A Guide To Helping Your Home Sell Faster

Who doesn’t want a faster home sale? Make a good impression on buyers to increase your chances of a speedy sale. Not sure how to do that? We’ve got tips for every step of the home sale process.

Optimize Your Listing: A picture is worth a thousand words. Take professional quality images of your home. There is an abundance of online listings — do what you can to make yours stand out (for all the right reasons). My marketing plan always incorporates the use of a professional photographer.

Upgrade Your Curb Appeal: The outside of your home is the first area a potential buyer will see. Spruce up your yard and exterior. Add a fresh coat of paint, new landscaping, a new mailbox, and more!

Clear Clutter: Getting rid of clutter may make your home appear larger and more appealing to buyers. Donate usable items, and get rid of items that are unusable. Once you’ve paired down, get organized so everything looks neat and tidy.

Make Your Home Feel Larger: Little tricks like using light paint colors, incorporating mirrors, adding extra lighting, and sticking to a monochromatic color scheme may make your room appear larger. Make some home decor and home improvement changes before your open house.

Accomplish Home Improvement Projects: Pick up a hammer and nails, and complete some home upgrades. Before you get started, make sure you’re not improving something too much. It’s not an oxymoron, we promise.

Avoid Common Seller Slip-Ups: Learn from someone else’s mistakes.  Home condition, marketing, and open house times all made the list.

Ace Your Open Houses: An open house is a key component of the home sale process. You want your open houses to run as smoothly as possible.  Make sure they're marketed properly and show their absolute best!

Set the Price: Setting a price can be tricky. You don’t want to price too high or too low. It’s helpful to research, listen, and compromise.

What are you waiting for? Start today. You may find that you have a smoother (and speedier) home sale process as a result.

Contact me today for a free Home Value Report!

Keep the Positive and Negative Features of Your Home in Mind When Staging

Every room has positive and negative features; it’s what you do with those features that can make a buyer excited about your space. In any room of the house there should be a dramatic focal point that attracts your eye, but is that focal point pleasing to the eye? Does it have a positive connotation or a negative one?

Here’s a list of some positive features you may have in your home:

Positive Features

• Large Front Yard
• Landscaping/Sprinkler Systems
• Two-Car Garage
• Deck/Patio
• Swimming Pool
• Outdoor Living Area
• Outdoor View
• Energy-Efficient Windows/Insulation/Appliances
• Picture Windows/Sliding or French Doors
• Grand Foyer
• Wood Floors
• Built-in Shelving
• Fireplace
• Hi-Hat Lighting/Fans/Chandeliers
• Lots of Storage Space/Closets
• Kitchen with Island
• Home Office
• Master Suite with Spa-Like Bathroom
• Large Rooms
• Family Room or Additional Great Room
• Open Layout
• Finished Basement

These are just a few of the positive features buyers look for in a new home. If you have these types of features in your home, guess what? You’re one step closer to the closing table because you already own what buyers are looking for. Now you just have to make sure they notice those features.
Here’s a list of some negative features, or basically anything that is an eyesore, a needed repair, or an imperfection you can’t change.

Negative Features

• Location of Home
• Uninviting Curb Appeal
• No Garage
• Unappealing or No Landscape
• Peeling Exterior Paint/Bad Paint Colors
• Old Roof
• Old Windows/Doors
• Small or Awkward Layout
• Carpeting
• Outdated Kitchen and Bathrooms
• Small Bedrooms
• Limited Ceiling Lighting
• Structural Problems
• Electrical/Plumbing Problems

Some of these negative features can have a real impact on whether the buyer makes an offer or not, and if an offer is made how much will they take off the sales price to budget in improving these features? Some features are just out of your control; for instance, the location of your home is impossible to change.

So, in order to make sure these positive features get noticed, we have to downplay the negative aspects of the space. Stylish Stagers staged a co-op apartment in Kew Gardens that is a great example of this. The space was average; nothing really grabbed the buyer’s attention. And while the apartment was large, the seller’s belongings were scattered everywhere. This picture was their living room before we staged the space. What attracts your eye? Is it positive or negative?

