5 Changes Stagers Will Recommend

Remember, staging is not decorating. Yes, there’s a decorating component to the overall process; however, it goes beyond just placing pretty items. It’s more about the function of your home and making it an appealing, neutral space for buyers.

Here’s are 5 changes that a home stager will recommend you do in order to maximize your home’s potential:

#1 - Purge clutter

As the adage goes, ‘you can’t sell it if you can’t see it’. Buyers get an immediate vibe within seconds of walking into your home. If they see clutter, they will want to leave … simple as that. This task may be daunting for some homeowners but it’s on the ‘must do’ list when it comes to selling. If you need to delay listing to get this done, it will be well worth it in the end. Not only does it create a clean, welcoming space but it also sends the message to the buyer that you take pride in your home (which translates to it being well cared for).

#2 - Move furniture to improve flow

Sellers get used to living in their home a certain way, which often means with too much furniture, improper flow and just generally not functional. A stager objectively looks at every space and will reposition, remove, or add furniture to improve the flow and look. 

#3 - Neutralize your colour palette

Stagers will often suggest painting the walls a soft colour to brighten and enlarge the space. Key for buyers is ‘move-in condition’. Wall colour is a big factor in determining whether they will be able to move in and feel comfortable living with the colour as is OR whether they will need to make changes (which translates to a lower offer).

#4 - Box up your ‘stuff’

Remember your teacup collection may not be their ‘cup of tea’ so to speak. In general, any collection of items looks cluttered and is distracting for buyers. Pack them away!

#5 - Upgrade your bedding

Bedrooms should always look restful, cozy and luxurious. It’s a universal appeal which is why it’s worth putting the extra effort into changing the bedding, adding in lots of texture and layers via pillows, blankets and throws.

For more information on my home staging services, visit www.flairstyleco.com

My 8 Favourite Staging Props

When it comes to home staging there are a number of items that must be removed from the home such as personal photos, collections, memorabilia, etc. But there are certain props that really enhance the look of the home regardless of the age or decor style.

These 10 props are my ‘go-to’ props with pretty much every stage since they guarantee providing a welcoming feeling to buyers, help to set the scene and ensure your home stands out from the others for sale.

#1 - Pillows (and lots of them!)

Pillows always add dimension, colour and texture to any home staging project.  Accent pillows look great on couches, armchairs, benches, and, of course, beds. I love creating a fuller look with pillows since it creates a sense of luxury and comfort to any room.

#2 - Throws

Decorative blankets or throws provide the same benefits as pillows do. By draping them over a bed, bench, chair, etc. you can create a more relaxed, casual look. They can also be folded neatly on a couch or at the end of the bed for a formal, more polished look. The colours, patterns, textures are endless and because you can buy them in all types of fabrics (linen, cotton, faux fur, etc) they can be used on stages year-round.

#3 - Artwork

It goes without saying that artwork is probably one of the most important props any stager uses. It creates the mood/style of the room along with being the basis for the room’s overall colour scheme. It’s also one of the most difficult props to properly incorporate (especially in occupied stages). In this case, you need to determine whether the home’s existing artwork can be used (from a style and colour scheme perspective). I find that generally at least some of the pieces can be used but the trick is to then bring in other pieces (that will work with the existing artwork) to create a consistent look throughout. The easiest scenario is always a vacant stage where you have the ability to bring in all new artwork.

#4 - Plush Towels

New towels always look amazing in a bathroom.  Aim for that beautiful hotel and/or spa look with clean, plush, white towels. If the bathroom is already entirely white using a grey or brown tone will give some contrast to the space but keep it neutral. Remember, bathrooms have a lot of hard surfaces like tile, cabinetry and porcelain so adding some softness gives the room some balance. 

#5 - Books

Books are fantastic props for adding colour or height. I often use them as part of a vignette setting on a coffee table. Of course, they can be used as props on an actual bookshelf as well! I can often find used books with gold or silver lettering that adds a bit of interest and shine.

