Showcasing a Model Home

In September of 2023, we had the pleasure of being hired by Northridge Homes to showcase one of their newly-built designs in their Annex Georgian Bay development (just north of Owen Sound, ON).

The builder opted to purchase the inventory for this project with the intention of using it in future model homes. For us, this meant sourcing, purchasing and placing all items for this home including furniture, accessories, artwork, lighting and all soft goods (pillows, bedding, etc).

It was a labour of love spread out over a period of 5-6 weeks which gave us the time needed to bring all of the pieces together. Article furniture was sourced and delivered by Melanie and her team at Monarkey Furniture Rentals.

Special thanks to Dave & Calvin Rai at Northridge.
Realtor: Matthew Lidbetter @ Sotheby’s.
Photographer: Alan Shisko @ First Showing

Since 2016, Flair Style Co. has been providing home styling services for Realtors, sellers and builders in the Southern Georgian Bay, Grey County and Bruce Peninsula areas of Ontario. For more information on how our services can assist you with a quick and profitable property sale, contact us - we look forward to hearing from you!

Design Principle #2 - Unity

Unity refers to the repetition of particular elements throughout your design to pull the look together (or to create harmony). This repetition can come in the form of colours, shapes or textures.

As humans, our minds are always at work trying to gather information and make sense of our surroundings. In order to sort through the chaos, we often subconsciously lock onto patterns and elements that seem to go together. When we can easily get a sense of the space through unity, we feel calm rather than overwhelmed.

Hence, why it’s so important when decorating.

How do we achieve Unity?

Start with a colour palette

Using colour is one of the easiest ways to unite a space and create harmony among all the different elements. Identify three to five colours you want to use in your space, and repeat them throughout. The key to making it look natural is varying your tones.

Incorporate Textures & Patterns

Once you’ve decided on your colour palette, add in a variety of textures that complement each other. This will do a lot to create dimension in your space. For example, the linen couch fabrics (right) create harmony with other natural materials like stone, wood and wicker (note, none of the images represent my work, just online examples)

When different patterns work well, you get harmony. In the example (right), simple stripes on the ottoman work nicely with the vintage rug and the plain pillows. The plaid pillows pull the brick colour in and you’ll note that no single pattern overwhelms the other. The shared colour palette creates a sense of unity. 

Finally, don’t forget about the importance of shapes. The image to the left is an excellent example of how to incorporate consistent shapes into a room to create a unified look. Notice how circles are the primary shape used in artwork, furniture, the poufs, the lampshade, basket and vase. All taking up their own space so to speak by being nicely positioned through the room.

Up next?
Part 3 of my 7-part series where we will review the design principle of RHYTHM … stay tuned!

To learn more about my staging or design services, contact julie.b@flairstyleco.com

Design Principle #1 - Balance

Like interior designers, stagers and decorators need to incorporate key principles of interior design when they are working to bring a space together. The 7 key principles are:

  • Balance

  • Unity

  • Rhythm

  • Emphasis

  • Contrast

  • Scale/Proportion

  • Details

All of these play an important role in design, but today we are going to focus on BALANCE.  

Very quickly defined, balance (in interior design) is the harmonious arrangement of items in a room. It is used to visually stabilize a space. The goal of incorporating balance is to ensure that no single element in a room overpowers another in terms of visual weight or dominance. If balance is not obtained, a room can feel awkward and uncomfortable. For stagers, it is important to make visually appealing settings where a potential buyer feels comfortable and the rooms are balanced.

There are three different types of balance:

  1. Symmetrical 

  2. Asymmetrical

  3. Radial 

Symmetrical balance is obtained when both sides of the space are weighted identically.  This is commonly used when staging bedrooms.  Often the end tables on both sides of the bed are identical, lamps on the end tables the same, each side of the bedding similar. If you were to cut the room down the centre, both sides would appear alike.  Here are a few of our staging projects showing symmetrical balance:

Asymmetric balance is the idea that even if two sides of a space are not exactly the same, they will appear balanced.  This type of balance is often seen in a living room.  Half of the room msy contain a couch, while the other half contains two chairs.  The sides are different, yet work together very well.  Here are two examples from our vacant stages:

Radial balance is a type of symmetry that surrounds one central point.  As a result, radial balance is usually created using round items, ex: round tables.  Dining room radial balance is the most common where the table is the central point and additional items create a circular way of balance.  Radial balance from one of our stages:

 
 

Balance surrounds us everywhere and has become a central point within design.  It is important to use this element to strengthen a space to make it visually appealing, welcoming, and overall organized!