The orange focal wall stands out and says, “look at me,” but there is nothing there to look at. While the window is large and bright, the curtains are less than attractive. The paint color also directs your eye to that door in the corner. This door had caused many headaches for the sellers because it’s a door to nowhere. They’d been on the market for a year before calling us, and the sellers said, “Every time a buyer comes in they question that door.” So we knew we’d need to come up with a solution.

Take a look at what the stagers did:

The room was painted a comfy beige, removed the window treatment, and added curtains from floor to ceiling, flanking the picture window. Then extended the fabric to cover the doorway. Presto, the door to nowhere is now nowhere to be found. Also switched the furniture layout so that when you walked through the front door into the room you saw the couch rather than the entertainment center.

As you can see, by painting, decluttering, rearranging, and adding some modern accessories by taking a cue from mother nature,  many of the space’s positive areas of this room are
 now highlight , such as picture windows, spacious layout, and wood floors.

Moving Day Just Got 100x Easier With These Simple Tips & Hacks

Dread your upcoming move all you want, but it's going to happen. Make moving day less painful with this series of clever and easy tips and hacks that are simple, but will make the whole process faster and easier. And then maybe, just maybe, you won't go insane after packing your 99th box, and will enjoy the first night in your new home.

A toothpick or safety pin marks the end of packing tape, making it easier to spot the edge so you don't waste time running your finger around the roll, looking for where the tape begins.  When you finish with the tape, simply put a toothpick across near the end where you'll be peeling it back for the next box.

Put any screws or hardware in marked sealable bags, then tape the bag inside the corresponding boxes, or on the furniture itself.

Don’t bother emptying your bedroom dresser of its contents. If you cover each drawer with plastic wrap, you can move them as is without the need to unpack, then repack and organize your clothing.

Use socks as packing material to protect glasses, and extra linens for other breakable dish ware. It'll save you money on bubble wrap and is more protective than newspaper.

Cover salt & shakers, half-used shampoo bottles, or anything else in danger of leaking during the move, with more plastic wrap. Screw on the tops over the plastic wrap. Hey look, no spillage in transit!

Before you unplug and pack up all electronics, label your cords. A piece of duct tape or masking tape, with the name of the corresponding equipment written in pen, will save you from having to guess what's what when you reassemble everything in your new home.

Also, take a picture of the back of your television and/or stereo equipment, so you'll know exactly how to set it up once you get to your new home.

Pack the heaviest of your objects (like books) in suitcases with wheels. No hernias to see here, keep moving and thank you very much.

Place knives in padded potholders so no one gets cut, poked or scraped in the process of moving. (If they are really nice knives, you can wrap them individually as well so they don't damage each other.)

Having moved nearly 20 times in the last 25 years, I can honestly say I've used ALL of this tips!!!

10 Home Staging Tips to Help Sell (or Rent) Your Property FAST!

You’ve done everything you can to get your property ready for sale or rental. You’ve renovated, rehabbed, upgraded and created what you think is the perfect home for prospective buyers or renters.
But before you list it and stick that “open house” sign on the front lawn, there’s one final thing you need to do to make sure all your hard work pays off: staging.

Staging is the art of presenting your property in the most attractive and positive light possible. Done right, staging turns a property into a home and allows people to envision themselves living there.
While factors like location and number of bedrooms can get people in the door, it’s the way that the property captures their imagination that will ultimately influence whether or not they decide to sign on the dotted line.

While not replacing the knowledge and advice of a professional stager, here are 10 simple but powerful steps to stage your home successfully.

Keep it Simple

To appeal to the largest number of people possible, keep the decor understated and neutral. Cream-colored or beige furniture, linens, curtains and bedspreads are always a safe bet, although you can also evoke a mood by using certain colors in certain rooms. Bathrooms, for example, show nicely with spa-like colors like soft blues, greens and lavenders. (Imagine soft blue towels, neatly folded and stacked, next to a matching blue soap bottle and a matching toothbrush holder.)

Keep it Bright

Well-lit rooms look bigger, newer and more inviting, so let there be light whenever possible. Open up curtains and blinds to show off how much natural light each room gets, and use lamps to brighten up any dim corners.

