Soft Staging (aka Vignette Staging)

Statistics show that homes that are staged sell faster than ones that aren’t, especially when it comes to vacant homes. Most buyers struggle to connect with vacant spaces because the rooms feel impersonal and it's difficult for them to determine the scale of a room without furniture in it.

This would be how to soft stage a spare bedroom without using a full bed, etc.

If you’re on a tight budget but still want to take advantage of the benefits of staging an empty home, soft staging is an alternative.  It has a similar effect on buyers as traditional home staging but with less of an investment.  Note:  I always recommend fully staging the key rooms of the home which include the living room, kitchen and master bedroom with vignette staging being reserved for less impactful rooms.

What is Soft Staging or Vignette Staging?

A vignette is a small visual element that provides context to an area.  Vignettes are often used in secondary rooms, such as kid's bedrooms, offices, or those areas that don't really have a defined purpose.  

PRO's of Soft Staging:

• Cost is low, perfect for small budget.

• Instantly changes the emotion of walking into a vacant room.

• Gives a vacant house a more homey feel.

• Takes the buyer's attention away from any possible flaws.

The very basics are used in this vignette to show this as an office space.

CON's of Soft Staging:

• Not as effective as full staging in getting offers.

• Buyers will have a more difficult time establishing an emotional connection to the house.

• Buyers will not easily envision themselves living there.

• Will not give buyer a frame of reference on size of room or the ability to imagine furniture placement.

Important Elements of a Vignette

Balance - either symmetrical or asymmetrical - In a symmetrical vignette, everything is balanced on either side of the display (same height, same weight, same colour).  The chair pic below is a good example of this. In an asymmetrical vignette, one side will be taller, heavier, or maybe even bring in a different color. 

Mirrors - they always look great as part of a vignette, especially in a small or dark space. Since mirrors reflect light, they help make a space feel larger and more open. 

Artwork - like mirrors, artwork helps to anchor the vignette and give it some height, but also helps to bring in some colour and personality. It doesn’t have to be one large piece of art. You can do a gallery wall or even lean some smaller pieces of art against the wall in addition to the piece that’s hanging for a more casual look.

Books - Books work really well in vignettes. Since they are stackable, you can customize how tall you need them to be for the balance. You can place a small sculpture or knick-knack on top of a stack of books to finish it off.  Make sure the books are attractive and match the colours of your vignette. 

Flowers, Sculptures, and Knick-Knacks - No vignette is complete without flowers, greenery, or small knick-knacks. Keeping it simple is the best way to go. Choose just 1-3 pieces to incorporate into your vignette. 

A small vignette perhaps used to create a basic living room setting.

Remember:

1. Vignette staging should always be consitent with the purpose of the room. In other words, stage an office as an office.

2. Place objects in odd numbers. Groupings of objects in 3's or 5's are more visually pleasing than even numbers of objects.

3. Draw the buyer through the house with vignettes.

What Your Home Needs to Appeal to Buyers

When you list your home, you want the best chance at having it appeal to buyers and standing out from the competition. Putting it out there “as-is” probably won’t cut it. So, to make sure your home makes a positive impression, here’s what you need to focus on:

Curb appeal

The first impression a buyer gets of your home is crucial. Nothing that you do on the inside matters if you can’t grab their attention from the curb. Oftentimes, they can’t get past the exterior to even take the next step of touring inside.

Maintain the lawn and landscaping, pressure wash decks and other needed areas (garage door, siding), and give the home a fresh coat of paint if needed. Extra touches like a welcome mat, potted plants by the front door, and new light fixtures will help it stand out.

Clean, uncluttered space

No one enjoys going into a home that is packed with clutter. Even if the home has had a deep clean, it won’t feel like it is if there are items everywhere.

Put away personal items and family photos, neutralize the décor, and create as much space on the shelves and other surfaces as possible. As for the cleaning, hire a professional for a thorough job.

Plenty of light

The majority of buyers prefer bright, open spaces. They look larger and feel more inviting. Allow natural light in from windows by choosing window treatments that don’t block the light. Move furniture out of the way and trim back trees that could be blocking the light from the outside. Other tricks like mirrors and reflective surfaces can bounce light to help out too.

