A home should never look like it’s been staged.  Home staging should show off the great features of your home and diminish the negative ones, not create a phony atmosphere.  It’s all about marketing that feeling of the good life and what is possible for the room without going overboard.

So, with over ten years of experience as a Realtor and seeing just about everything people can do wrong to their house, I have decided to share with the Universe (meaning you), the Top 20 Tacky Staging Techniques.  Why? Because we remember tacky!  What you put in the home is the perception of what the value of the home is worth.    If you poorly prepare and stage your house, it can easily become “That house with the saggy, deflated blow up bed,”  or “The living room that only had two easy chairs in it”.

It is better to leave a house empty then to use bad decor.  Staging should enhance the architecture of the home, bad staging draws attention to itself and distracts your buyer from you home!

Ok, so now that you have my drift, on to the Top 20!

1. Napkins stuffed in wine glasses (Creates a phony atmosphere)

2. Place settings on a table or bar (Nothing says, “This home has been staged”, more than dishes, stemware, silverware, and napkins.)

3. Old bath towels hanging on a bar with ribbon. (Old towels will not give a buyer the spa feeling, even with a ribbon.)

4. Single piece of artwork on a wall with nothing else in the room (Buyers will only see the art and not the room, especially online.)

5. Furniture store tags on items that are for sale (Staging should be about the house and not what furniture is being sold)

6. Old, dirty rugs (Rugs should only be used to define space or add color. Buyers need to see the floors and what they are buying.)

7. Dusty, plastic trees with only a few branches (I don’t mind trees, but they have to look good)

8. Cuttings from bushes and branches brought inside (Will wilt rapidly, and it will take the eyes away from the room.

9. Accessories that have nothing to do with the style of the home (Ex. You can’t take a country look and put it in a contemporary house.)

10. A card table with a sheet covering it in a dining room (A cheap look and does not represent the room dimensions.)

11. Plants or greenery over window treatments (Shows off bad decorating, and again takes the buyer away from the overall room.)

12. Plastic patio furniture inside that is covered or not (Just don’t!)

13. Cheesy old lamps (Get the granny lamps out.)

14. Cheap plastic flowers (What I like to call “forever flowers” usually found at dollar stores.

15. Sofa covered with a sheet as a slipcover (Planning on painting anytime soon?)

16. Blow-up beds (From personal experience: blow up beds will only stay fully inflated for a short time no matter how expensive they are.)

17. Plastic fruit (Fruit can be done right, but the majority of the time it looks tacky, creating a phony atmosphere.)

18. Breakfast tray on a bed with tumbled wine glasses (Creates a phony atmosphere)

19. Only two chairs in a living room (This will no give a buyer a sense of the space.)

20. Wine bottle sitting on the edge of a garden tub (Creates a phony atmosphere.)

Oh believe me, I have more . . . but let’s start with these twenty,  look around and see if you have slipped into the tacky zone.  If you have, you know what you need to do . . .

Oh yes, there are ways to attract that elusive buyer in a  big buyers pond.

Smart sellers and their agents understand the importance of great photographs and their key role in an effective marketing plan, beginning with the first day the house goes on MLS. Agents often pass over MLS listings without pictures, so require that a full set be taken before the house is listed, and be certain they show the property at its best. Most buyers will see the house for the first time in a picture, and decide whether or not to tour it based on the exterior shot featuring the front. If you want to attract more buyers and improve the likelihood of selling for top dollar, take an active role in creating the photographs.

To start, look at your home through the eyes of a buyer, go to a few model homes in Asheville or Weaverville and see what wows buyers.  Model homes are depersonalized, THAT’S what you need to do to your home to accomplish attracting a good buyer – Depersonalize & Declutter.  Ask your agent’s opinion of what you need to do, and LISTEN to them!  We’re not trying to make you feel bad when we say you have WAY too much stuff in the house.  If you leave it that way and think buyers will overlook it?  WRONG!  They’re looking at your “stuff” and are detracted from seeing the finer points of the house. 

