Closing a lease deal starts from the very beginning of your
contact with the customer. Getting to a signed lease is a process of
professionally and responsibly closing all the mental escape routes in the prospect's mind. You do this process of closing, from the first hello until they
are living in the home. If you can make the right contact, qualify properly,
and give a razzle-dazzle showing, you will touch on 4 of the 5 reasons people
will lease from you. Just as a quick recap the 5 reasons people lease are the
following:
2. Everyone else is doing it
3. The WOW factor
4. It makes good business and/or family sense
5. There are no reasons not to lease
Since people will only lease for the five reasons listed
above, closing is the process of removing all the reasons that someone would
not lease. Your closing ratios will go up just by simply ensuring you are
connecting on reasons one through four above. If you are connecting with the
reasons one through four above and are still needing to improve your closing
ratios, then the following information can provide you the tools you need to close
the deals!
Caution! You must ensure you have gained their trust, provided
evidence of other satisfied/happy tenants, demonstrated a WOW factor, and established
good business/family reasons if your prospect is going to ever take the home.
The prospect must be properly qualified. I cannot warn you enough, closing
someone who is not properly qualified to lease, or that has not sold on the
four reasons above will come across as high pressure and pushy. However, if they
just have not shouted at the top of their lungs, “GIVE ME THE APPLICATION,”
then you may need to remove all the reasons they are thinking they can’t lease.
Your rent is too high
The rooms are too small
There is not (specific amenity)
There is not a lot of closet space
I need to think about it
To remove the reasons and handle these objections, you must
prepare and know them ahead of time. You must drill on all the reasons people
will not lease from you. You must also understand that if you cannot close you
will never earn the level of income you should be earning in your industry.
I have personally learned that closing requires three things
that must be present or you will not be able to close:
1.
Decision
Makers- All decision-makers must be there. You cannot close if all the
decision-makers are not in the room. Missing even an ancillary decision-maker
can make it impossible to close; even when you have completed everything
perfectly to this point, your efforts will result in no lease.
2.
Belief
- You must truly believe in your company! Trying to lease for a company you do
not believe in, will show through and the following assistance will come across
as insincere.
3.
Hot
Button Issues- You must know the hot button issues of your prospect. Asking
for the application to be filled out, and not knowing the hot button issues,
makes it difficult to lean on those issues when it comes time to close.
Now that you know the three things that must be present to
close a lease transaction, you must know what to say when your prospect gives
an objection. Keep in mind closing a lease should be at a specific point in
your showing. You should not attempt to close until the closing. Prospects will
bring up issues with the home all along with the showing. Ignore them unless they
bring them up when you are closing.
You should go into your close the same way every time. Your first
close should be scripted and should work for you 20% of the time without
needing to go any further. You will need to be prepared to close a minimum of
thirty times. You must have thirty different closes memorized in preparation
for each show. You may be thinking thirty times? Really? Isn’t that
excessive. Yes, it is! If you are going to be great you must be well trained.
Learning thirty closes requires further study beyond this article.
Your closes should follow the first three closes in sequence
every time. This sequence will give you some closing horsepower. After the
following sequence, you may need to adjust your closes to be more tailored to
specific questions or objections. Regardless of any additional closes, you may
learn, to get the most horsepower out of your closes, you should follow the
following sequence.
First Closing
Attempt: The Summary of Benefits Close
Leasing Pro: Mr. Prospect, as you know, this home is in the right community, in your price point, comes with our organization's oversight, our amazing service, and it is a three bedroom two bathroom home specifically selected for your family, like you requested (You should throw in any hot button issues, as well ie. Basement, fenced in yard, close to the bus stop). This home is sooooooo beautiful and I am going to help you get it! (With excitement!!!!) We need to get this paperwork in to the office today, because as I showed you, our homes lease quick. This home is amazing. How do I spell your last name? (Begin filling out the application.)
Leasing Pro: Mr. Prospect, as you know, this home is in the right community, in your price point, comes with our organization's oversight, our amazing service, and it is a three bedroom two bathroom home specifically selected for your family, like you requested (You should throw in any hot button issues, as well ie. Basement, fenced in yard, close to the bus stop). This home is sooooooo beautiful and I am going to help you get it! (With excitement!!!!) We need to get this paperwork in to the office today, because as I showed you, our homes lease quick. This home is amazing. How do I spell your last name? (Begin filling out the application.)
Second Closing
Attempt: Two Things to Decide
This closed is utilized 2nd regardless of the objection.
This closed is utilized 2nd regardless of the objection.
Leasing Pro: Mr. Prospect, I understand and I can appreciate
that. When I was talking with Tom this past week, who is currently a tenant of
ours, he had the same exact concerns as you do. What we decided after a long
discussion, is that this decision
really comes down to two things. One is there enough bedrooms for your family and
two can you afford it? (Then do not let them talk at this point, go right to
the following comments.)
We have already determined that this home has enough
bedrooms for your amazing family, so let me ask you, can you afford it? If the prospect says yes, then fill out the
application. If the prospect says no, then you do not have a qualified buyer.
You may need to ask again about their income.
Third Closing Attempt:
Let’s Close the DoorThis closed is utilized 3rd regardless of the objection.
Before you go into this close, do not go into it right away,
pause. Make some small talk to further build the relationship. Then utilize the
following
Leasing Pro: Mr. Prospect, I can tell you make smart family decisions.
Now, I also have to agree with you about (Their objection) I know how important
this home is to your family and you would not want to close the door on another
home that may be better suited for your family, am I right? Get them to nod and
say yes! Mr. Prospect our company’s first priority is serving you and your family.
Now, we work full time for our tenants. If you think about it, there may be other homes out there with (Their objection solved), however the owner of that property works full time for someone else and not your family. Now, to get ahold of him, you are having to call after hours, work around his schedule, and wait weeks for a response about his home.
Now, we work full time for our tenants. If you think about it, there may be other homes out there with (Their objection solved), however the owner of that property works full time for someone else and not your family. Now, to get ahold of him, you are having to call after hours, work around his schedule, and wait weeks for a response about his home.
If you open the door with our company and continue our great the relationship you get a response, you can get ahold of us, we have x number of
people working in the office for you, we have x number of technicians working
for you. If something was to happen, we have x number of additional homes and
all we do is service tenants.
Mr. Joe Landlord owns his home and makes money on the side
with it. He does not have the experience of taking care of your family as we
would.
Now, let me help you make this decision, I am going to step
out. I am stepping out for two reasons: One, I know that it is hard to make this important decision with me
standing here staring you in the eyeballs and two I have to call an appointment
that I am running late for. I am going to call them and reschedule. I will step
out and shut the door. I will give you an opportunity to talk this out (think
it through), and when I re-enter I will just be looking for a yes or a no. If
it is, no, I can understand, if it is a, yes, then I can help you get this
home.
Remember, I told you that you would need thirty of these closes!
The above are only three examples of closes that work. They are your starting
sequence. Going into your closing sequence prepared provides higher success. You
should be training and drilling on these closes. They work. You can then design
scripts that you become more comfortable with. I believe in scripting!
Scripting helps measure results. In leasing you want your numbers to become predictable.
Scripting lets you know how successful you are going to be, by determining if
the language delivered is effective in closing the lease!
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