it. I feel totally violated as well, since I work nights and I now must be awake during the day for strange visitors. And, of course the fact that I have to 'clean my house', as opposed to leaving my dirty laundry scattered, as I pay more than 1000 a month to live how I choose. I am now packing everything prematurely and getting ready to head out of here faster that I would have normally. Read and understand the lease, make sure you will be happy with it later, and not just overly excited about moving into a new awesome house.
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Brandy Lee
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3 years ago
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Oh, one more thing. They are not required to give you 24 hour notice. However, it is 'polite' to give you at least a few hours notice... Certainly they cannot just walk in while you are in the shower, or some other most embarassing predicament.... (eg. pooping or sex) :o)

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4 years ago
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if he gives 24 hrs notice as often as he can!
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3 years ago
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no way. ever. not in lease = what's reasonable has to prevail. would behoove (?) the L to be considerate. from this T's comments, far from it. happy trails !

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3 years ago
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In CA landlords have to give 24 hour notice to gain access to your apt, emergencies like fire excluded. Now this 24 hour notice still has to be with good reason. If he or she wants property rented before you leave, this is a luxury you afford them at your expense or say I'm sorry, I am busy, no. Unless, like previously stated, if you signed in a lease regular viewings for perspective tenants, the choice is up to you. They can show unit when your lease is up and they are prepping the unit. You have had your kindness used against you as weakness, sorry. But by now you have moved and this is for someone else who doesn't know. I guess it depends where you live and if there are such laws like that in your area and what you signed. If no laws or contract regarding this, then you're just doing them a favor AT YOUR CONVENIENCE!

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Wendy Lucas
Wendy Lucas
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3 years ago
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You need to check your lease. What does it say? If there is nothing in there that allows him to show it, then he has no right. On the other hand, if he has the right, it is subject to a "reasonableness" standard. You have the right to say "No". Ask for 24 hours notice and say no to the open houses on Saturdays and Sundays.

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3 years ago
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I was in a similar situation recently. I notified my landlord, in writing, that I understood he would need to show the property, but that I wished to be present to protect my personal property and restrain my dog. I informed him that I would require a 24 hour notice and told him the hours that I worked. He didn't agree to the 24 hour notice, but said he would give me 3 hours and had all leasing agents contact me. I showed it everyday for a week, but at least I had some power over the time that I set to meet with them. I know that most leases give the landlord this right, but it is such an invasion of privacy and makes your home not feel like a home anymore. I hope your situation works out soon.

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2 years ago
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They are not suppose to show the house or apartment at all while you are living there and you are still paying rent unless you say it's okay. As long as you didn't sign anything giving him permission. Again he can not do anything while you are still in the house or apartment. If there is a problem go to your states landlord and tenant court any judge will tell you the same thing.

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4 years ago
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I don't know specific rules in Washington, DC. I know here in Washington. I have to give a tenant a two day notice if i am going to enter his/her premises. To do anything. But i found this link, it might be helpful for you to look into the rules that govern your state.
http://www.thelpa.com/lpa/landlord-tenant-law/washington-dc-landlord-tenant-law.html
Landlord tenant act is what you want to look for.

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4 years ago
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There's really nothing you can do about that. He'll have to show it until he finds someone. I wish I had a better answer for you
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4 years ago
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then don't reply

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3 years ago
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I've been living in a rental home for about 3 months now. My landlord came to collect the rent on the 5th of last month and called on the 7th and said he was putting the house up for sale and I had to move in 10 days because the house will be foreclosed on. He had a real estate agent come by the house and asked me to leave while he took pictures of the property. He then wanted me to remove all photos off the wall and move my furniture for staging during showings and I refused. He then claims if he didn't get an offer by the 27th he will lose his house and I would have to move the same day if that happens. He called 2 days after he claims he lost the home and said we had 2 days to move or the bank will evict us. Now it's the 5th again and claims he still owns the house and is trying to work out a deal with the bank because he has an offer but the bank wouldn't accept it and they might want us out in 20 days. I live in alabama and how can I get him to stop the harrasment until we leave. We still have 3 months left on the lease and no where does it state that we have to do any of these things he's asking of us and the point is he want the home empty so that it will sell faster. I'm frustrated because I can't find a lawyer who will help me as a tenant. Can anyone give me a clue what to do.