#6 - Fruit

Fruit is pretty much a go-to staging prop for most kitchen stages. Red apples, green Granny Smith apples, oranges and lemons are the most popular. Their colour provides a nice pop against kitchen tables or countertops.

#7 - Faux Orchids

Faux orchids are a very versatile prop. They create a sense of elegance and can go into pretty much any interior regardless the style of the home. They are also suitable for many rooms. You can place a few together to create a large setting (foyer entryway, for instance), use as a centrepiece in the dining room or use in the bathroom to create a spa-like feel by the tub.

#8 - Plates and Bowls

I always have lots on hand for every stage since they are so versatile. I typically use plates to ‘ground’ bowls or greenery that I’ve placed on a surface. I find it looks nice to have a little something extra underneath. There are so many beautiful ones available, they can stand on their own as decorative accessories in any room.

For more information on my home staging services, visit www.flairstyleco.com

What to Expect from a Home Staging Consultation

Home staging one of the most powerful and effective marketing strategies to sell your home fast and for top dollar. Once you’ve decided to invest in the process, it all starts with the consultation. Depending on where you live, the fee for a consultation can range but they are generally between $200-$350.

Here’s an overview of what to expect:

Walk and Talk

After the meet and greet, a home staging consultation starts with an interior walkthrough of the home. The staging professional will take their time going through each room in the home. This is our chance to see things through the buyer’s eyes to determine what kind of first impression the home would provide and observe what changes need to be made to make it more appealing. The seller is generally along for the ‘walk and talk’. This helps us to determine what recommendations they may (or may not) be willing to undertake, timelines, available support, budget, etc. The duration of the ‘walk and talk’ can vary but is generally 30-45 minutes.

A review of the home’s curb appeal

The first impression starts at the curb. Some buyers won’t even bother going inside if they don’t like what they see when they drive up. After the interior ‘walk and talk’, a home stager will give your home’s exterior curb appeal a review as well pointing out any repairs and changes that need to be made. We’ll suggest things such as landscaping ideas, general maintenance and even paint colour suggestions to make the strongest impression possible.

Discussion about the home’s target market

Home staging is just like packaging a product. To know how to package it in a way that will attract the consumer, it’s critical to know your target market. Home stagers work directly with real estate agents and spend time learning and studying the trends so we can “package” (or stage) each home as effectively as possible. Not only do we know the trends in the market as a whole, but we also know how to appeal to specific demographics, such as families versus singles.

Action Plan

Walk & Talk Recap

After the consultation, your stager will prepare and send you a detailed recap of what was discussed via the consultation. For convenience, this is generally a room-by-room summary which can include recommendations re decluttering, depersonalizing, cleaning, painting, small repairs, furniture arrangement, etc. Expect this to be a detailed report since the stager’s obligation is to bring all condition items to your attention to give you the best chance of selling your home. Ultimately, you will decide what items you want to address based on time, budget, support, etc.

Referral to the Trades

Since most stagers partner with local professionals to provide various services, they are able to make qualified referrals to assist you (if necessary). Some rooms may only require a little bit of work while others require more extensive staging and changes to impress buyers.

Staging Quote

Finally, the stager will prepare a quote for you outlining the cost to showcase (stage) your home once all of the recommendations have been completed. Showcasing is the final, most important, step where decorative touches are put in place to make sure the buyer instantly connects with your property!

Thinking of selling? Book a staging consultation with me!

Painting Garage Doors to Maximize Curb Appeal

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Picking a garage door colour is tricky for most homeowners. I remember when I did my staging training course we were onsite at a home that badly needed its garage doors freshened up. Surprisingly, none of us were 100% confident what colour should be used.

While garage doors are an important exterior element (and a big part of curb appeal), keep in mind that the most important component on the exterior of a home remains the front door. It should be what stands out while the garage doors blend in with the exterior.

