NZSIR Maximise Your Sale Price - The Ultimate Home Staging Guide

Home staging

THE ULTIMATE HOME STAGING GUIDE

When selling your home, your goal is to get the best price in the current market. Along with correct pricing and carefully targeted marketing, one of the keys to achieving not only a sale, but the best price possible, is to make sure your home is presented in the best possible way.

Sometimes a home needs a few repairs and careful staging before inviting buyers to view. Your house is one of your most important financial assets and if you are preparing to sell it, there is some good news. You don’t need to spend a lot of money on repairs to get a strong return.

Before investing money in your home repairs, it makes sense to choose your preferred real estate agent and work with them to create

an improvement strategy based on their local market knowledge and experience, and the age and location of your home. This guide has been prepared to help you identify key areas that will assist us in the sale of your property and which could impact on the sale price. Some of the repairs recommended may not increase your sale price, but they may make your house more saleable and reduce the time on the market.

Your investment in preparing your home for sale is as important as the selection of your real estate agent and marketing strategy. As part of the premium service delivered by New Zealand Sotheby’s International Realty, we will provide advice and guidance to help with the presentation of your home to the market.

Before you begin

View your home as a buyer would. The advice in this guide has proven tips to help with the sale of your home.

Buyers and their advisors undertake far more investigation today before they confirm a property purchase.

The structural integrity of your dwelling and its water-tightness are the first questions buyers look for an answer on. If you have any doubts at all (especially if your property’s cladding and design has any link with the “leaky building” syndrome) it would be wise to have a qualified Building Inspector complete a thorough check to see if there are any issues.

If there are any issues at all, have them remedied (if it’s financially prudent), then have the home re-inspected. A clean report is a great selling aid.

If you have done any improvements or renovations to the home, have you kept the records and if a Consent was required, was it obtained and was a Code Compliance Certificate issued? The quickest way to check this is a visit to your local Council or contact them and order a Land Information Memorandum (LIM).

Buyers and their Solicitors will be checking the same records, so if you have any outstanding issues it may pay to investigate the time-frame and costs of fixing anything that may stall or prevent a sale.

Not only will buyers want to view the LIM, they will most likely want to have your home inspected by a Building Inspector. This is a thorough inspection, looking for deferred maintenance and more serious structural factors.

Check with your Solicitor in regard to your Title too. Easements, Rights of Way and Titles subject to Cross-Lease can bring up items that are best attended to now.

Fixing issues when you already have a contract on your property can create stress and result in a sale being cancelled. The best time to fix these things is before you start.

If you have concerns about any of these issues we can advise you on the best course of action.

Let’s move on to the things that will make a difference.

STRUCTURAL INTEGRITY. WATER - TIGHTNESS. COUNCIL RECORDS.

Look for the greatest impact!

We never get a second chance to make a first impression. Sometimes it is the smallest improvements that pay the greatest dividend when a home is sold.

As you read through this Guide you will see that most of the ideas are common sense and yet mean you need not spend thousands to make a big impression. Let’s look at the order of return on your investment of time, effort and money. All are important and these projects show how even the least expensive can help.

Lighten and brighten

Buyers are looking for space, light and comfort. A simple touch-up can create very noticeable results. Lighten your entrance way and remember that bright light can make a small home appear larger and soft light provides a warm cosy atmosphere to empty spaces.

TIPS

• Clean all windows, inside and out

• Wipe all light fixtures

• Polish brass and glass, especially mirrors

• Check all outdoor lighting works

• Keep curtains open to allow in as much natural light as possible

• Check all windows open and close easily

• Check front door handle works smoothly and door is not sticking

• Prune any outside trees to allow as much natural light as possible

• Use brightest light bulbs possible whilst checking wattage

• Use outdoor lighting and porch light for night viewings

• Clean drapes, blinds and window frames

• Repaint/replace mailbox

De-clutter and clean

The easiest and least expensive thing to do when selling your home is to thoroughly clean right through the home and then to free it from clutter.

Buyers want to see themselves in your home but they have trouble seeing that if there is extensive clutter. It can be difficult to maintain an immaculate home each day your home is on the market, but our experience reinforces the value of doing this. It is definitely worth it.

