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Selling a home in today’s market can be a serious struggle, but one way to get an edge over the competition is to stage your home for sale. Staging is a real estate term coined to describe the method of creating a neutral but pleasant environment that is more likely to appeal to home buyers.
In other words, your home is the stage, and you are the set decorator.
From the moment a potential buyer arrives, you want them to easily
envision their family living happily in your home. Everything that
detracts from that is an impediment to a sale.
Staging does take time and money, but it pays off by helping to sell
your home more quickly and for a higher price. So effective is this
process that there are professional staging companies that specialize
in preparing your home to be shown to buyers. That said, homeowners
can do much to stage their own homes in preparation for showing.
Before You Begin: Consider Time and Budget Constraints
One of the most important considerations is how much money and time you
have available. Staging a home can be an overwhelming project, but if
you focus on the most noticeable and important things you can make it a
manageable endeavor. It might be easier to focus on staging one room
at a time.
Make a list, prioritize, set a budget and be sure to complete any
projects that are begun. Half-finished home improvement projects will
not add to your home’s appeal!
Curb Appeal: Making A Good First Impression
The front exterior of your home is the first thing potential buyers
see. You have less than a minute to make that critical first
impression; while other articles cover landscaping and exterior
improvements in more detail, the importance of this cannot be
overemphasized.
Power-wash your siding and decks; often times, this will make your
house look like it was freshly painted. Power-washing your driveway
and even your roof can help everything look neat and clean. Repainting
trim can help lend a fresh and distinctive appearance as well. If it’s
obvious that the siding is in need of repainting even after
power-washing, you might consider it.
Make sure your front entrance is meticulously clean and inviting.
Replace or repaint a worn front door, and consider adding distinctive
elements like a new brass knocker. Replace doorknobs that have lost
their shine. Select a decorative element to grace your entry, like an
attractive and clean welcome mat, wreath, or swag. Hang a flag on
patriotic holidays, and make sure that all of your windows are clean.
Yards should be manicured; landscaping can be quite simple, but it
should be attractive and well maintained. Remove any clutter and
debris from your yard -- this includes shoes, skateboards, bicycles,
brooms, and any other extraneous objects. If your trash bins are
visible from the front of the house, stow them if you know someone is
coming, and make sure that they are clean if there is any possibility
that a prospective buyer will see them.
While the backyard isn't the first thing a buyer will see, it should still be clean, clutter-free and well maintained. Make your patio or deck look inviting -- clean the barbecue and outdoor furniture and arrange it in a pleasing way. Simple touches like a planter filled with blooming flowers can work wonders to brighten up a patio and backyard.
Go over your home’s exterior with a critical eye, giving attention to
detail. Examine your mailbox and any other exterior items and see if
they need cleaning, repair or replacement. Make a list of items that
need attention.
Clean, Simple and Neutral: Prep The Interior
Ideally, you should remove all the furniture from each room and go over
it carefully. Each room should be painted in all neutral colors that
complement your woodwork and flooring. If repainting is necessary,
start with the ceilings and work down. Stay away from wacky, vivid or
dark shades – you aren’t decorating this home for yourself, you’re
providing a backdrop for a potential buyer’s imagination. It’s easier
for someone to imagine a wall being turquoise if it is a neutral color
rather than a vivid lavender. Remember that lighter colors also tend to make spaces look bigger.
Damage to walls, floors and woodwork should be repaired. If you have
problem areas that are patched and uneven, try using a specialty paint
finish in neutral tones that will help disguise the flaws. Go through
your house and look for things that are dirty, worn or in bad repair.
Attention to details like these can make a big difference – if a
potential buyer sees a leaky faucet, they may wonder what else is in
disrepair.
All surfaces and floors should be well cleaned. Shampoo carpets, rugs,
curtains and upholstery; clean windows and mirrors. It is vital that
your home is clean and fresh-smelling; you may need to hire a
professional carpet and upholstery cleaner if pet or cigarette odor is
a problem. If your carpets are worn or have stains that don’t respond
to professional cleaning, you could either replace the carpet or make
an allowance for the buyer to replace the carpet to his or her liking.
Pay special attention to the kitchen and bathrooms. Clean inside the
oven and microwave; bleach dirty grout, polish tile, and scour tubs,
sinks and showers. Don't neglect usually overlooked spaces like basements, garages, attics and closets -- buyers will be looking at EVERYTHING in your home.
