Getting your house ready to sell
The biggest mistake sellers make? Well, a lot of them fall into the trap of putting themselves in a position where they have to put their home on the market before it's ready, leading to longer market times and in some cases money lost. Before you start looking for a new home, at least formulate a plan for getting your current one ready. Better yet, put that plan into action as soon as you can. Where to start? It depends on the house, the price point and location. There is no substitute for a customized list of items for each individual seller depending on the house, the neighborhood, the price point and the market. That is a key part of what full-service real estate agents do for our sellers. House, price point and location could easily mean do very little or next to nothing at all, or it could mean doing more than you imagined given the likely target buyer for the house. It totally depends, so it's just vital you have someone good come out and assess the situation. E-mail us and ask us for a market analysis and recommendation for preparing your house.
Absent that custom analysis, the following is an exhaustive list of things to think about, in a general order of priority. Very few people would ever make it through this entire list, and in many cases, some of these items cold be overkill depending on the house. That being said, with the market being a little tougher on sellers these days, there’s a lot to be said for going the extra mile. For a general idea about how you might begin thinking about preparing your house for the market, follow this guide:
- Repairs. Before you do anything, always catch up on as much deferred maintenance as you can. The most visible problems, especially in the "first impression" category, should obviously be addressed first and foremost. If the front steps are in disrepair, it's probably a good idea to get them fixed. Fix inoperable light switches -- they will frustrate buyers as they walk through the house. Patch the dents in the wall. Replace burnt-out light bulbs. Fix a broken doorbell. Make sure the entry lock operates smoothly (you'd be amazed how often we preview homes and can't even get in because the lock is so old and fussy -- how pathetic). Fix leaky faucets. Silence squeaky doors.
- Focus on approach from curb. Trim landscaping. Keep lawn looking great. Seal coat driveway if asphalt. Check the siding -- probably could use a good hose-down. Consider a new storm door if dated and/or fresh stain on front door. Updated outside lanterns are nearly always a good idea (and keep the lights on for night-time showings when the days are short). Tidy up the back yard if you feel inspired, but focus on the front first.
- Clean. Dust. Clean windows and screens (remove screens from windows you don't use). Remove marks on walls with Mr. Clean Magic Marker. Clean appliances -- thoroughly. Remove and replace mildewed caulk in bathrooms and kitchen. All matters of hygiene products should be behind closed doors for showings. Keep surfaces and mirrors clean. Minimize evidence of pets as much as possible. (Listen, I love pets, but not everyone does.)
- In almost all cases, a de-humidifier for the basement is a good idea -- minimizes any chance of a build-up of any musty scents.
- Brighten. Fresh towels in bathrooms deliver a good impression and big visual impact. Unfinished areas and garages can get a big transformation with a fresh coat of epoxy. Keep lights on in basement back rooms for showings.
- De-clutter. Remember, when you decide to sell your home, you must transform your view of the house from "your home" to "your product to sell." The way we all live, me included, is not conducive to optimal staging, unfortunately. As a rule, take half the stuff out of all the closets to make them look better and communicate harmonious living and ample space (also remove things from the closet floors—make space feel bigger). Same goes for a garage. Make sure rooms aren't over-furnished -- you don't want to convey the impression that you're running out of room, even if that is indeed the case. Arrange furniture to create intimate conversation areas. Keep "walkways" from being squeezed by furniture and excessive accessories. If you have exercise equipment in a living area or bedroom, remove it. De-clutter bathroom counters and kitchen counters, too. Remove excessive family pictures -- a few are fine, but rather than constantly reminding them it's your house, leave a bit of a void for the prospective buyer to picture themselves in the home (it's a cliché for a reason.)
- Inject some updates. Paint and carpet nearly always pay off. Incidentally, stay away from white walls. As a rule, in today's market, a touch of soft, neutral color almost always adds a warmer, homier feel. Watch HG TV -- their room make-overs are constantly adding soft color to previously whitewashed, boring rooms. People want warm, comfortable, tranquil and cozy feelings from their home, not antiseptic. Do not, however, get too carried away with color. Most buyer's today want subtle, warm color. And it's tougher for buyers to picture their furniture in a home with bold color because it limits what furnishings could be utilized. Best to consult us before you choose colors or carpeting if you have any doubts at all.
- Advanced updating. Put in new light fixtures. Stain terribly dated kitchen cabinets with an updated color and garnish with updated hardware. Consider replacing dated window treatments -- or remove them altogether. Exposed windows add light and make a home feel bigger. Consider some new bedding if your current bedding is old and/or dated.
- Staging bonus ideas when you go to sell: Fresh flowers. Fresh fruit bowl in a dining room or kitchen. Candy or bottled water next to brochures. Do some regular baking while avoiding cooking pungent foods like fish and curry. (Also, be wary of over-scenting with "perfumy" product -- many buyers are allergic to them; even more will wonder what you are "trying to cover up." Adorn home with cool magazines and expensive shoes to inject aspirational feelings into buyers.