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Sharon Harding
Sharon Harding
Real Estate Professional
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2 years ago
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Read your lease, as it spells out the showing terms. Why do you think that it is taking so long to find a new tenant? It should only take about ten showings to find a new tenant if the property is priced correctly and if it shows well.

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3 years ago
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read your lease does it allow him to show it if not you don't have to allow until you lease is up.
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3 years ago
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amen. next !

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1 year ago
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They can wait until you move out!! Many people view houses only to steal or plan a break in.valuables go missing and they don't take responsibility for that.

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3 years ago
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HEY EAMIL ME AND WE CAN TALK ABOUT THINGS K PLEASS..ANTHONYSOLIS90@YAHOO.C
OM

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3 years ago
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I think he is just going through your panty drawer while you are gone. You would think if it is in that big of demand the #@!& thing would have already rented by now.

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Tish Thompson
Tish Thompson
Rental Housing Professional
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2 years ago
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I don't think anyone ever actually reads their lease agreement, because things like this are spelled out in it. If I write a lease for a landlord, I write the lease with my client's best interest in mind....which is probably how your lease is written. In the future, don't haphazardly sign something that you haven't read. You most likely agreed to showings as they are, and there's really nothing you can do about it unless the landlord is willing to negotiate something with you.

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3 years ago
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see lease. ie, what's reasonable if no number specificed. my lease is 32 p;pps. long. read every, single word. says a. to potential bueyrs of the property; there are 259 apts. here, and at a reasonalbe time. 48 hrs. advance notice to enter (to show, ie.)to enter. You are entitled to, landlord aside,should say so in your lease, must (?)include the quiet enjoyment of your apt. because you are moving is irrelevant you obviously still paid the rent. Seems that you and L can come to an understanding, ie, what's ok. but, also suggest you check your lease. ought to be there. If not, maybe suggest ie, what works for you. timewise, days. etc. Happy moving, always the adventure!

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2 years ago
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I had an 18 month lease..I moved in jan 18th 2011..my lease is up june 1, 2012...the landlord tells me in the middle of may that he does not want to renew the lease,and that I have to be out june 1,2012..he also says that he mailed me a certified letter saying he does not want to renew the lease..today is may 2oth and I still have not got the certified letter..he then says thats on you and your post office...so if it's certified I would have to sign for it,and it would have a date on it letting me know when it came..can he put me out june 1, 2012. giving me less then two weeks to find a place,he put a hand written letter in my mailbox may 16th telling me that june 1, 2012 is still my move out date..he says he doesn't have to give me notice to move, cause my lease expires june 1, 2012..Can he do this

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1 year ago
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what if your lease is up and its been up for over a year. Can they out of the blue tell you that the next week a relator will be there to take pictures and put a sign in the yard and that they will give you a 2 hr notice on showing the house?

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3 years ago
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Check Florida statutes first... as I do believe it is required by Florida law that you have to request 24 hours notification. Read lease contract... of course... but Florida law does supersede the contract and if you can show the statute that says so, you're landowner cannot enforce anything less. Get a free consult from lawyer -- if you are over 55 years old, check with Bay Area Legal as I believe they are free for seniors -- or find a free legal service for seniors. Call your county to find one.

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3 years ago
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will if he or she can go in YES

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3 years ago
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There are many answers floating around but none are based on the wording of your lease. Your first step is to check the provisions to see what your lease states regarding showings. Most leases will state that the management office may show with prior notice or upon reasonable demand. It is NOT reasonable for him/her to show your unit daily for you still have a right to quiet use and enjoyment (the ability to enjoy your premises while still paying rent). I would suggest you look at the terms and if it states prior notice or reasonable notice - tell him/her that daily showings and a request that you vacate are unreasonable so you will allow 2 days a week plus maybe a Saturday. If it states that your unit can be shown whenever the LL demands - you're in an unfortunate position. Landlords - like all others in society - will look after their best interests and if they think you are unaware of your rights, they will push the envelope to get what they want, even to your detriment

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10 months ago
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Okay do my landlord have the right to tell me I cant mail her the rent she gonna pick it up at my house without me saying she can

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