Tampa Home Staging

Okay, enough all ready!  I understand that Realtors are not given photography lessons in Real State School.  But, really, this is a “visual” enterprise.  It all comes down to how things look to the potential Buyer. And, doing the best job possible for your Seller.

 The Realtors job is to sell a property, to present properties in the best possible way to the Buyers.  How can you effectively do this?  With pictures, first.  The Internet has changed the way people shop for a new home.  No longer do they wade through newspaper ads and then pick the ones that “sound” good - at least not anyone I know.  Buyers can view homes on the Internet and have a good idea of the ones thay want to take the time to call on and then drive to look at.  It’s the PICTURES that attract the Buyer FIRST in a lot of cases.

I do have to mention that the pictures that are placed in the box on the for sale sign MUST be great or you are wasting your time.  If someone stops to pick up the flyer they already have some curiosity about the house.  The pictures that the Realtor presents here could make - or break - a potential clients interest in taking a closer look.  They can already see the outside of the house, so great indoor shots of the house are a must if the Realtor wants to pull them in for a closer look. 

With that said I have to say I am amazed at how many truly bad pictures are posted on Reator websites and on the Internet sites like Realtor.com and the MLS.  Over the years I have spent many HOURS looking through websites at properties for sale.  It makes me wonder if the person taking the picture just never bothers to look at what they post on the sites, if they don’t care or if they just don’t have a clue as to what makes a picutre sell the house they are advertising….  This is a VISUAL business.  That should be taught in Real Estate classes, but since I have not actually attended Real Estate School, I don’t know.  It should be common sense.  That I do know.

Let me give you some prime examples of picutres I have seen that just makes me (and others) move on and not even consider that the house may have a lot to offer in spite of the pictures.  First of all, I do understand that there are circumstances when home owners may not want pictures taken of the inside of their house.  That’s too bad, because obviously their Realtor has not fully explained to them that their “home” is now a commodity, it’s on the market and fair game to all interested parties.  And, they need to attract as many potential Buyers as possible - so the more picutres there are to show that house off, the better the chances of getting more people interested, better offers, a quicker sale.  Take pictures!!  I want to see the inside of a house before I go to all the time of driving across town to discover that the rooms are too small, the kitchen out-dated or that it just isn’t what I am looking for.  If I can see the pictures before I call the Realtor I will be saving everyone a lot of time.

So, say you are taking pictures inside. But THINK about what you are looking at before you click that button and then, before you go to all the trouble of posting it on a website, look again.  What about the lighting and focus?  What good does it do to stick a picture up if all you see are dark shadows or something so out of focus it looks like modern art?!  What are you telling your clients and those potential Buyers that are looking to put money in your pocket?  If you don’t care about the pictures you present, will you really care about them?  Makes me wonder.

The next thing that drives me crazy are the bathroom pictures. I’m sure the idea here (sometimes) is to show that the bathroom is clean and in good repair.  However, Please put the toilet lid DOWN before you take the picture!! And if the bathroom is cluttered and not in absolutely sparkling clean condition, do not include it in the pictures.  You  are trying to present the BEST parts of the home you are selling, focus on the positive!

The other thing that baffles me is the pictures of the ceiling, a blank wall, a closet.  Why would you do this?  I know that sometimes it’s the idea of the “great” ceiling light or fan.  No. No. And no.  If that’s the only thing you can find in the room to take the picture of, at least get a picture of the ROOM with the light at the top and then in your notes about the house mention the great light in the family room.  A picture of just the ceiling fan or chandelier is not a good idea, well, unless it’s a very expensive fixture and the ceiling is 20 feet high!  Show off the room, even if it’s empty.  I don’t know how many times I’ve seen a picture of just a bare wall.  Why? What are you thinking!!

The last thing is that if you are taking inside pictures be sure that your clients spend some time cleaning, de-cluttering and making things look neat.  A picture of the dining room table covered with kids homework, toys or the latest craft project is not going to give the Buyer the sense that they want to see more.  Let your Sellers know ahead of time that you will be taking pictures and help them with suggestions on how to presnt their house.  That’s your job!  If you need help - call me!!  I can certainly help make your Sellers home shine!