To learn more about my staging services, contact julie.b@flairstyleco.com

Expanding Our Reach ...

Since 2016, I’ve had the pleasure of staging in the Grey County and Southern Georgian Bay areas. It’s an amazing geographical region of Ontario offering a 4-season playground for those lucky enough to live here and for families from the Toronto area wanting to enjoy weekends away.

Staging is now recognized as a critical, necessary part of the real estate selling process.

Since I began offering my services, the staging industry has grown by leaps and bounds. Although a little slower to take hold in non-urban areas like ours, it has now nicely established itself as an essential real estate service and for all the right reasons.

Gone are the days when homes are considered ‘good enough’ to be listed as is. The game has changed. The market is more competitive and to remain current, Realtors® now understand they need to partner with a professional stager to assist their sellers with the critical, pre-listing process. Staging is a win for sellers, buyers and Realtors® and ranks as one of the most effective marketing tools when selling a property.

Many Realtors® in the Meaford, Thornbury and Collingwood areas were quick to adopt staging as a way to up the level of service they offered and differentiate themselves from the competition. Owen Sound, as the largest centre in Grey County, has now followed suit and I expect to see many more Realtors® integrate staging into their marketing plan in 2023.

On the move …

As the demand for staging continues to rise, I’m pleased to announce we are expanding our reach up into the Wiarton and Bruce Peninsula region as well. The Peninsula is another breathtaking region in our area, home to both full-time residents and cottagers. Using a central location for our storage means that we can continue to service our existing clients and also easily accommodate new ones into the Peninsula. The Cobble Beach area (north of Owen Sound) continues to expand with new housing development along with the picturesque Grey Road 1 area leading into Wiarton. I’ve been lucky to stage numerous homes (new and existing) along this route over the past few years and it never fails to deliver some amazing views.

Thank You …

Thank you to all of those who have partnered with me over the years … looking forward to more projects with you, some recently-acquired new Realtors® in the Wiarton area and, of course, new ones as well that we can now say ‘yes’ to servicing !!

For more information on how we can help, email julie.b@flairstyleco.com or call 519 270 4482.

3 of the most common questions asked during a staging consult ...

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!

Thinking of selling? Contact me to book a staging consultation!

Selling Your Home (5-part Series)

I had the pleasure of meeting Collingwood resident Dee-Anne Wessel and her husband, Mark, recently when I assisted with (initially consulting on) and then staging their beautiful century family home.

Dee-Anne has documented the process of leaving her home in a 5-part series being published by the Toronto Sun. Her second article begins to touch on the critical pre-listing component to the selling process including the prep work and staging.

The first two articles of her series are shown below. An excellent perspective on all that goes into the process. Stay tuned for the remaining 3 articles.

Article 1

https://torontosun.com/life/homes/a-fresh-start

Article 2

https://torontosun.com/life/homes/it-takes-a-team-to-sell-your-home

Grab 'em at the Curb

If you're thinking of selling your home, it goes without saying that curb appeal is CRITICAL and is always factored into the overall staging plan.  It doesn't need to be complicated ... just stick to the basics and your property will stand out, especially during the upcoming summer months:

  • make sure potential buyers can find your home! ... that means attractive house numbers that are visible from the road OR, for rural properties, ensuring the fire # is easily visible.

  • if your home is not visible from the road (long laneway), make sure there's a display of flowers, planters, decor or lighting at the end of your driveway. Little touches go a long way.

  • invest in a new mailbox (again, rural properties especially !!)

  • add a fresh coat of paint to the front door. Make it complement the house and trim along with a 'wow' colour to stand out. If you are unsure, there are online apps that will help you to visualize the look.