Here’s what I’ve learned:

1. Don’t match your front door and garage door.

As per above, allow your front door to be the focal point of the house. It’s a statement area, and if you’ve chosen a bold color for your front door, it can be overwhelming on a garage door.

2. Consider matching your garage doors to your house.

This helps your garage blend with your home, and can make your house look bigger. You can also paint the trim surround your garage door to match the door, to create a seamless look.

3. If you’re concerned about curb appeal, don’t be unique.

Garage doors that are an unusual colour, or two-toned, don’t have the same curb appeal as a mono-coloured door, in a clean neutral. If you are selling your home, it’s worth considering this when picking your colour.

4. Think about the material of your home and garage door.

What material is your home? Different materials are suited and complemented by certain colors. Also, garage door material could give you some more options. Traditional styles could be done with wood-grain finishes, or contemporary styles could offer anodized aluminum.

5. When in doubt, go for the easy win!

The most popular and “safest” colour choice is to match your garage door colour to the colour of the windows and trim work on the house

Your house is probably your largest asset, so renovation decisions are a big deal. Something as seemingly small as the colour of your garage door can actually impact the value and perception of your house.

Here are some other interesting notes re specific colours:

• White - regardless of a home’s elevation style, exterior finishes or details, white garage doors complement best and creates an overall crisp and uniform appearance that is pleasing to the eye

• Soft grey will allow your garage doors to blend with the overall look instead of being a focal point (remember, grey is a neutral)

• Beige/Taupe - Best suited for brick and stone, beige or taupe garage doors can help blend your garage doors into the facade of your home. It has a similar effect to grey and is a nice neutral if you’re not into black and white.

• NEVER choose a garage door color that is not already a color in the overall scheme of your exterior. No matter how good looking your garage doors, you never want them to take precedence over your front door.

Choosing the Right Type of Staging

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If you are trying to sell your home quickly and for the most money possible, there is no question that you should stage your home. Staged homes have been proven to sell faster than unstaged home (often above asking price). Staging helps your home appeal to the most buyers possible and gives prospective buyers a chance to envision themselves living there.

So, now that you know you should stage, you need to ask which type of staging is right for you. There are a few different options for you to choose from, depending on your budget and specific situation.

Traditional Home Staging

1st choice - Traditional home staging provides the most value by presenting your home in the best light. It includes placing everything from furniture to home décor pieces inside your home in a way that makes the best and most efficient use of the space. It can include furniture removal, rearranging, neutralizing existing colours, etc.

Traditional home staging can even extend to your outdoor spaces to help you improve your home’s curb appeal to attract more showings. This may include items like outdoor urns, patio sets, etc.

In today’s market, more people are expecting fully-staged homes thanks to the success of home makeover and design shows. Staging can make your home look bigger, brighter, and less cluttered. Properly staging your home can help you avoid feeling like you need to make major renovations. Instead, it will complement your home as it is now.

Soft Staging

2nd choice - Soft staging is another type of staging that can help you sell your home faster. It is similar to traditional home staging but does not include furniture and is a great option for homes that already have furnishings that would appeal to most buyers. This type of staging focuses on making the home feel a bit warmer and more inviting through the addition of artwork and accessories. This can also include adding greenery, pillows and bedding. It’s amazing how simple details can transform a space.

For example, adding small details (like a cookbook) can make the place feel more like home in the eyes of potential buyers.  Although not as impactful as a full stage, soft staging will still help your home stand out from the competition. It’s a more affordable option if you don’t have the budget for a full stage.

Virtual Staging

3rd choice - Very simply, virtual staging is the art of editing photos of your home to add furniture and accessories digitally. Like traditional staging it 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. 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). And, your home will not have the in-person “wow factor” that is so important for showings.

Staging Tips for the Master Bedroom

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There are a lot of details that go into successfully staging a home. The master bedroom, in particular, holds a lot of weight in a buyer’s mind. This is a room where it is important to make them feel at home, a place where they can envision themselves relaxing and decompressing.