A welcoming vibe

Have you ever walked into a home and something felt off? Or you felt nothing at all? A cold, unwelcoming home won’t impress buyers. In fact, many of them decide on what home to offer on based on the way it makes them feel rather than how many things it checks off on their list.

To create that ‘feeling’, make sure the décor is neutral so that it appeals to the widest number of buyers possible. Once it’s been decluttered and cleaned, add in some special touches to make it feel like home (coffee cups in a tray, flowers, hanging robe in an ensuite, etc). Small touches can go a long way.

Rooms with a clear purpose

Many buyers struggle to imagine how a space can be used without seeing examples in front of them. Rooms that are empty or have multiple purposes can confuse buyers and make them feel like the space is wasted or won’t work for what they need.

To make sure there is no confusion, make sure every room in your home has one clear purpose. Keep in mind who the most likely buyer will be and cater to that demographic accordingly.

Virtual Staging - Yes? No?

The quickest way to sell your home for top dollar is via professional staging. Nothing compares to the experience of walking into a beautifully-staged home. That said, there are some situations in which you may want to consider virtual staging instead.

What is virtual staging? Very simply, it’s the process of editing photographs of your home to add furniture and accessories digitally. Virtual staging, like traditional staging, creates a vision of what life would be like in a home; however, unlike traditional staging, there is no moving of furniture or accessories. Since virtual staging is a digital process, all you need are professional photos of your home. Obviously, this means it’s more affordable and more convenient than traditional home staging. But there are some caveats …

The Benefits of Virtual Staging

1. Virtual staging offers more versatility when styling room.

2.  Virtual staging makes it easy to “change” paint colors and window treatments.

3. Virtual staging allows you to showcase both existing features and potential features.

The Drawbacks of Virtual Staging

1. The biggest downside is that buyers may be confused or disappointed when they see your home in person (and it doesn’t look like the pictures).

2. Your home will not have the in-person “wow factor” that is so important for showings.

So, when should you consider virtual staging?

1. If your home is in a less populated area that doesn’t get many in-person showings.

2. If your home is being renovated or remodelled - it would then allow you to show buyers what your home would look like upon completion.

3. If you don’t have the budget for traditional home staging services. Virtual staging is better than no staging.

When to Avoid Virtual Staging

1. Don’t stage your home virtually if you have a lot of in-person showings. Buyers may feel confused or tricked when the home doesn’t look the same way it did online and you want to avoid losing trust from potential buyers. Note: If you choose to stage your home virtually, make sure it’s clear that the photos have been virtually staged.

2. Also, avoid virtual staging if you have a luxury home. Buyers of luxury homes have higher expectations. They almost always expect to see a staged home.

Choose the Right Staging

No matter which type of staging you choose, remember:

1. use neutral furniture and decor - style and design choices should appeal to the broadest audience possible to elicit the most offers.

2. make sure that the person is a certified staging professional.

3. make sure that you aren’t wasting your resources on a cheaper service. Although staging your home virtually can be a good low-budget option, you should also consider traditional staging in a few key rooms.

If you’re considering selling, book a consultation - I would be happy to help ~ Julie Brown, CCSP - Flair Style Co.

Best Design Ideas for Under Your Stairwell

Storage remains one of the most sought-after home features for today's buyers (and current homeowners). Since many people have a staircase in their home, I’ve included some great ideas for how to make effective use out of the space underneath the staircase. I found most of these ideas on Google but I’m sure there are many more out there … Pinterest for sure would probably also have some great ideas!

Why Home Staging Works

Staging is done to show a home in its best light.

I love using the analogy of selling your car when trying to explain the importance of staging. If you want to sell your car for the most money possible (and in the quickest amount of time) you will detail it (wash it, wax it, vacuum it, etc). The same goes for your home just on a much larger (and more important) scale.

Here are some of the key reasons why home staging works:

• It suggests to buyers that you take excellent care of your home.

• 90% of people can’t envision the potential of a home beyond what they see in front of them - hence the reason why showcasing a clean, neutral, attractive space is so important (along with showing the intended function of each room!)

• Buyers want to do as little work as possible when buying a home. If if looks like it needs any amount of work, all they will see is the money, effort, and time that will be needed to get the home the way they want it (and will probably walk away at that point). By doing the work for buyers, they feel they can just move right in and relax and enjoy their new home.