  • invest in a new doormat.

  • make sure door handles, locks, and your doorbell are working properly. If they are standard 'brass' consider painting them.

  • ensure your walkway is clear by trimming tree branches, shrubs, etc.

  • ensure that all yard equipment, trash cans, kids toys and pet 'stuff' is out of sight.

  • depersonalize if necessary - ie. remove family name signs, flags, etc.

  • show off how fun your yard can be by adding in lifestyle items like a hammock, raised fire pit or outdoor games.

  • weed or scale back your gardens, keep the grass cut and add in a few nice floral touches (hanging plants or containers).

  • consider pressure washing your home and decks if needed (very satisfying!)

  • have your outdoor lights on at night with sufficient wattage ... most people will drive by after hours. Consider spotlights to showcase it even more!

  • repair any porch bannisters and railings and add a new coat of paint if needed.

  • don't forget your outdoor living space. Very popular these days to bring the indoors out with fashionable cushions, outdoor rugs, etc.

 
 

Remember, these are all great investments that you are making towards ensuring your home sells quickly and for more money ... it will be worth it!

8 Ways to Decorate With Throws & Blankets

Throws and blankets are still very popular purchases for bedrooms, family and living rooms, mostly because they are both functional and decorative. Here are some unique ways that I decorate with them both at home and on my staging projects:

  1. ROLL THEM INTO A WIRE BASKET - Roll throws into bundles and tuck them inside a wire basket. Choose blankets with different textures and colours to make the basket double as a pretty decor piece.

  2. DISPLAY YOUR THROWS ON A STYLISH LADDER - This is another great way to add colour, texture and a unique design element to any room. It’s also great if you need to create height against an empty wall.

  3. FILL A DECORATIVE BASKET - Baskets come in a wide variety of colours, sizes and designs. Have fun filling yours with multi-coloured throws or blankets, (purchased or your own DIY crochet or knitted blankets). Place it next to your fireplace or couch. Depending on the size, they often look nice under your coffee table.

  4. TRY A PLANTER BOX - Think outside of the box and consider alternative storage solutions like a wicker footed planter. I recently saw a trio of footed planters (varying sizes) which would look awesome in the corner of your living room or den.

  5. HANG THEM ON HOOKS - Create a wall of throws and blankets! Easy to grab, use and place back when you need to tidy up!

  6. ROLL THEM IN A WOOD HOLDER - A great off-season idea for your fireplace wood holder. Roll the throws and pile them inside!

  7. USE THEM ON A BED - a very common use to add a layered look to any bed - lots of unique ways to do this - lay across the bed (side to side) if the throw is long enough - it can be gathered or straight - drape casually across the end of the bed or just ‘throw’ it - where and how it lands becomes the design :)

  8. USE THEM ON COUCHES, CHAIRS & OTTOMANS - another very popular ways to use throws and blankets - they can be casually placed on couches and chairs to create ‘flow’ or folded and placed for a more formal, polished look.

How much should I spend to prep my home for listing?

As a general rule, sellers should invest between 1-3% of the listing price to ready the property.

Keep in mind, this includes ALL updates and/or services required to prep it for listing. For instance:

  • painting

  • large repairs (roof, septic, plumbing, etc.)

  • small updates (changing light fixtures, etc)

  • landscaping

  • staging

  • cleaning

The above being said, it’s difficult to put an exact amount on this since as there are a number of factors to consider:

1.    Age of the home - newer homes will likely require less work which = less money spent

2.    How long you’ve lived there - the longer you’ve been in your home, the higher the expectation is that you have made some improvements

3.    Recent upgrades - if you have made some recent quality improvements, this will reduce the amount that you need to invest

4.    Selling ‘as is’ – sometimes, a home is being sold as a ‘fixer-upper’ which means buyers will have much lower expectations.  Remember, you still need to show the potential of the home so less expensive updates (painting) may be needed

5.    Potential major upgrades (roof, plumbing, etc.) - these can significantly increase the investment needed to prep the home.  A staging professional or real estate agent can guide you in the right direction re maximizing your return on your investment