I am coming close to having done almost 300 consults in the past 6 years as a stager … a lot of homes, a lot of questions asked, a lot of advice provided and absolutely a lot of learning! … the first two questions below below have been consistent throughout … the third one a more recent addition … no matter what, sellers have questions and my job is to help them to understand and prioritize what needs to be done before selling. Here’s my current top 3:
Question #1 - Do we need to paint?
This one is always tricky to answer since there are several factors that come into play:
— does the seller have the expertise to do it themselves? - and, if not, are they willing to hire a pro (which opens up another concern since painters are hard to book these days !!)
— is there enough time before they want to list to undertake the project?
— does it really need to be done? - I am firm on painting only if:
(a) the colours are startling and
(b) the rooms impacted are primary ones (meaning, living room, dining room, master bedroom) or
(c) the existing walls are extremely dirty or extremely damaged
Painting is the least expensive, most impactful change you can make to help grab top dollar. Remember, the goal is to remove all issues that will make the seller want to offer less than the asking price. Ultimately, the seller needs to determine if it’s worth the time and effort to paint since it’s their equity. The risk in not doing so is that the potential buyer (a) won’t remember the features of the home (only the colour of the paint) (b) may not make an offer since the colours prevent it from being ‘move-in ready’ or perceived as too much work or (c) will make an offer for much less than asking. Bottom line, painting is never a bad idea.
Question #2 - Do we need to get rid of everything?
In a perfect world, an occupied home becomes a blank slate for staging; however, the reality is this can be difficult for most sellers to achieve. The goal during the consult is to assess the time, support, resources, desire to prep the home. From there, we create a plan and I can make referrals to any needed services. The home’s key rooms are always a priority (living room, dining room/kitchen, master bedroom) as is exterior curb appeal - then main floor living areas trump upper or lower level spaces, then the garage last.
The conversation for me focuses on two things: first, reminding them that they are moving and eventually need to pack anyway so look at this as a kickoff to the process and second, asking them to think about what they would want to see when looking for a new home (and strive to get their with their listing).
Question #3 - How should we showcase our extra bedroom? As an office or as a guest bedroom?
Ten years ago, home offices were considered a luxury room in most homes. The trend was certainly shifting more and more towards homes having designated office spaces; however, Covid-19 instantly accelerated that. Many individuals and families found themselves in need of a designated work area (and that trend has stayed) which has, in turn, shifted how we present rooms when selling. The direction you choose serves as an important visual aid to buyers and ultimately helps to sell the home. So, here’s my take:
It comes down to two things:
#1 - who is the most likely target buyer - Will it be a growing family looking for more bedrooms or a professional couple working from home? Neighbourhood demographics play a large role in this and it’s usually fairly obvious; however, not always a slam dunk. For instance, high-rise condos in Toronto are more likely selling to young professionals who need office space vs houses in the suburbs with growing families who desire additional bedrooms. Personally, I still think it’s safer for buyers to see more bedrooms. It’s an easy transition in their head that a staged bedroom could act as an office versus the staged office acting as a bedroom. I always confirm with the agent how they plan to market it (which loops back around to the likely target buyer).
#2 - what other options exist to create an office in the home (vs. using existing bedroom space) - I always evaluate the entire home to see what other options are available for creating an office - sellers get accustomed to living in their space a certain way and so other options aren’t always as obvious to them. Do they have other nooks on the main floor where a desk could go? space in the basement? space in a loft? A small, vignette setting using a desk and chair is all that’s needed to give the buyer the visual of an office. In some cases, the spare bedroom is big enough to be staged as both a bedroom and an office so no choice needed!