There are some Realtors out there that really understand the value of pictures when presenting their clients home. I can go to their sites any time and find great, in focus, well done photos of rooms that make me want to hop in the car and see that house!  Check out the site for 1228 Home Serivces. (1228home.com).  Those pictures are what all Realtors should strive for when presenting their clients homes on the market.

It’s well worth the time and effort to learn to take good pictures, after all, your paycheck counts on it!  If you don’t have the time or resources to take a class, then find a collegue that knows how to do great pictures and get some pointers.  In the meantime, remember this:

Turn on the lights and open the curtains in a dark room.

Do Not try to take picutres that look directly out a large window or sliding door, get at angle to reduce the glare and shadows.

Hold the camera at waist height to get the best view of a room.

Find the focal point, best asset, the room has and use that for your pictures.  NOT the ceiling!  NOT the toilet!!

To stay in focus and not have fuzzy pictures, take a deep breath, hold it, and then click the button.

Next time around I’ll talk about outside photos.

Whether you have a “For Sale” sign in the yard or not, your front yard and entryway tell a lot about who you are and give the first impression of what lays beyond, both inside your home and into the back yard.  I cannot stress enough how important it is for the front of your home to create a welcoming, clean look to those who pass by.  Curb Appeal.

I don’t know about any of you, but in my search for homes over the years the ones that had NO curb appeal were the ones I passed by wihtout even a thought that the inside might be great.  When I see a yard that is over-grown, shrubs and trees needing trimmed and trash in the yard and around the garage area I figure the inside will be just as bad and I won’t stop. If the yard is a mess more than likely the inside of the house will need major work.

There are dozens of TV programs on now that show how to create “curb appeal” and draw people in.  Some of these projects are mojor make-overs and will cost thousands of dollars.  But, there are many, many things that can be done to create curb appeal without going into debt.

First, do weekly matienance on the yard - especially if you have it on the market to sell.  Even if you are just thinking of selling within a year, start now.  People who drive through your area on a regular basis could be a potential buyer and if they notice that you are keeping the yard neat and the outside looks good, you have already created in them the idea that they want to see more.

There was a time, not long ago, that sellers didn’t need to be concerned about the look and upkeep of the house they were selling.  The market was strong and people were ready to buy and spend money on repairs.  Not so now.  If your house doesn’t shine and create a “I want this” attitude within the first 15 seconds of a potential buyer pulling up to the house, more than likely they will pass it up.

So, here are some inexpensive things you can do to make that front yard and entryway grab attention.  Keep trash bags close at hand and pick up anything that doesn’t belong -  trash, weeds, broken toys, pet “droppings”, cigarette butts.  Do this on a weekly basis, but better yet, make it a household rule that the only things left in the yard at the end of the day should be the stuff that’s attached to the ground - plants, fence, mailbox. Get the idea?  Keep the garden hose curled up and out of sight when it isn’t being used, same with lawn equipment.  Find a place to store it out of sight.  Kids toys should be picked up and put away at the end of the day.  If you have a play area for the kids in the back yard, keep the toys back there.  Remember, a cluttered yard will drive people away, not draw them in.

A few other things that will make a huge difference - especially if you are going to sell - is to keep the yard mowed, the trees trimmed so that the front of the house is clearly visible.  Keep the sidewalks clean of clutter, and sweep them routinely.  Colorful flowers or plants will add interest and make people want to stop and look.  The driveway should also be clean and free of any un-needed items, including the boat, the car that you are working on or even the garbage can.  Wash the windows!  And then there is the front door - if you have a screen door or storm door it needs to be in good repair.  No torn screen, broken or dirty glass, handles should function and not be loose or broken.  The door is the entryway to that “lasting impression” so be sure it is clean, painted/stained and welcomes visitors.  If you have kids be sure the door knob and area around it is washed and not sticky or dirty from all those busy little hands.