TIPS

• Clear front and rear porches and entrance ways

• Polish woodwork, metal and glass/mirrors

• Remove personal items and curios

• Keep hallways and stairs clear

• Eliminate cooking and pet odours

• Make sure there are no dripping taps

• Clean main entrance - repaint if needed

• Check front door handle and lock

• Clean window sills, door frames and shelves

• Clean inside of kitchen cupboards and tidy contents

• Remove appliances from kitchen benches to increase feeling of spaciousness

• Kitchen sinks and taps must sparkle

• Always hang fresh tea towels

• Clean and tidy bathroom cupboards

• Make bathrooms sparkle. Toilets, baths and showers should be immaculate. Clear vanities of bottles, toothbrushes etc.

• Hang fresh matching towels

• New cushions and/or a carefully chosen piece of art can add colour to living areas and bedrooms

• Remove excess furniture and cartons.

• Clean and clear garage area

• Organise bookshelves and entertainment areas

• Check all doors, drawers, cupboards and doors open and close smoothly

• Replace mat at your front door

• Consider a storage unit or friend’s garage to house your boxed items

Paint exterior and interior walls

Repainting the whole exterior of your home can be an expensive exercise but there are many touch-ups you can do to create a “fresh look” without spending a fortune. Key areas are garage, your front doors, windows and door frames.

• Paint or clean front & garage doors

• Replace missing/broken tiles

• Repair any damage to chimney and surrounds

• Re-seal any wet floor areas that have cracks

• Paint or repair any fences needing attention

• Paint window ledges and frames

• Repair or replace any dripping gutters and downpipes

• Secure and paint railings

• Sand and repaint any blistering/peeling paint

• Repair/paint over rust spots on downpipes

• Clear any standing water on decks and patios. Stain or repaint tired decking

It’s amazing what a fresh coat of paint can do to the look of a room. Some simple touch-ups might help however if real work is needed remember that for interior walls, preparation is vital as paint won’t hide cracks and dents.

• Remove any dated or peeling wallpaper

• Repaint only after careful preparation in modern neutral colours

• Check ceilings and walls for mould - clean and paint

• Repair all ceiling and wall cracks and holes

• Repaint interior window sills where condensation has left damage

• Paint and touch up kitchen cabinetry

• Restain or paint all woodwork

• Paint any doors with marks

• Repair and re-paint any wet areas in bathrooms and toilets

• Repair leaks and cover water marks

Landscape your section

Roadside appeal is your “first impression” to your buyers. A positive first impression will always bring more buyers to inspect the interior of your home. So investing a little in landscaping to enhance the roadside appearance always pays. The same goes for your back yard. An immaculate lawn and garden always increases the appeal and value of your home.

TIPS

• Trim any over-grown areas and have rubbish removed

• Cut, fertilize and spray your lawn

• Prune trees and bushes

• Clear away any rubbish and leaves

• Remove any dead/dying plants

• Weed garden and plant new colour, especially near entrance

• Remove any sign, e.g.: Beware of Dog

• Remove any pet mess

• Remove any moss

• Swimming pool must glisten and check pool fencing

• Tidy decks and patio planting

• Repair any damaged/tired awnings

Staging your home

One of the secrets to selling your home quickly is careful “staging” throughout the marketing period and especially for open homes.

Having your home in a staged condition when you begin to show potential buyers will attract more qualified and serious buyers. We can assist with guidance on this. Sometimes it pays to re-arrange furniture or even involve a Home Staging Specialist who may have more modern furniture to help your home be shown in the best possible light. This is often more important for vacant houses where some buyers will have difficulty visualising themselves living there when all they see is empty space.