Related: How to Stage a House on a Budget to Sell FAST

Keep it Comfortable

Be mindful of potential buyers’ and renters’ physical comfort as they tour your property. If it’s summertime, make sure your rooms are cool. If it’s winter, keep the furnace high enough to keep out the chill and take advantage of the opportunity to show off fireplaces with a cozy fire. The more physically comfortable people are, the more likely they are to linger and take in all the great features your property has to offer.

Make it Look “Lived In”

Empty rooms don’t look more spacious; they actually look smaller because buyers have a hard time telling at a glance how much furniture the space can accommodate. They also come across as stark and uninviting. Adding a few key pieces of furniture and accessories can help people feel at home and allow them to really picture themselves living in each room.
You don’t need to fill up each room completely, just enough to create a welcoming scene. In the living room, add a couch, coffee table and some side chairs, along with accessories like an area rug (if you have hardwood floors) and complimentary curtains. In the bedroom, a bed, nightstand and dresser will do the trick. (Pro tip: Stack two mattresses on top of each other and neatly make the bed in order to avoid the hassle of moving an actual box spring into the space.)
Additional touches like fresh fruit in the kitchen and scented candles in the bathroom can up the “homey” factor. Just stay away from cheesy props like fake food and artificial flowers; people can spot them a mile away.

Highlight Each Room’s Purpose

A wasted, “catch-all” space impresses no one. If a room doesn’t have a clearly defined purpose, define one yourself based on what your target market is looking for. That spare room could become an office, extra bedroom, craft room or playroom, depending on how you stage it. Don’t force people to brainstorm ways they could use an extra space; help paint a picture for them.
If you have any odd corners or “dead spaces” in your property, you can also stage these to make them look like positive features. A random nook in the hallway could be turned into a reading area with a comfy armchair and an open book, for instance.

Know Your Market

Think about your buyers’ (specific) needs.
If you’re flipping a home in a mid-range suburb where buyers are largely families, turning that tiny spare room into a kid’s bedroom may net you great positive feedback.
If you’re renting a Class A home or luxury condo in a high-end neighborhood, turning that tiny extra bedroom into a home office or a walk-in closet complete with shelves, mirrors and a plush seating area might get you more “wow” factor than staging it as a cramped, small bedroom.

Accent Selling Points

Draw people’s eyes to the best features in your property. Painting an accent wall, placing a large plant or arranging accessories in groups of threes are all easy ways you can highlight features like fireplaces, window seats and built-in shelving.

Make Sure it “Flows”

Walk through your property as though you were touring it yourself to see if any objects interrupt the natural flow of traffic from one room to another. You may need to rearrange a piece of furniture here or there. Poor flow distracts people from your property’s great features and can also make rooms feel smaller than they really are.
Related: Home Staging 101 For House Flippers

Create the Illusion of Extra Space

Make ceilings look higher by hanging curtains several inches above existing window frames and letting them pool to the ground. Unite a small kitchen with the adjacent living room by using a continuous color scheme that makes them feel like one cohesive space. Be mindful of the scale of furniture in each room; a few smaller pieces can make a space look larger than one or two oversized pieces.

Make Sure to Stage Outdoor Areas, Too

Don’t forget to stage any outside areas as well. Whether you’re trying to sell a single-family home with a large backyard or a condo with a small patio, use strategically chosen plants, furniture and accessories to help people see how they can use the space to relax and unwind.

Thinking of selling in the Spring? Start Preparing in the Fall!

Tackle curb appeal projects in the fall, and your property will shine when things get green again in the spring.
                                                                                                   

Planning on selling your home in the spring? Good news — that leaves plenty of time to tackle all sorts of projects this fall that will help you snag top dollar when the tulips start blooming. Take an objective look around your home from a buyer’s perspective. What would stop you from making an offer? What do you need to do to put your home’s best face forward?

Here are some fall projects to jump on now in order for your home to be in tip-top shape for a spring sale:

1.  Update Your Curb Appeal


Curb appeal is important. Make sure the bushes are all trimmed. Re-mulch or replace stone walkways and paths. Remove any dead plants and trees, and aerate your lawn so it will be lush come spring. Pressure wash the driveway, the front walk, and the exterior of your home. If need be, have the exterior of the house painted and, at the very least, apply a fresh coat of paint on the front door.


