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Staging Real Estate: Tips To Increase Your Home's Appeal

I recently bought a home, after a long and complicated search, and viewed a lot of properties in the process. Here's some suggestions, gathered from personal experience and overheard from several real estate agents, on how to "stage" your property and show off its best features. You don't need to use a professional staging company, especially if you use some common sense.

Security and safety first! Thieves have used open houses or viewings as a way to "case" a potential burglary, and several recent thefts have occurred during open houses. The Oakland Tribune reported a case of a habitual scammer who stole purses and wallets from open houses, and the New York Times has an article on a couple who stole luxury goods from posh Manhattan pads open to show. And your homeowners' insurance may not cover the losses. So keep valuables and important items locked away, keep an eye on anyone viewing the property, and don't give away too many details about how the security system works or where you keep the spare keys.

Accident safety is another issue. Your homeowners' insurance may also not cover problems that occur while someone is visiting the house. This is very important if you're renovating, but even a loose railing or freshly mopped damp floor could cause a potential buyer to hurt themselves. That's no way to make a sale! And remember that people with mobility issues buy homes too. (If I had a dollar for every time an agent said the property was wheelchair-accessible when it turned out not to be, I could have bought an extra bedroom. If you aren't sure about access, say so.) Tighten handrails, secure loose rugs and floorboards, and tape down any extension cords or wires you might need to have around.

Clean up and look good. This may sound obvious, but you'd be surprised how many people don't bother even with the basics. Don't leave dirty dishes in the sink, trash in the bins, or spots on the floor. People who don't clean their house probably didn't maintain it either, and that's bad news for your sale. Steam the carpets clean, polish the floors and woodwork, and fix all those little problems. If you're too busy, hire a cleaning service. Pay special attention to your home's best features. A view window full of fingerprints won't sell!

Don't forget the outdoors, if you have one - the entry and driveway are the first things your potential buyers will see. Realtors talk a lot about "curb appeal" because your potential buyers' first impression is what they can see from the curb. Tidy the grounds or hire someone to do so, and make sure the exterior of the building looks as good as possible. Realtor.com's article on how to make your home more saleable recommends a fresh coat of paint on the front door and fresh plantings, among other ideas. If you're selling a condo, curb appeal may be out of your control. But do make sure any necessary staff know you're planning to sell. I got the building staff to vacuum the halls for me and help make my sale!

Wide open spaces. De-clutter wherever possible. Start packing - or getting rid of - sentimental items, trinkets, and clutter. I noticed that clutter shows up twice as bad in photographs as in real life, so take some shots and see what looks like "too much". It's hard for a buyer to picture themselves in a house if it's still obviously yours, so de-personalizing is a good idea. One exception is wall art: bare walls can look sad, especially if they need paint. Take down personal items, but consider leaving or adding some simple framed prints. Professional stagers hang a lot of mirrors; they reflect more light and aren't personal.

And make sure there's room to walk around! Space is a good seller, even if buyers don't have a wheelchair or a walker to maneuver through the house like I did. Nobody wants a place that feels small, regardless of the square footage. Clear the doorways and halls, and start removing excess furniture. Storage items should be the first to go. You don't want to pack and move all that stuff anyway, do you? Start weeding out excess before you have to pack, and your house will look better for it. Alternatively, consider renting a storage area for your non-necessary items, as Realtor.com suggests in this article. Your buyers will want to see the attic, garage, closets, and under the porch just as much as the rest of the house, so clear those areas too. At least, tidy them as much as possible. I didn't mind a few neat plastic boxes of Christmas ornaments, but trash bags are always a bad sign. And clean inside the cabinets and closets, too! HGTV's article on staging points out that buyers love to snoop in these places, and how clean, organized closets make a much better impression than having something fall out on a buyer's head!

Decorate invitingly. De-cluttering doesn't have to mean swept bare. Look at other staged homes (open houses are a great place to get ideas) and decorating magazines for ideas. Notice how open and bright the spaces are, and learn from their examples. De-cluttered doesn't have to mean bare! Fresh or silk plants are always cheerful. I saw some lovely flower arrangements when I was viewing, but also got tired of a local staging agency which filled rooms with oversized, looming palm trees. Buyers don't visualize living in a rainforest. Stick to one flower arrangement per room if rooms are small.

If possible, put a new coat of paint in major rooms, or consider an accent wall in a welcoming color. Most stagers advice warm, neutral colors, but if you're up against a lot of similar properties on the market, try something a little different. A dark wall can make a room look larger in that direction. Paint the trim around doors and other places where there's a lot of wear and fingerprints. Remove heavy draperies and leave the sheers, as HGTV suggests here, or even remove the curtains entirely. Light is an asset, even if the view isn't. Add all the extra light you can with new bulbs in the maximum your fixtures can handle, and turn on all the lights before showings.

For decoration, think about what a hotel would do. Elegant, but not too personal. A few ornamental objects keep the house from feeling empty, but avoid weird choices - I will never forget the pointy metal antler-like desk sculpture that even the selling agent agreed looked like a murder weapon! HGTV suggests decorating in groups of threes. Setting the dining table is a nice touch, at least with a cloth and centerpiece. Also consider the "feel" of your home and what potential buyers might like to see. A new condo looks its best in modern furniture and hip, edgy items, whereas a Victorian may be better shown off by period furniture and softer colors. Remember to pull the house together with a color scheme in paint and accessories. Slipcovers and cushions are easy and inexpensive ways to add color and pull a place together.

Don't forget the other rooms of the house! Always make the beds with a pretty spread, and make sure the bathroom looks its best. Whiten the grout, set out guest towels and soap on the sink, and put in a new, pretty shower curtain. Clear all the counters off in the kitchen. It's okay to leave out a few decorative items, but unless the toaster and espresso machine come with the house, move them out. If you have an older stove, replace the burner drip pans and stove knobs with new ones.

Good smells, in good taste. Many agents or stagers will suggest scent. Realtor.com suggests simmering a few drops of vanilla on a back burner, or making a dessert before an open house. There's nothing like the smell of fresh bread to make most people feel welcome. But don't overdo it on the smells! Strong potpourri, scented sprays, and room odorizers can trigger a potential buyer's allergies, and make others wonder if you're trying to disguise a scent of mildew or worse. Fresh air, on a nice day, is a good idea. Use baking soda to absorb less pleasant odors, and don't cook anything whose fragrance will linger for days.

Here's an idea: Have a mock open house, and invite some friends and neighbors over to critique your staging skills. A fresh set of eyes may spot the peeling paint you've grown accustomed to. Neighbors can tell you how your house compares to others in the neighborhood. Your guests may also be able to point out the house's good points, giving you ideas on what to emphasize. And you never know - they might know someone who's on the market for a home!