If your tenant had signed a years contract but you wanted to sell, when would you put it on the market?

[TheDayMyButtWentPsycho]

Say the 12 month contract ends in June, would you put the house on the market in March?

is it not written in the contract that viewings must be facilitated in the final 6 weeks - 2months of the tenancy?

It's a pointless clause. The right to quiet enjoyment of the property trumps whatever it says in writing in the lease. Most tenants will permit viewings (after all they want a reference) but some will refuse and be legally entitled to refuse.

Speak to your tenant and see if you can work with her. She may have her own plans and you can both agree to end the tenancy early. My other half will be going through something similar in March - he signed a 12 month tenancy in September but knew the LL wanted to sell - both parties have a 6 month escape clause. He's already looking for houses to buy

Might be worth considering, given you’re already getting a little tense here, what your attitude will be like if time starts ticking and you’ve not got a buyer.

If at that point you start pressuring for more more viewings and the previously lovely and accommodating tenant says sorry no, how will you react then?

If at that point you start pressuring for more more viewings and the previously lovely and accommodating tenant says sorry no, how will you react then?

I mean. Have you read my previous responses? The ones where I said I totally appreciate and respect the fact that she can say no? Where I've been a tenant myself had had to say no? That I understand she is well within her right to say no?

So in answer to your question my answer to her saying now would be thus:

"Ok, not to worry."

Then I would just panic in the privacy of my own home.

Blimey, some overly dramatic responses on here. If the tenant is happy to facilitate viewings, stick it on in March. If she’s not, still stick it on in March and ensure you have communicated with her about it being sold and that the contract won’t be renewed.

Block viewings were the norm when we bought a buy to let a couple of years ago. It’s a way of causing least inconvenience to tenants.

Any chance the tenant would be interested in buying the property herself?

Re the Break Clause, without one, you really can’t get rid of the tenant until the end of their 12 month contract so I’d start with looking at that.

And as you seem to be rather feisty, when you insult people, it generally works better if you spell it correctly ;) imbecile not “imbocile“.

Take on board what people have said about how off putting having a tenant in situ is, even with assurances they would be leaving in x weeks. I personally wouldnt commit any money to such a purchase until the house was vacant, so starting marketing it a month before she leaves would seem about right to me, to give enough time for a couple of viewings and price negotiations, so the buyer can hit the ground running once she is out. Also consider in what state you want the photos taken - if she keeps it nicely you might want to get the photos taken while she's in there (regardless of when you start marketing) as a house empty of furniture rarely photographs well.

But just go and talk to your tenant. Tell them about your plans and you never know, it might all work out on both sides.

I wouldn't even view if there was a tennant in. The estate agents often list if that is the case and we were advised not. Exchanging is a ton harder as there is no guarantee the tennant will actually leave at the end at all.

It makes the house worth tons less and often only other landlords interested in buying it (at a good/reduced rate.)

In which case the answer would be about 2 weeks before they leave, as thats time to have people in to value/etc but not to long it looks "left on the market " before genuine buyers are interested!

Any chance the tenant would be interested in buying the property herself?

I hadn't even considered this. That would be pretty ideal. She had just sold a place before she rented this house so I find it unlikely. But you never know it's definitely worth asking her.

And as you seem to be rather feisty, when you insult people, it generally works better if you spell it correctly ;) imbecile not “imbocile“.
My spell check rather let me down there. The swine.

As PP have said, you will sell the house for less with a tenant in it. You need to prepare for a sale but not put the house on the market until the tenant has left and you have had a good tidy up and clean.

¥As PP have said, you will sell the house for less with a tenant in it.*

I mean, how much less are we talking (seriously I know nothing about this kind of thing.) If the house was valued at 500k 2 years ago would it be loads less than that?

You need to get an estate agent round. You will need to do this to prepare for the sale and you will get good precise advice.

I now own my home, but I would never as a tenant agree to facilitate viewings again. Not because of the landlord but cheeky fucker estate agents. They were obviously supposed to give me notice of any viewings, but in the end I discovered they were letting themselves into my flat whenever suited them.
I started off coming home from work some days thinking for example.. 'thats odd.... I'm sure that hallway door was closed when I left etc'. But I doubted myself and started thinking I was being paranoid /going a bit crazy. Then one day I was unexpectedly home, and what do you know, knock knock on the door. I didn't answer and yup they just let themselves in. I was mortified as I'd been cleaning for viewings as not naturally a neat freak! Likely had underwear or similar lying out. And the agent wasn't even particularly apologetic. Still tried to deny letting themselves in other days.
I am now a landlord and actually looking to sell my flat. I waited for the tenants to move out first on their own volition (rather than give notice/not renew their contract etc). Despite the fact it disadvantaged me time wise. Certainly wouldn't subject them to viewings, as I have no control over the estate agent's conduct.
The best thing you could do in this situation is offer a significant reduction on the rent if they would be willing to facilitate viewings. That way it is win-win. You still have some rent coming in, but they get a huge discount that compensates them sufficiently for the inconvenience.

A quick google (which you could do) says at least 25% of house value but you really need local estate agent knowledge.

Did you tell your tennants it could only be a short contract as you'd sell at the end?

It sounds like youre fairly green to landlording. Are you going through an agency with correct gas checks etc, money in deposit scheme....

It's your house not the tenants you are in control, I would put on on January personally all you have to do is give them 24 hours notice for the viewings.

You don't want to have any voids and houses usually take 8 months from market to go through.

But tennants dont have to allow any viewings at all. And can also leave a trail of mess if they wish to!

If youre happy selling with tennants in situ you could sell anytime you like but thats a different option you could discuss with estate agents. It will go for much less though but you'd get the money quicker.

The other thing to consider is the wear and tear that even the nicest tenants can cause.We have just moved back into our house after letting it for a few years and the house needs a total cosmetic refresh - we would have definitely be looking at a reduced sale price if we had put it on the market as it is whilst the tenants still lived there.

but in the end I discovered they were letting themselves into my flat whenever suited them.
That's terrible! I would be absolutely livid if someone let themselves into my home without my permission under any circumstance. I appreciate that input though I will make a point of telling the estate agent that isn't to happen.

Did you tell your tennants it could only be a short contract as you'd sell at the end?

Yes we were honest with her about that. We always intended for it to be a short tenancy and we didn't want a fight on our hands when the tenancy agreement was up so we were pretty clear that it wouldn't be long term.

It sounds like youre fairly green to landlording. Are you going through an agency with correct gas checks etc, money in deposit scheme....

We use an agency and yes all of the above is done.

houses usually take 8 months from market to go through.
This bit makes me feel sick with worry. But I know it's true.

If you are trying to sell with a tenant in situ then you will only attract buy to let buyers. Nobody will buy a family home with a tenant in it. If they don't leave the buyers would have to take them to court which costs money and can take 6 months.

I have had landlords do this to me and it really pissed me off, mostly because there was a lot of jobs that needed doing that he was too lazy to get around to doing until he decided he wanted to sell and then all of a sudden wanted access to the property everyday. I felt like he should be doing this on his own time, not mine.

Speak to your tennant, respect them and be honest. They may surprise you, they may want to buy it.

I would suggest waiting until she leaves though that way you have the best opportunity to get the price you want for the house.

All the best op

If you inherited the house (i.e. no mortgage) how are you worse off each month by renting it out? You might not have access to the capital but you can't be losing money surely?