TIPS

• Open all your drapes

• Turn on all your lights

• Have soft music playing

• Turn fireplace or gas fires on in winter

• Use room fresheners in kitchens and bathrooms

• Hang new towels in bathrooms

• Place fresh flowers, potpourri or fragrance dispensers around your home

• Have the spa pool bubbling

• Set dining table for a dinner party

• Tidy away all loose papers, books and laundry

• Add colour with artwork on the walls, throws on couches

• Remove personal mementos like trophies and family photographs

• Consider arranging a few new colourful cushions in your lounge and on the beds

• Remove or tag any items not included in the sale such as a chandelier

• If you have a home theatre in a separate room, have it playing

• Hide any cords or cables

Repair any electrical and plumbing problems

All your light switches, overhead lights and plumbing fixtures should be in working order. Have any defective power switches replaced before you show your home. Once again we see the benefit of relatively low cost repairs having an impact on the appeal of your home.

In regards to both plumbing and electrical repairs, consider the need to engage a professional if the work is beyond the very basic. You don’t want any mistakes at this time.

TIPS

• Check all bathroom and kitchen taps work perfectly

• Check all toilets work perfectly and are spotless

• Check all basins, tubs, showers, baths and sinks drain freely and have plugs

• Check all outside drains are clear

• If necessary have a professional replace any rusted/broken pipes

• Fix any dripping taps and clean all stains from sinks or tubs

• Repair and shine/replace any old plumbing fixtures.

• Remove any mould/mildew and repair any loose, crumbling grout or broken seals.

• Check all smoke alarms are functioning

• Replace any cracked/scorched light switches and power points

• Fix any broken light fittings and check all have functioning light bulbs

• Check shower pressure as you can be sure the buyers will

• Check heat pump remote controls do function

• Doorbell should be working.

• Check burglar alarm is working.

• Check any light dimmers are working

• Check sensor security lights are working

Kitchen and bathrooms

Kitchens and bathrooms deserve special attention as they are the two rooms that buyers take the closest look at. If you do any work here make sure you do choose those areas that are most obvious and impressive to buyers.

Having these two rooms immaculate can result in a much faster sale. Having them free of all clutter, maintains that “open” feel and encourages stronger buyer interest.

TIPS

• Make sure these two rooms sparkle. They can never be too clean

• Replace any missing or damaged tiles

• Replace toilet seats

• Make sure sinks are clean and stain free

• Make sure waste bins and waste disposals are clean and working

• Repair or replace any damaged bench or vanity tops.

• Ensure towel rails are well fixed to the wall.

• Check shower doors are clean and sliding easily

• Paint, touchup, or refurbish cabinetry

• For appliances included in the sale, make sure they are working properly and you have User Guides and Warranties on hand

• Tighten or replace loose doorknobs or drawer handles, fix sticking doors, drawers and loose hinges

• Clean any tile grout. Replace any broken grout

• Re-paint walls if colour is dated or in poor condition

• Clean and tidy inside all cupboards.

• Replace any non-working appliances

• Display new fresh matching towels and hand towels

Repair damaged floors, windows and doors

Let’s leave no stone unturned in making sure your property is at its very best. Buyers will open and close doors and windows so they need to be working smoothly and looking as fresh as possible.

Likewise they check out the floors. These should be kept as clean as possible all the time and if necessary you may be able to enhance appearances at minimal cost. If they are damaged in any way, serious repairs may be necessary or your sale price will be impacted.

• Repair, or replace any damaged timber flooring

• Clean and polish wooden, linoleum or tiled floors—replace missing or damaged linoleum

• Steam mop and vacuum hard floor areas

• Eliminate creaks in floors and stairs

• Check all window catches and door handles work smoothly

• Fresh rugs and mats can add colour and a sense of welcome & comfort

Your carpets: replace or shampoo?

Your carpets should be odour-free, thoroughly clean and vacuumed regularly. You may need to do nothing more than a thorough shampoo if your carpets are not damaged or faded. This will swiftly and economically enhance the appearance and smell.

Damaged, unclean or badly worn carpets will impact on the sale price. You may need to consider replacing it with a neutral colour.

TIPS

• Hire a professional to clean and deodorize your carpets

• Replace any worn carpet

• Focus on eliminating any pet odours or stains.

• Check carpets are secure. You may need a professional to stretch and fix any loose portions

• Some stains will come out. Professional cleaners know what works best

• Keep well vacuumed all throughout your marketing campaign

Take a few minutes to review these ideas and let’s get together to see what will make the biggest impact for you. Then we can set a plan in place to work together to maximize your sale price.