One last thing is to de-clutter your yard.  A few well placed “art” objects will add interest and variety to the yard and create focal points.  An attractive bird bath, a small water feature or even a well placed statue among the flowers will add a lot to the interest of the yard.  Just don’t over-do with too many items.  Keep it simple and use the “less is more” attitude to create a space that will make people want to see more.

When making the decsion to change the color of a room’s walls, whether with wallpaper or paint, there are some important things to keep in mind.

The first point to consider is if you plan to stay in your home or does it look like you may be moving within the year? If you don’t plan to move, then by all means pick the colors and designs you like and that reflect well on your design preferences. However, if it looks like you may be looking to put your house on the market, it is most important that you keep in mind that when your house goes on the market your home will need to be appealing to a wide variety of possible buyers. You will need to keep your colors and wallpaper designs neutral and low key.

A few tips for painting the interior of your home:

Pick colors you like and that compliment your furnishings, but remember that paint is darker when it dries and there is a big difference between that small sample you bring home and a whole room being done in the same color. One thing I have seen in the past few years are those who were looking for the rich darker hues that became so popular, you know, the rich, dark maroons, wine, deep greens, but wound up with orange and fire engine red or lime green. I think what happens is people think the colors are too dark and they just want to go a shade lighter but in the process they lose the richness of the colors. I know a lot of commercials right now are showing rooms done in really “bold” colors, and they look good on tv, but remember, if you paint that wall taxi cab yellow, you have to look at it every day, up close and personal, and that’s a LOT of color to look at!

If you REALLY love the dark brick/maroon/greens & blues and you have a room that is well lit with windows and lighting, go for it! Don’t compimise and go for the brighter, primary color of red or green or blue. And remember, it’s not necessary to paint the whole room one color. Pick a focus wall, paint it the darker color and then paint the other walls in a more neutral color that will accent the room. Ceilings should always be white - flat paint - and I will discuss this in detail later. And, by painting only one wall in the “color of your choice” it may appeal to buyers when the house goes up for sale. I will tell you though, that if you do fire engine red, bright purple or lime green, you are going to tire of it quickly and buyers will run! Those colors should be used for accent colors ONLY in pillows, art, decorations.

Now, wallpaper. Like anything else, it comes and goes in popularity. Right now, wallpaper and borders are OUT. But, if you really like wallpaper there are a million brands and designs out there to choose from and you can drive yourself crazy trying to decide. Let me just say that when picking a wallpaper design, be sure it fits in with your furnishings and that it doesn’t overwhelm the room. What I mean is, that a design of large flowers when put on all four walls of a room will tend to make everything else in the room get lost. If you plan to wallpaper, pick one or two walls and paint the other two in a complimentary color. And, if you haven’t done wallpaper before you absolutely want to get some advice or a “how to” manual. The newer wallpaper is much easier to work with that the old stuff, but you need to match the patterns and have the measurements right or what you wind up with is a mess and waste of time and money.

Check out Bob Vila’s website for some really in depth information on painting and wallpaper - and a million other things to do with home repair and design. And all the large home improvement stores, Home Depot, Lowes, Eagle have how to books and staff on hand that can answer questions about techniques and what you need to do the job.

I do want to point out a couple of other things about paint that I have learned over the years. Dad was a carpenter and painter and I’ve painted many, many rooms over the years so I do have a few ideas on what works.

First, use good paint like Behr, Ralph Loren. There really isn’t that much difference in cost and it’s worth it for the coverage and durability. Get a really good trim brush. You want one that is angled, 2 inches wide. A good brush will work wonders when trimming around windows, woodwork. When applied right (practice) you can run a neat straight line along the edge of a door or window, and the brush is absolutely necessary for corners. They aren’t cheap - but- take care of it, wash it up good, keep it in a storage bag and it will last for years and years!