The bed is the focal point of a bedroom, so the bedding has to stand out. A messy bed is an immediate turn-off to buyers and sends the wrong message. To make your bedroom memorable, here are a few simple tips:

You can never go wrong with white

White linens are the most classic choice for bedding. You can pick up white bedding at a variety of stores without spending a lot. There’s a good reason you always see white bedding in hotels … it’s timeless, chic, and easy on the eyes. It makes the room feel relaxing and luxurious without being too distracting. One of my favourite designs is white pintuck bedding.

Keep it simple

Simple is key with home staging. When there is too much going on in terms of colour and pattern, it becomes distracting to the eye, especially in photos. A clean, streamlined look is best. White (or any other plain-coloured) linens are best with just a few colourful accents, such as accent pillows and a throw. If you do have a patterned comforter, fold it at the base of the bed for a nice pop of contrast.

Add layers & textures

A few layers of pillows always make a bed feel more luxurious and welcoming. You can also add a throw or comforter at the base of the bed. To add in some texture, consider faux fur, velvet, embroidered, cotton, leather pillows. Also, place European shams (large square pillows) against the headboard for a great visual impact.

Steam your linens

A needed extra step when staging is to steam all of your linens including the pillowcases. In hotels, the bedding is always crisp and wrinkle-free. This makes the room look pristine and sophisticated. Though it will take some effort, it goes a long way in the presentation of a bedroom.

How to Sell Your Home in 2021 (Part 2)

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How to Sell Your Home in 2021 (Part 2) …

• How to Price Your House to Sell

Now is the time to find out how to price your home. Your agent will provide the most insight into this as they will have a good grasp on market conditions and buyer behaviour. 

• Have it Professionally Staged!

It’s time to step up your game and stage your home to sell. A staging professional will guide you through the pre-listing process by providing a detailed game plan. This will include all tasks that may be necessary to help prep your home (declutter, depersonalize, paint, clean, etc.). They will also help you to determine your home’s selling points and then make sure to highlight those features to make them really stand out. It starts with a consult and can then move on to showcasing (staging) the home as well prior to photos.

• Get Professional Photos Taken of Your Home

Nothing sells a house faster than professional photos. Buyers are searching online, looking at every home that comes up for sale … yours has to stand out from the crowd. Also, it goes without saying that you will need a video and/or 3D walking tour along with drone photography to remain competitive in today’s market.

• List Your Home to Sell

Your real estate agent will list your home online on MLS, in order for it to start showing up on sites like realtor.ca. Also, don’t limit the marketing of your house to your real estate agent and online search. Market your house yourself! Spread the word through your family and friends. Share your listing on social media and send out emails asking people to share your listing with others. 

• Have Open Houses and Personal Showings

Your first open house is what you’ve been working towards and now it’s about to happen.

• Have a Plan in Case your Home Doesn’t Sell Quick Enough

Not every house sells right away. There are many factors at play and depending on the condition of the housing market for your area. Your real estate agent may have to use some other strategies to get your house sold. If it’s lowering the price of your home or holding more open houses, you’ll want to agree on what the next steps should be in case your house isn’t seeing any offers.

• Negotiate the Sale Price of Your Home

One thing to consider is that the buyer is trying to get the absolute best price they can, while you’re doing the exact same. There will be multiple factors to consider, as each home sold and purchased is different. For example, if it’s a buyer’s market, that means the buyer has the upper hand because there are multiple listings with fewer offers being made. However, that doesn’t necessarily mean you have to make huge concessions in order to sell your house.

This is where your agent really steps up. They will help you navigate the negotiation process, and will give you their advice on how to proceed when offers are being made.

• Sign and Close

You and your agent have been working towards this moment. You’ve agreed on a price with the buyers, all inspections and appraisals of your home have been completed, and you are now signing the papers to sell your house. Congratulations, you’ve done it!

How to Sell Your Home in 2021 (Part 1)

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• Hire a Home Inspector

Having a home inspection is a proactive approach to getting your home ready to sell. Known as a pre-listing home inspection, you can find out the exact condition of your property, what issues and repairs need to be addressed beforehand, fix them, and then focus on the next task to sell your home fast.