• Many buyers assume if you can’t bother making your home look good while selling it, then perhaps you’ve neglected routine maintenance or repairs. It’s both a red flag and a turn-off.

• When you show buyers how to use each space, buyers are able to envision themselves moving right in. They won’t question which rooms work best for different purposes. When they have to think about how to use each room, they wonder whether there are enough rooms in the home. You don’t want any second guessing.

• Finally, seeing the home in excellent condition justifies the price you’re asking and removes all reasons for them to offer you less than your asking price.

Here’s one of my recent stages showing the power of staging to help visualize a space:

The Do's and Don'ts of Decorating with Mirrors

Mirrors can play so many roles that it’s hard not to have them as one of my ‘go to’ accessories when staging. They can make a space feel larger, increase light in a room, act as artwork to create a mood and reflect a great view. Using a mirror also gives me the opportunity to show off an architectural feature or other selling point of the property that a potential buyer might overlook.

Here are some basic DO’s and DON’T’s when it comes to decorating with mirrors:

DO:

1. use large mirrors in tiny rooms

2. use mirrors in narrow hallways and staircases

3. use mirrored furniture to your advantage - mirrored side tables, for instance, beside the bed in a small bedroom will help widen the space

4. use full-length floor mirrors

5. pretend mirrors are decorative windows

6. display one in the dining room

7. use multiples in bathrooms

8. use mirrors to showcase a beautiful view

DON’T:

1. place mirrors in random locations (reflecting random things)

2. put mirrors in kitchen (not needed and if they are placed near sinks or other activity areas they create a cleaning nightmare)!

3. go overboard with mirrors in your bedroom - bedrooms are meant to be restful areas - it’s okay to place one above a headboard but avoid mirrored closet doors for instance

4. place a mirror opposite the front door - instead hang a foyer mirror on a side wall

5. hang one above a fireplace (or anywhere too high) - they often reflect the ceiling or light fixture

Incorporating Black into Staging & Design

Black has always been a good building block for interior design and the same holds true when it comes to staging.  Black helps to ground the space, provide dimension in a room and adds a touch of elegance.   I most often incorporate black into my staging projects via:

• pillows

• mirrors

• clocks

• prints (black frames and images)

• lampshades

• baskets

• vases

Most homes now have black flat screen TVs (in at least one room) so using black accent pieces to balance the TV out works well.  The same goes for fireplaces which are most often black (and a strong focal point).  Bottom line is that you can never go wrong with adding in some black!  Here are a few of the black accents that I have used in staging:

When designing for living, there are so many ways to use black:

• sinks, faucets

• lighting

• accent walls in any room

• windows and doors

• rugs

• furniture (large or small pieces)

• curtains and curtain rods

• backsplashes

• and so much more ...

Black sofas can be difficult (sofas are big and heavy looking to begin with so a black one has the potential to really drag a room down).  Here are some general design pics with black that I found online:

Most Common Home Buyer Complaints (and how staging can solve them)

My role as a home stager is to remove all reasons for a buyer NOT to make an offer.  Talk to any real estate professional and they are likely to confirm that there are consistent complaints from buyers that surface with all showings.   Here are the top three complaints (which, by the way, can all be solved with some simple home staging):

“It’s too small/cramped”

Buyers will often complain that a home feels too small or cramped.  This typically has more to do with the perception of the size rather than the reality of it.  Some things that cause a home to feel tight are clutter, oversized/bulky furniture, too much furniture in a space, a bad layout, and insufficient lighting.  I always recommend that you declutter your home before it goes on the market.  Get rid of as much as you can, including paring down the décor on shelves and surfaces to open up each room and make it feel larger. 

Similarly, bulky (or too much) furniture can crowd a space. Keep the furniture visually lightweight and only have a few necessary pieces. Don’t block the doors or windows and make sure there is a natural flow to the space.  Lastly, make sure each room has plenty of natural light or artificial lighting to fill in dark corners.

 “It needs too much work”

In the case of a fixer-upper, this is a given, but many buyers will pass on a home that needs a lot of cosmetic changes too. Most buyers simply can’t see past personalized décor. When they see brightly-coloured walls or overpowering window treatments, it can be too distracting for them to imagine themselves in the space. It can also be overwhelming to think about all the changes they will have to make for it suit their personal style.