2.  Get a Home Inspection

The NATIONAL ASSOCIATION OF REALTORS® says 77% of homebuyers have an inspection done before completing a home purchase. To avoid nasty surprises once you’re in the process of selling your home, have your own inspection done and make any repairs over the winter months before you list the home. Homebuyers often use flaws and needed repairs to negotiate a lower price.

3.  Replace Flooring and Paint Walls

Determine if your carpets need replacing or just a deep, professional cleaning. If they need to go, consider if hardwood or another flooring material might be more appealing to buyers.

You’ll also want to inspect interior rooms for dirty or scuffed walls that need a fresh coat of paint. Paint the whole wall, don’t just do touch-up repair work, because it never looks as good. Also, if you have eccentric or loud wall colors, now is the perfect time to update to a more neutral palette. Stagers recommend beiges, light grays, and off-whites.

4.  Tackle the Basement, Attic, and Garage


Often overlooked, these storage meccas can become a catch-all for junk. Use cool, fall weather as an excuse to get down and dirty in these hot spots and organize them from top to bottom. Install shelving, pegboards for tools, and hanging brackets for bicycles and other large sporting equipment. Your goal is to pitch the junk, sell what you no longer need, and categorize the rest.

Donate or recycle clothes and bedding you don’t use anymore in order to free up storage space in your closets, basement, and garage. These areas should look roomy, well-organized, and clean.


5.  Consult a Stager

Buyers need to picture themselves living in the house, and they may have trouble doing that if all your personal effects are on display. In order to accomplish that, a professional stager can create a plan for you that you can spend the winter months implementing. Bly spends about two hours walking through a property assessing curb appeal, interior flow, closets, bookcases, media cabinets, flooring, and more. Things like neutralizing out-of-date decor, removing old furnishings and carpeting, and updating light fixtures are recommended. Also consider the type of shower curtains, towels, bedding, and pillows to display for an upscale look.

Getting a jump on these fall projects will give you a leg up on selling in the spring. Today’s buyers are savvier than ever before, especially millennial first-time homebuyers who may have searched homes online for months prior to getting in the field. More than just listing your home in the spring, you want to make it’s as perfect as possible. That means everything works and looks immaculate, and there are no glaring issues that will turn off buyers. When you’re ready, have a friend or relative drop by for a tour and point out anything you may have overlooked.

8 Home Reno Projects that will immediately add value!

This homeowner's room remodel is an ROI double-whammy: Its DIY built-ins frame a gas fireplace. These features make the room enjoyable now -- and will make a great selling point later. Image: Dream Book Design

When it comes to home improvement, some dollars stretch more than others. And if you’re on a limited budget, it becomes even more important to spend those dollars wisely.

Here are eight affordable (under $5,000) home improvement projects that’ll help you enjoy your home more today and provide excellent financial return in the future.
 

1.  Add the Finishing Touch of Molding
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Decorative molding is a classic touch that’s been around since the ancient Greeks and Romans first installed it to add grandeur to their buildings.  Centuries later, molding is still one of the most dramatic ways to dress up a room. It’s a budget-friendly improvement that trims a room for a finished and expensive look.

Today’s wood moldings come in hundreds of options — from simple to ornate — that you can stain, paint, or leave natural. You can also find moldings in flexible materials, such as foam, that make installation a whole lot easier. Some moldings even include lighting that casts a soft, ambient glow. 

Buyers consistently rank both crown molding and chair railing in their list of most desirable decorative features they seek in a home (#3 and #7 respectively), according to the annual National Association of Home Builders (NAHB) survey, “What Home Buyers Really Want.”

And at $1.50 per foot if you DIY it, or $8 per foot if you hire, it’s a no-brainer in terms of personalizing your home while adding value. (Although I don’t recommend DIY unless you’ve got above-par mitering skills.)

A few tips about molding:

• Use crown molding to make a room seem bigger and taller. But be careful about proportions. If your ceiling height is 9 feet or less, go with simpler styles to avoid overwhelming the room.

• Chair railing placed incorrectly can make a room seem out of proportion. Rule of thumb: Place chair railing at one-third the distance of the ceiling height.

