Suzanne owned a three-bedroom home in Chandler, Arizona that had been her rental for years. It was empty when she hired me. After the inspection, the buyer asked for repairs, and she chose to fix them herself instead of giving a credit. The home on West Sparrow Drive closed in about six weeks, and the repairs stayed small. Here is what that choice saved her and what it cost.
Why was Suzanne selling her Chandler home?
Suzanne was tired of being a landlord. She bought the home on West Sparrow Drive after moving to Arizona from the East Coast. Then she took her mom in, and the house got too small for the two of them. She moved to a bigger home, also in Chandler, and kept this one as a rental for a family member. Over the years the house had leaks, water damage, and repairs. That was before I met her. She was ready to be done with it.
Did the home’s leak history hurt the price?
No. Every repair was finished by the time we listed, and nothing showed. We put the three-bedroom, two-bath home on the market in Chandler’s 85286 on September 3 at $449,900. It was under contract the next day at $449,000. Suzanne also took the history in stride. She knew that things go wrong in a house, and she was ready to handle what came up.
What did the buyer ask for after the inspection?
The buyer sent a repair request on September 10. Suzanne was more annoyed than I expected. It was not easy, but it did not take a lot of convincing either. She agreed to six of the items on the list, and the buyer accepted her answer five days later. Most sellers need a moment to swallow a repair request. Once they do, it is rarely a big deal.
Why do I tell sellers to take a credit instead of doing the repairs?
A credit keeps you out of the repair business. I give sellers four reasons. You do not have to coordinate contractors. You do not pay them out of pocket. Home projects almost always grow, because once someone opens a wall, a small fix becomes a bigger one. With a credit, anything found after that point is the buyer’s problem. And on a vacant home, a credit lets the sale close early if the buyer wants that.
What happened when Suzanne did the repairs herself?
It went fine. Some sellers want control, and some think they can do the work for less than a credit. Suzanne knew the right people to call, so she handled it. The only headache was chasing receipts from the contractors. Nothing turned into a bigger job along the way.
Why didn’t the sale close early?
The buyer’s lender asked to close early on October 9. The home was vacant, so it could have worked. I asked Suzanne first, as I would any seller. She said no because her repairs were not finished. We kept the original date, and the sale closed on October 15. A credit would have kept that door open. That is the trade. Doing the work herself gave Suzanne control. It cost her the early close.
What would I tell a landlord who wants to sell a rental?
Get the renter out first. I hear this question all the time, and I tell people that selling with a tenant living there is a bad idea. Renters will not care for the home the way an owner does, and you never know what shape it will be in. Arizona also requires a landlord to give two days’ notice before showing a home. That means every showing runs on the tenant’s schedule, and I would have to be there for each one. Fewer buyers see your home.
I plan the turnover instead. A week or two before the lease ends, I walk the home. I look for anything major, like carpet, paint, or repairs, and I line up contractors with materials ordered. Right after move-out come cleaning, window cleaning, and landscaping. If there is no major work, I aim to have the home market-ready in under a week. Suzanne’s home was already empty when I met her, which made all of this easier. You can see how I run the whole process on my page about how your home gets sold. If you are thinking about selling a rental, my free seller guide is a good place to start.
Frequently asked questions
Should I sell my rental with the tenant still in it?
Usually not. Renters rarely treat a home like an owner would, and you cannot know its condition. Arizona requires two days’ notice to show the home, so showings are slow and limited. An empty home is easier to show and easier to plan around.
Should I take a repair credit or do the repairs myself?
I recommend a credit. You skip the contractors, you skip paying out of pocket, and any surprise after the buyer opens a wall is theirs. Some sellers still want to do the work, and that is fine. Just know it can cost you an early close.
How fast can a rental be ready to list?
With a plan, under a week after move-out, if there is no major work. Walk the home a week or two before the lease ends. Line up contractors and materials. Then book cleaning, window cleaning, and landscaping for the days right after the tenant leaves.
Should I take the first offer on my Chandler home?
A good first offer is often your best offer. There are two kinds. One is the investor offer, usually 20 or 30 percent or more under list, sent by someone who makes many offers and hopes one lands. On Suzanne’s home, a cash investor offered $370,000 on day one, about $80,000 under list. The other kind comes from a buyer who sees the home fast and writes fast. That buyer has probably looked at a lot of homes, and this one finally checks every box. Suzanne’s home went under contract the next day. Want to see how other sellers handled it? Read more closing stories.
Ben Graham, REALTOR since 2011, serving Chandler, South Tempe, and South Chandler. More than 500 homes sold, including landlords selling rentals. See what clients say in my client reviews.