I always recommend neutralizing  your home’s décor before putting it on the market. This will make it much easier for the buyer to imagine it as their own.  They won’t feel rushed to change anything (to feel comfortable in the home) but instead will get excited thinking about what they will be able to do with a blank canvas.

 “It just doesn’t feel like home”

Similar to the last complaint, this one is often caused by a home feeling too much like a stranger’s home not only because of the décor, but also the personalized touches like family photos and toiletries sitting out on the bathroom counter. Too many reminders that someone else lives in the home breaks up the fantasy for many buyers and gives them an uneasy feeling that they can’t quite put their finger on.

You need to make buyers feel relaxed on a subconscious level.

The above suggestions will help buyers overlook things that may not be exactly what they were looking for, but the home “feels” so good that they can’t resist making an offer. 

— Julie Brown, CCSP

Wall & Ceiling Woes

A well-staged home …

will draw attention away from the home's flaws & weaknesses and focus on its positive elements.  Since walls are one of the most prominent features in any home, they are vital to staging and their condition and colour need to be addressed prior to showings.  The good news is that, for minimal cost, a big impact can be made.  Here are some quick tips for addressing your wall and ceiling 'woes':

Paint with staging safe colours (neutrals)

This is important when it comes to selling since these colours neutralize the space, lighten the room(s), de-personalize the space and create a perfect backdrop for showcasing/decorating.

Paint with low-sheen finish

This will reflect less light which makes it harder to notice surface imperfections.  Although flat paint does a great job of this, it's not durable (or often aesthetically appealing which makes it perfect for ceilings); therefore, the better choice for walls would be an eggshell finish.

Paint over wallpaper?

Yes, you can!   However … there are varying opinions about how (and even if) this should be done.  That said, you will want to research techniques and cost prior to embarking on this task (if done correctly, covering the seams is even possible).

You don’t need to be a pro. There are simple and inexpensive ways to create the effect by combining trim and narrow crown molding.  Installing crown molding can provide an instant element of luxury and create a great visual impact for showings. 

Cover popcorn ceilings

Popcorn ceilings instantly date a home and scraping them can be costly (and very messy).  Applying a coat of paint will brighten them up; however, it doesn’t change the design itself.  Covering with tiles, decorative planks, or even fabric are possibilities.

Appealing to a Buyer's Senses

When buyers are on the hunt for a new home, they do something similar to speed dating where they move from house to house, comparing several properties, over a brief period of time to find that true ‘love’. And, like speed dating, first impressions make or break the outcome.

To sell your home, you need to appeal to all of the senses to make an emotional connection. You want it to look good, smell good, sound good, taste good and feel good. Here’s how:

Looking good

• every aspect of your home needs to shine - from the curb appeal, through the house itself and into the backyard/property

• re-establish each room’s original purpose (if you’ve been using say a bedroom as an office, stage it as a bedroom)

• remember, the less you showcase your personal tastes, the better

Smelling good

• the air needs to be clean and fresh, weather permitting, open windows to let the fresh air in

• smoke - if you have smoked in the house, it will need to be professionally addressed - (this is the number one deterrent, hands down)

• no artificial fragrances since this can give the message that you are trying to cover something up

• ensure all garbage kept outside or in garage

• pet odours are a big problem - make sure you’ve dealt with cat litter, etc. (lots of tips and tricks online)

Sounding good

• set the mood so that buyers feel like lingering

• if there’s a chance of road noise or noise from neighbours, close the windows!

• keep in mind other house noises like leaky faucets or squeaky steps

• Soft, pleasant music playing in the background is also an option

Tasting good

• keep a simple treat on hand (wrapped candy or small candy bars) for buyers to enjoy or bottled water (snacking slows down buyers!)

Remember, buyers want to feel good!

The home shouldn’t cause any discomfort but rather be easy to navigate and pleasant to be in - this can include factors like the home’s temperature, floors being easy to walk on, walkways clear and safe, etc.

Bottom line is this - buyers often talk about falling in love with a house but it’s not necessarily the house … rather, it’s the concept of living in the house. You need to start a romance with the lifestyle your house represents. Remember, people buy aspirationally!