After you’ve prepared the house for market, take some experimental pictures. Look at them through the eyes of a buyer. Are you impressed by what you see? If not, work with your agent or the photographer and compose every shot, inside and outside. Move furniture and accessories around as needed, and pay attention to lighting. Each image must present your house at its best, showcasing the most attractive features.

Remember the old saying “You only have one chance to make a first impression”  Keep that little saying in your head while getting your house ready to sell.

Although I see our market changing to the upside, with the good homes going under contract quickly, there is still good inventory out there under $200,000.  Yesterday was an all day showing process with my clients in which we looked at a total of 7 homes in Arden, Fletcher and Asheville and a 2nd look at one house in Weaverville.  Naturally all these homes looked wonderful on the MLS, the reality comes in when you walk through the door!  The houses ran the gamut of being neat as a pin and well decorated, to original green shag carpeting from the 70’s that was so filthy we almost gagged.  Out came the hand sanitizer!

Out of the seven homes, we identified three as good possibles.  But it was the last house of the day that prompted this article.  The first time we saw this house a week ago, we desperately tried to see past the clutter.  The outside showed very well, in a good neighborhood, but the inside was so messy we couldn’t even walk through the living room because there was literally too much on the floor.   I kept saying to my buyers to look past the clutter and envision it empty. 

The next day I sent the listing agent some feedback on the condition of the house, hoping the message would filter back to the owners.  A week later we went to see the house again, even with advance notice that we were coming the house clutter hadn’t been touched!  So out we go on the deck to see the nice mountain view, I was still trying to convey the positives this home had when I stopped in my tracks!  There it was, the deal breaker – four piles of dog poop right smack in the middle of the deck!  We turned around and left, it didn’t matter what I said at that point, they crossed this house off the list forever.

If only these sellers would listen to their listing agent on how to prepare your home for showings, they may already have a pending contract.  If all sellers were like my wonderful first time buyers, eager to listen and follow an experienced professional’s advice, they would find the process quicker and smoother.  Don’t be afraid to rent a storage facility and put all the clutter there, buyers need to focus on the house itself, NOT your stuff! 

1.  Price the property between WHOLESALE and RETAIL.  Buyers are savvy and are looking for the best deal, and they know how to find it!

2.  Be willing to consider offers based on VA/FHA terms.  Government terms give many buyers a head start on the ability to afford a home.

3.  Allow the property to be shown with or without an appointment!  That’s a nuisance, but not as bad as being on the market for 6 months!

4.  Please be gone whenever a prospective buyer, accompanied by a Realtor, wants to see the house–and STAY gone until they’re gone!  Buyers need to “try it on for size”, but they can’t do that as long as you are there.

5.  Eliminate any barrier to a free flow of traffic in the property.  Such items as bulky or extra furniture, house plants that stick into traffic ways, toys or clothes not put away, or beds not made, etc., slow down traffic and make rooms look smaller and darker.

6.  Watchdogs that provide so much security that no one can see the property without a death wish are a problem.

7.  Your Realtor is on your side and won’t get paid until YOU GET RESULTS.  Advice from a professional is useless unless you take it!

8.  Look at the front of your house.  Size it up objectively and critically (that’s asking a LOT of any homeowner!).  Ask yourself this question:  If a buyer pulled up in front, would the appearance pull them inside?

9.  Make any and all recommended improvements with an eye toward neutral marketing.  (Be aware of unusual colors or styles which might clash with a prospective buyer’s taste.)

10.  Be willing to consider ANY offer at anytime.  Remember, you are the final judge of what’s accepted and what’s not!

TILE A BACKSPLASH – Use a bright color or a metallic with a stainless steel or bronzelike effect. 

ADD UNDERCOUNTER LIGHTING – Improve safety and ambience.

PAINT THE UPPER KITCHEN CABINETS – Choose a different color for a custom look.  You’ll see this a lot in newer homes.

ADD DOORS WITH GLASS PANELS TO SOME CABINETS -  Or create open shelves to display a few lovely dishes.

CHANGE THE HARDWARE – For a fresh and updated look, install new knobs and pulls, or reface the cabinet doors.  I recently found cabinet hardware on Overstock.com for only $3.00 each that I paid $8.00 for only one year ago! 