• Don’t forget entryways, doors, and windows: Bump up the trim around these areas to give rooms a completed and expensive feel.

2.  Install Quality Ceiling Fans
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If crown molding and chair railing were #3 and #7 on buyers’ decorative wish lists, what was #1?

Ceiling fans.

Over the years, ceiling fans have become quite the crowd pleaser. Once they were just a cheap solution to rising energy costs — ugly, wobbly, noisy eyesores endured because they were cheaper than air conditioning.

Today, ceiling fans have evolved into an essential component of American homes as energy prices continue to rise. And since designs have caught up with the times, they come in a variety of styles and colors to complement any room.  If your ceiling fans are old and outdated, new ones (coupled with a fresh paint job and crown molding) could give your rooms a refreshing update while saving money.

Some tips about ceiling fans:

• Ceiling fans should hang 7 to 8 feet above the floor. If you’ve got a low ceiling, buy a hugger ceiling fan that’s flush-mounted.

• Size matters more than the number of fan blades. Go for the biggest Energy Star-rated fan that will fit the space.

• Choose quality. You’ll get better cooling results, less noise, and good looks at a digestible price point of $200 to $600.

3.  Plant Some Trees
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Say what? Adding trees doesn’t instantly pop into your head when you think of adding value to your home. But trees are moneymakers that get better with age.

A mature tree could be worth between $1,000 to $10,000, says the Council of Tree and Landscape Appraisers. A 16-inch silver maple could be worth $2,562, according to a formula worked out by the Purdue University Cooperative Extension Service.

In urban areas, money really does grow on trees. A recent study of home sales by the Pacific Northwest Research Station of Portland showed that street trees growing in front of or near a house boosted its sale price by an average of $8,870 and shaved two days off its time on the market.

There’s more. Trees also:

• Save $100 to $250 annually in energy costs

• Lower stress

• Prevent erosion from downpours and roof runoff

• Protect your home from wind, rain, and sun

But don’t just run out and plant trees willy-nilly. Here are some tips:

• Follow the sun. Plant shade trees on the south side of the house where the sun beats strongest and longest.

• Follow the wind. Plant windbreak trees, which can lower winter energy costs by 30%, on the north and northwest sides of your property.

• Don’t plant too close. If you do, branches can scrape roofs and siding, causing expensive damage. Rule of thumb: Don’t plant trees any closer than the tree’s mature height plus one-fourth of that height. So, for example, if a tree reaches 40 feet, it should be planted at least 50 feet from any other trees.

4.  Install a Patio
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Patios are a great cost-effective way to increase your home’s living space without actually adding on. Plus you’ll recover 30% to 60% of your investment. A $2,000 patio would return around $900 at resale.

But don’t go crazy and trick out your patio with high-end amenities, like an outdoor kitchen — especially if you’d be the only one on the block with one. When it’s time to sell, you won’t get back much — if any — of your investment on kitchens and other high-end amenities. Instead, keep it simple and functional. (And, really, how often would you use an outdoor kitchen?)

Some wise advice when planning a patio:

• Check property for slope, sun, and shade patterns.

• Remember ‘dig alerts’ that utilities provide free of charge.

• Don’t skimp on patio lighting. It can make all the difference in functionality and beautification.

5.  Pump Up Your Home Security

The peace of mind that comes with installing a home security system is priceless.

In reality, price varies. You can buy and install it yourself for $50 to $300, or a security company can sell and install a system from $0 to $1,500. The “zero” is the hook companies use to lure you into signing a multi-year monitoring contract that ranges from $95 to $480 per year.

If a monitored system suits your needs, you’ll also get a break on your home insurance. Most companies will discount your annual rate 15% to 20% if you have a security service.

Home security systems also make your home more marketable: 50% of homebuyers (in the NAHB survey) say a home security system — particularly security cameras — tops their list of most-wanted technology features.

You can go over the top and install high-tech security gadgets, like smartphone-operated locks and a laser trip wire. Or you can keep it simple with a keypad that communicates with sensors and motion detectors throughout your house.

Tips:

• If you do decide to go with a monitoring system, choose a company with a 10-year track record to ensure reliability.

• Don’t rely on any system as your sole means of security. Locking doors and windows is still your best first-line of defense.