And speaking of corners, when you paint the corners, including along the ceiling, paint out from the corner at least 4 - 5 inches so the roller has room to work without bumping into the ceiling or adjacent wall (leaves scuff marks). And use lots of paint in these areas because they tend to show shadows. Let the paint dry completely and then go over any areas that need touching up.

Speaking of drying paint - DO NOT try to rush the second coat. If the first coat isn’t completely dry the second coat will just pull the paint off the wall and you have to start over. The paint today dries quickly and usually by the time you’ve got the first coat in a room done, the place you started will be dry and ready. Good time to take a lunch break and watch the paint dry!

Take the time to tape off areas. Yeah, it’s a hassle and time consuming, BUT better to tape than to have paint on the white ceiling you just finished or having to scrape paint off the windows! Do it!

Paint the ceiling first and always start at the top of the wall and work down. Trim out woodwork, doors last. ALWAYS do TWO coats. I don’t care if it says “covers in one coat”. It may, but I guarantee you, you will miss spots the first time over and it’s a real bummer to get everything put back in a room and then notice that you have old paint showing through. TWO coats, always. And then when it’s dry make a complete walk-thru to be sure there aren’t shadows and missed spots. When covering over dark paint, three coats is the rule.

Last, but also very important to remember is the “sheen” of the paint - flat, eggshell, satin, semi-gloss and gloss. This is another, must do.

Ceilings should always be done in FLAT paint unless it’s in a bathroom or kitchen, then use eggshell or satin.

Walls in bedrooms, halls, living areas should be done in FLAT paint. It gives a richer, deeper color - and contrary to belief, flat paint is washable, so if Kiddies get jelly on the wall, you can wash it off along with the crayon marks. If you absolutely cannot stand flat paint, use eggshell, do not use semi-gloss or gloss in these areas. It will give an institutional look to rooms that you want to feel warm and comfortable. Besides, gloss paints do NOT cover as well as flat, so instead of two coats you will need three !

Kitchens and bathrooms are okay to use eggshell and semi-gloss paints. The gloss paints clean up easier when it comes to the grease and smoke from cooking and in bathrooms where there is a lot of humidity, the gloss paints repel the moisture.

Semi-gloss and gloss paints are good to use on cabinets, doors, wall trim, moulding. Where you have moulding around floors, doorways, it’s usually a good idea to stick with whites and cream colors.

I do NOT recommend using oil based paints anywhere inside the house. While oil based paints have improved they are still a lot of work and clean up and the latex paints do the job.

Although home staging is not a new concept with the real estate market, it is a field that has been ignored by most. With a market that is now seeing properties sit for 60 - 90 days, or longer, it may benefit both sellers and realtors to look into using a Professional Home Stager.

Here “At First Glance” we understand that the first “glance” at a house, whether the yard or the first peek in the front door sets the stage for how the buyer feels about the property. A prospective buyer will frequently make a yes or no decision on a house within the first 15 seconds. This makes it imperative that the seller present their house in the best possible way, accenting the positive and detracting from any negative aspects the house has. To do this takes time and effort on the part of the seller to be sure the yard is clean, the entryway inviting and when that front door opens the buyer needs to think “Wow!”.

It is not necessary to “gut’ the house and start over. Home Staging is NOT decorating or designing. A Professional Stager uses what the seller has available, moves things around, takes things away, ocaasionally will bring a few things in. The idea is to create in the prospective buyer the “I want this” mentality and the urgency that they can’t wait to make this house their home.

In a market that is leveling out, it is cost effective to invest the $250 - $2000 to stage a house, do some minor repairs/paint and dress up the front yard in order to avoid reducing the sales price. Statistics show that a home that has been well staged costs less than the first price reduction a seller makes. Staged homes sell for more and in less time than those that are vacant or have not been staged.

Our goal is to provide services to realtors and home owners with the tools and information they need to SELL THAT HOUSE as soon as possible for the best price. So whether you are looking for a consultation or an actual staging session, give us at call “At First Glance“.