The two rooms that consistently make the biggest impression on buyers are – without a doubt – kitchens and bathrooms.

UNIVERSAL BATH DESIGN – Roll-in showers and decorative grab bars that match other bath fixtures.

A KITCHEN ISLAND – Ideally one that’s not a boring square and that incorporates lots of storage.

A SEALED SHOWER – Multiple shower heads and outside vent to cut down on mold build up on grout and behind walls.

STAINLESS STEEL APPLIANCES – Essential today at almost every home price point.

You’ve heard it time and again, neutral beige or off-white walls are what sells a home

White, can make the room invisible.  You’re missing an opportunity to create a feeling in the space.  It doesn’t help buyers imagine themselves in the home.  Pastels colors-which have a mostly white base, can have a similar, invisible effect.

Research on color responses has shown that warm colors, such as orange and red, can increase excitement and energy, whereas cooler hues, such as blue can be calming and relaxing. 

So what color can lift a buyer’s spirits?  The most potent color is green.  But before you start splashing green on all your walls, not all shades of green are a safe bet.  For example, lime greens-or any yellow with green undertones- “look sickly to most buyers,” says interior designer Jeanette Fisher, and author of 22 books on design psychology.  Medium shades of green such as sage-and bedrooms painted in creamy tones of green-can be a good choice.  Fisher also favors buttery yellows inside and out, complemented with white trim accents.  A color doesn’t have to be McDonald’s yellow or Red Roof Inn red to be noticed.  It can be a derivative or a subtle tint or tone of those particular colors to create the warming effect buyers want in a home.

You can also use color to provide a sense of order and balance in a home. Using variations of the same color throughout the house, rather than painting every room a different contrasting color, provides a sense of flow from one room to another and doesn’t distract buyers’ eyes.

RED - Increases energy and heart rate.  Best for Dining Rooms

ORANGE - Adds comfort, warmth, and cheerfulness.  Best for Living Rooms and family rooms.

YELLOW – Brightens mood and promotes welcoming and joyful feelings.  Best for: Poorly lit foyers and dark hallways: buttery shades of yellow for living rooms.

GREEN - Most restful color.  Reduces nervous system activity and tension. Calms and relaxes.  Best for: Living rooms (light greens), accent for kitchens and dining rooms (midtones).

BLUE - Promotes feelings of calmness, security, tranquility and cleanliness.  Best for: Bedrooms or any restful, peaceful area in the home.

PURPLE – Boosts creativity, imagination, and meditation. Lighter shades are perceived as more youthful.  Best for:  Children’s bedrooms and play areas.

I’m asked all the time what a seller can do to help sell their home faster.  Sometimes they listen to me and implement the changes, sometimes they don’t – to their detriment.  With buyers scarcer, sellers must up the ante to convince them that their property offers what many want most — top value for dollar expended. Here are eight fast fixes:

1. Buff up curb appeal. You’ve heard it before, but it’s critical to get buyers to want to look on the inside. Be objective. View listings from the street. Check the condition of the landscaping, paint, roof, shutters, front door, knocker, windows, house number, and even how window treatments look from the outside. Add something special—such as big flower pots or an antique bench — to help viewers remember house A from B.

2. Enrich with color. Paint’s cheap, but forget the adage that it must be white or neutral. Just don’t let sellers get too avant-garde with jarring pinks, oranges, and purples. Recommend soft colors that say “welcome,” lead the eye from room to room, and flatter skin tones. Think soft yellows and pale greens. Tint ceilings a lighter shade.

3. Upgrade the kitchen and bathroom. These make-or-break rooms can spur a sale. But besides making each squeaky clean and clutter-free, update the pulls, sinks, and faucets. In a kitchen, add one cool appliance, such as an espresso maker. In the bathroom, hang a flat-screen TV to mimic a hotel. Room service, anyone?

4. Add old-world patina.  Install crown molding at least six to nine inches in depth, proportional to the room’s size, and architecturally compatible. For ceilings nine feet high or higher, add dentil detailing, small tooth-shaped blocks used as a repeating ornament. It’s all in the details, after all.