6.  Do Almost Any Energy-Efficient Upgrade

The value of energy-efficient houses just keeps going up and up. A UCLA study examined the sales prices of 1.6 million California homes from 2007 to 2012 and found that homes with Energy Star or LEED certification had, on average, a 9% higher price.

That finding is echoed in NAHB’s report that surveyed homebuyers across the nation: Nine out of 10 potential buyers would select an efficient home with lower utility bills over a less efficient home priced 2% to 3% less.

One energy-saving home improvement project that not only saves energy but gives you tons of enjoyment, too, is converting a wood-burning fireplace into a gas one. If you like to crunch energy numbers, gas fireplaces have energy-efficient ratings as high as 77%, compared with wood-burning fireplaces that convert only 15% of wood’s energy into useful heat.

In fact, 39% of homebuyers say a gas fireplace is an essential or desirable feature of the next home they purchase. So when it comes time to sell your home, more than one-third of potential buyers will be looking for a gas fireplace.

In the meantime, it’ll be paying for itself in reduced heating costs.

Some tips for converting to gas:

• A direct-vent gas insert most closely replicates the wood-burning experience at a cost of about $3,000 to $4,000, installed.

• If you don’t have an existing fireplace, you can install a direct-vent (vents directly outside so you don’t need a chimney) gas fireplace for about $5,000 (installed and finished).

7.  Add Some Creative Storage

We don’t have to sell you on the value of storage and built-in organization. Since when have you heard someone complain about too much storage? Never, we bet.

Adding storage is a no-brainer, but it does take a little brainpower to find your home’s hidden storage.

Here are a few ways to think outside of the toy box:

• Open drywall to create storage cubbies between your wall’s studs. See how.

• Install platform storage that hangs from your garage ceiling.

• Even stairs can give you more storage. One clever mom repurposed an old chest of drawers and created storage within a basement staircase. See how she did it.

8.  Light Up the Outdoors

Exterior lighting makes your home shine in the evening, accents features you like most about your house, and helps keep burglars away. A hard-wired lighting fixture can cost $150 to $250 to install. On the plus side, you could get a 50% return on your investment, says Judith Patriski, a Cleveland appraiser and REALTOR®. Installing motion-detecting lights can even lower some homeowners’ insurance premiums. (Check with your agent.)

And with technological advances in solar lighting, it’s easier and more cost-effective than ever to boost your home’s nighttime curb appeal.

Plus, 90% of buyers say outdoor lighting is on their list of desired home features.

Tips:

• Place accent lights under your favorite trees to show off your landscaping’s top earners.

• If your lights are hard-wired, put them on a timer so you don’t waste energy running them during the day.

• Choose a warm white light. It’ll make your home look and feel welcoming.

Contact me today for a Free Home Value Report!

Waterloo Region Home Sales Continue to be Strong Through August

Contact me today to find out what your home is worth!

With a total of 459 residential property sales through the Multiple Listing System (MLS®) of the Kitchener-Waterloo Association of REALTORS®, the month of August posted a 2.1% decrease in home sales compared to the same month last year across Kitchener-Waterloo and area.

However, home sales in the month of August were 9.5% percent above the 5-year average for the month. This strong sales activity helped bring year-to-date total sales to 3,991, a 6.1% increase compared to the same time last year, and 6% above the 5-year average. Year-to-date sales were also the highest on record since 2008.

There was strong residential sale activity this summer season and with recording setting year-to-date sales it’s clear that buyers remain confident about the value of homes in Kitchener-Waterloo and area.  Overall, the Kitchener-Waterloo real estate sector continues to show long-term strength and stability.

Residential sales in August included 284 single detached homes (down 2.1% from last year), 35 semi-detached (up 2.9%), 29 townhomes (down 17.1%) and 107 condominium units (down 0.9%).
The average sale price of all residential sales through the KWAR’s MLS® System increased 6.6% percent last month to $347,057 compared to August 2014. Single detached homes sold for an average price of $401,533 an increase of 6.2% percent compared to last year. The average sale price for a condominium was $241,508, an increase of 7.7% percent and the average sale price for a freehold townhome was $300,546, an increase of 2.9% percent from the same time last year.