Less Is More: Arranging Furniture to Create Space
Potential buyers are always looking for homes with lots of space; less
is more when staging your home. In most cases, half of the furniture
currently in the house needs to be taken out. (In other words, you may
need to rent a storage unit to contain the excess.)
The remaining pieces should be placed strategically to highlight the
interest area of the room; for instance, a room with a fireplace should
have that as the focal point. This will draw attention to your home’s
best features and make the areas seem much more spacious.
Always choose neutral-colored furniture in good repair; hide holes or
unusual upholstery colors by purchasing neutral sofa or chair covers.
Furthermore, each room should be furnished according to its proper
use. If a bedroom has formerly served as an office, exercise or
storage room, you will need to make it look like a bedroom again. An
easy way to do this is to line up boxes in the shape of a mattress and
make the “bed” up with a comforter and pillows. You can kill two birds
with one stone this way -- when looking for a way to hide those packed
boxes, you can simply make them into a bed.
In contrast, a bonus room serving as a bedroom should instead be furnished as a den or office.
Clean Lines: De-Cluttering and De-Personalizing
Pack away all knick-knacks and anything else you can live without.
Make your counters, mantles and tabletops free from clutter throughout
the house and show off all the available space. The kitchen in
particular should have the appearance of the most space possible.
Leave a coffee pot on the counter, but put away everything else. Pack
up the toaster, mixer, and bread machine.
All family pictures and religious items should be packed away. Even
though you may miss these items of sentimental value, a potential buyer
may have trouble seeing themselves in your home if your family pictures
are displayed. You never know what religious items may offend someone,
so putting them all away ensures that will not be a problem.
Some people do not like pets or have allergies, so animals should be kept in the garage or outside during a showing or open house. If you have cats, the litterbox should also be removed from the house during showings.
Finally, potential buyers will be opening closets and cabinets to get an idea of
how much storage space they have, so be sure these are orderly! Again, basements, attics and garages should be clean, organized and free of clutter. You
want these areas to look clean and spacious too.
Setting The Mood: Lighting Your Home
Lighting is very important in a staged home. You want the potential
buyer to be able to see your house. Keep lighting as natural as
possible; open blinds and let sunshine in. Make certain the windows
are clean and free from fingerprints and hand marks. Use lamps that
afford the most natural and flattering illumination possible; lighting
can be used to bring attention to the home’s best features as well. Search for dark corners and find ways to brighten and lighten them. See
our article on lighting for more information.
Your Windows: A View To A Sale
It bears mentioning that your windows are the best source of natural lighting, but they show smudges and hand-marks very well. Try to make them as clean as possible... but one tip for home showing is to arrange appointments near dusk, when the light is naturally flattering and there's still enough for the buyers to see the exterior of the house's details, but no
If you've got a great view, be sure to showcase it rather than letting heavy window treatments hide it. In contrast, if a window faces a brick wall, an attractive shutter or blind should be used to hide it.
Updates and Additions: Subtle Touches that Add Value
If you have blinds, consider adding curtains or valances in the living
room, dining room, and master bedroom. If you are considering updates,
improvements to the kitchen and bath have the best potential for return
on your investment. Tile floors, an updated shower enclosure, and new
fixtures and countertops all add value to your home and showcase areas
that are of interest to buyers.
That said, simple and inexpensive touches can go a long way to dress up rooms and add a bit of that "designer" feel. A new mat, shower curtain and towels can do wonders for a bathroom's appearance. Potted plants are a good choice for making a home
seem more inviting. A mirror, a single interest piece like a unique
vase, or a nicely framed picture can be just the thing to finish a living or dining room.
Remember -- less is more... and don't be afraid to borrow items from your friends and family rather than purchasing new ones.
Smell and Touch: Engaging the Senses
A staged house should always smell fresh. Scented candles could be a
nice way to add both lighting and fragrance to your home. Vanilla
and/or baking bread are two scents that are universally appealing and
homey.
You can also use fresh flowers strategically placed around the home to
make it smell better and to beautify the spaces. Fresh cut bouquets
are much more impressive than fake ones. Fresh flowers should always
be in the hallway or entrance way of the home. Most often potential
home buyers and real-estate agents will talk and discuss business in
this area.
You might want to turn up your thermostat a bit before a showing or open house – warm houses feel lived in and welcoming.
Lights, camera, action! Your home is now ready to take center stage.
Remember to keep things simple, clean and neutral, and your staging
will be a great success!
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