5. Screen hardwood floors. Buyers favor wood over carpet, but refinishing is costly and time-consuming. Screening cuts dust, time, and expense. What it entails: a light sanding, not a full stripping of color or polyurethane, then a coat of finish.

6. Clean out, organize closets. Get sorting—organize your piles into “don’t need,” “haven’t worn,” and “keep.” Closets must be only half-full so buyers can visualize fitting their stuff in.

7. Update window treatments. Buyers want light and views, not dated, fancy-schmancy drapes that darken. To diffuse light and add privacy, consider energy-efficient shades and blinds.

8. Hire a home inspector. Do a preemptive strike, since busy home owners seek maintenance-free living. Fix problems before you list the home and then display receipts and wait for buyers to offer kudos to sellers for being so responsible.

 

So, you’re thinking about listing your house?  Do you think you know everything going on in the home?  Most people think they know every corner of their house and, in many cases this may be true.  However, if you’re a pro-active seller and have had your home inspected by a certified ASHI (American Society of Home Inspectors) inspector, you may find out that there’s more going on in the home than you’ve ever thought about!

Consider this.  The buyer is dilligent and has an inspection.  The inspector finds and creates a list of defects.  The buyer then analyzes them and has valid questions about what is going on in the property.  Usually, the first reaction may be a price reduction.  We will buy your house if you drop the price $10,000 to replace the roof (it may only need a repair), and $12,000 for the HVAC system (it can probably be replaced for much less) and so on.  The value of repairs can be doubled or tripled in the minds of buyers.  So, you’re now in a position of negotiating the amount of repairs and save the deal at the same time, but probably at a lower sale price.

How to prevent getting yourself in a pinch like this?  By having a pre-sale inspection.  Hiring a home inspector to do a pre-sale inspection before listing a home, you will know the condition of the home.  Once the inspection is completed and you know the results, you have three options before you: repair, replace or simply disclose.  The Seller’s Disclosure statement is a series of questions that covers your knowledge of the functionality and existing defects of the home.  Every buyer requests one and looks it over very carefully.

It’s very possible that the roof only needs a repair, if you as the seller makes the repair and removes the defect, there is nothing for the buyer’s inspector to report.  By going about it in this manner, you’re removing an item in question as a surprise, last-minute, closing table negotiation.

A pre-sale inspection gives you the seller, the option of making repairs within your time frame, and within your budget.  Nothing is more frustrating than having to do a large-ticket replacement or find someone in a hurry to make repairs, the costs go up.

It’s most important in choosing the right inspector.  Choosing an ASHI-certified inspector is the safest choice.  Members of this trade organization set high standards of education and performance for their members.

Having a pre-sale inspection is a growing trend in buyer’s markets.  A full house inspection can avoid costly and unexpected maintenance repairs.  People take their cars in for routine maintenance, does it seem reasonable  to spend as much consideration and care for the largest and most expensive investment in your life?

Pricing property too high can end up netting sellers less money than if they’d priced it right in the first place.  First, there will be a smaller pool of buyers who’ll even look at overpriced properties.  There is such a large inventory that buyers want the best buy on the market.  If the house is priced outside its true price range, it may not even get a showing.

Second, if buyers in that smaller pool even make an offer, it’ll be lower than if the property had been priced right in the first place.  Buyers compensate for problems with houses in the pricing.  The longer a sign is out or a listing is on the MLS, the more likely buyers think something’s wrong with it.  Buyers will think they should offer less to compensate for that.  They also think they should pay less because when they have to sell it, they might have the same problem selling it.

What if sellers want to list too high with the expectation that they’ll lower the price if it doesn’t sell?  In a hot market you may have been able to get away with it, today that’s usually a bad idea. Our present day market demands the correct pricing on a property.  Here’s a good analogy:  Consider a sale at Dillards.  If clothing doesn’t sell, it goes on the sale rack and gets marked down and marked down and finally sells for less than it is worth.  That’s the same way people respond to price issues in real estate. 

If you’re holding on to a number from the peak of the market, before it became a buyers market, it may be hard to let go of that number that could have been!  The important thing to remember is that it isn’t the home owner or even the real estate agent that sets the price for the home – the market does.