• Make Repairs and Small Upgrades to Your House

After you receive a comprehensive list of repairs you should make, it’s time to get started either making the repairs yourself or contracting the right person to do them. This may also be a great time to make small upgrades to your home.

• Hire a Home Stager

Hiring a stager can happen BEFORE or AFTER you contract with an agent. I am finding that more and more sellers are reaching out to me first so that they have a gauge on the work that needs to be addressed (and the timeline to complete) prior to listing. Like the home inspector, my job is to point you in the right direction by outlining all recommendations that should be addressed. These recommendations generally fall into the category of cleaning, decluttering, depersonalizing, enhancing curb appeal, etc. Renting storage units is becoming an increasingly popular method of decluttering one’s house before selling it. The idea is to limit the amount of stuff in your house so that potential future owners can envision themselves (and their stuff) in that space.

• Find a Real Estate Agent

Referrals from trusted friends and relatives would be a great place to start. Here are some questions to consider asking any potential candidate:

• How many clients have you served this year?

• Has a client ever filed a complaint against you?

• What is your fee? 

• What services do you offer beyond negotiations?

After you decide on a real estate agent, you and your agent should come up with a plan of action. It should include a timeline, from the pricing of your house and getting it listed on MLS to open houses. You and your agent should be on the same page at all times and a plan of action will help ensure that happens

… stay tuned for Part 2 in February 2021 …

10 Turnoffs for Home Buyers

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Here are 10 of my favourite turnoffs for buyers (in no particular order). Some of these have long been regarded as helpful (ie. baking before a showing to create a warm and pleasant experience); however, times (and today’s buyers) are different so time to re-think:

1. Outdated/overdressed curtain treatments - one of the 5 main things I address during a consult are window coverings since they can very quickly date a home. Less is more so if the curtains/valances are dated OR distracting, I always recommend they be removed.

2. Scents - smells can instantly make or break a showing - baking cookies is not necessary! And don’t scent it up with candles, air fresheners, or perfume since it’s too risky these days (many individuals have allergies to flowers or perfumes). Think scent-free!

3. Over-accessorizing - a staging professional will help you to find the right balance between too many accessories and too little - neutralizing the space is key so personal photos are a must go. Simplicity is key and groupings of 3 are more appealing to the eye! And, no rugs on top of rugs !!

4. Matchy-Matchy - too much uniformity can make your home feel dated - for instance, no matching placemats, table runner, curtains. Fabric items like this are used much less in today’s homes. Remember, there are different ways to create warm and cozy without the overuse of fabric.

5. Dark Rooms - they are notoriously harder to sell - light, airy rooms are always more appealing to buyers. Buyers want to see bright rooms so the more light you can bring in, the better!

6. Artwork in random places - there are natural places for artwork to be mounted to enhance a room’s overall look/feel - for example above a couch, at the end of a hallway, above a bed, etc. - make sure art is centered at eye level so that it feels welcoming and not awkward

7. Uncleanliness - Don’t assume it’s ‘clean enough’ - buyers want pristine so leave no signs that your home hasn’t been immaculately maintained. This includes windows!

8. No curb appeal - as stagers, we tend to focus on the interior; however, if you can’t ‘grab them at the curb’ so to speak, nothing that you do on the inside matters. Buyers will drive by and form an immediate first impression based on the exterior of your home. That impression will then determine whether they reach out for a showing so make that impression count!

9. Unappealing entryway/foyer - like curb appeal, your foyer matters and, oftentimes, up to 5 different areas of the home can be seen from this vantage point - make sure it’s clutter-free and inviting!

10. Too much furniture - I would say with the majority of homes that I consult on have waaayyy too much furniture !! - always extra lazy-boys in the living room or misc chairs tucked into corners, dressers inside of closets, etc. Pare it down to maximize the space available in each room!

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.