How to Actually Sell a Tenanted Property Without It Blowing Up in Your Face
1) Build rapport with the tenant
Start here—before listing, photos, or opens. You’re asking a tenant to allow strangers through their home. If they feel blindsided, access gets hard and the sale suffers.
Meet face-to-face. Reassure them the lease remains in place and you’ll work around their schedule. A respected, informed tenant is far more cooperative.
2) Offer an incentive if needed
If goodwill alone isn’t enough, something tangible helps—especially before the first open:
- $300 gift card on settlement
- Professional cleaner paid for
- Temporary rent reduction during the campaign
- Lawn tidy-up or pressure clean
A few hundred dollars can save thousands by preventing “the property looks neglected” lowball offers.
3) Lock in inspection times before you list
Co-design inspection windows around the tenant’s routine (school runs, FIFO, sport) and publish a fixed plan. One or two opens a week max. Put it in writing and stick to it.
4) Create zero disruption outside agreed times
Don’t cram in extra viewings to please buyers. Protect the routine you agreed with the tenant. Serious buyers can attend the next open, or view a virtual walkthrough to bridge the gap.
5) Use the tenant as a selling point (if they’re a good one)
Investors love ready-made income. Spotlight the tenancy clearly:
“Tenanted until Nov 2025 at $540/week to reliable long-term tenant. Professionally managed.”
Include a (redacted) rent ledger at inspections or in the contract pack to build confidence.
6) Stage it once, or don’t bother
Photos sell. If the home isn’t photo-ready, book a cleaner and schedule one great day with the photographer. If the tenant is leaving soon, try for early access and stage properly. Avoid “random Tuesday” shoots with unmade beds and clutter.
7) Manage buyers properly, don’t overpromise
Put “currently tenanted” and the lease term in the ad. At opens, state clearly:
- It’s tenanted
- Lease ends on date
- No early vacant possession unless formally negotiated
Don’t be vague—misleading info risks wasted time and potential complaints under the Code of Conduct.
8) Put all agreements in writing
“Reasonable access” under WA law is subjective. Avoid disputes with written agreements:
- Inspection schedule
- Photography/filming consent
- Acknowledgement of intention to sell
9) Presentation is everything — especially in a rental
First impressions drive price. Tidy the gardens, clear the bins, neutralise odours, and declutter sightlines. If your tenant can’t do it, hire someone who can. A small spend protects your sale price.
10) Choose an agent who actually knows WA tenancy law
This is a balancing act. You want someone who understands access rules, investor expectations, and how to structure conditional contracts (e.g., settlement dates around lease expiry or negotiated vacant possession).
Mandurah City Real Estate has sold dozens of tenanted properties (including Karratha-style investor markets). We know how to keep tenants onside, buyers informed, and contracts airtight.
Ready to sell with a tenant in place? Get a plan that avoids friction and protects price. Book your free sales appraisal.
FAQs: Selling a Tenanted Property (WA)
Can I make the tenant move out for the sale?
If they’re in a fixed-term lease, the lease generally runs until the end date unless both parties agree otherwise. You can sell with the tenant in place; vacant possession must be negotiated and documented.
How much access is “reasonable” for opens?
Access must be reasonable and with proper notice. Minimising frequency (e.g., 1–2 opens per week at set times) and agreeing in writing reduces conflict.
Will investors pay more for a stable tenancy?
Often yes. Clear lease details and a solid ledger help justify price and reduce perceived risk.
What if the tenant won’t cooperate?
Rebuild communication, offer incentives, and reduce disruption. Your agent should mediate and keep everything documented to avoid escalation.
Key Takeaways
| Move | Why it matters |
|---|---|
| Rapport + respect | Unlocks access and cooperation. |
| Set inspection plan | Predictable routine = fewer disputes. |
| Honest ad & buyer comms | Prevents wasted enquiries and complaints. |
| Clean, tidy, great photos | Protects price and time on market. |
| Everything in writing | Clarity if friction appears mid-campaign. |
| Agent with WA tenancy chops | Smoother campaign, safer settlement. |
Contact Mandurah City Real Estate
Phone: 08 9521 9090 | Email: hello@mandurahcre.com.au
Office: 5 Tindale Road, Mandurah, WA, 6210
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