This section provides you with some valuable information on getting your home ready for showing, making repairs before you sell, and ensuring the "showing" of your home goes smoothly.
- Here are a few ideas on how you can make the selling of your home less stressful.
Curb appeal can enhance your bottom line
- First impressions count, especially when it comes to your bottom line. A prospective buyer will determine, in seconds, whether your home is a prospect. Here are some simple ways to ensure you home's exterior is appealing to buyers.
Low cost ways to improve your home's interior
- With a little elbow grease, and a little creativity, it's easy to place your home in prime showing condition. You'll benefit with a higher sale price.
How to pass your home inspection
- Check essential areas prior to putting your home on the market.
Making repairs prior to the sale
- Not all repairs and improvements reap a 100% payback. This article will help you determine if you will recover your renovation dollars.
- Impressions, feelings and comfort level are important factors when selling a home. Here are some simple ideas for improving each of these areas.
- When it's time to show your home to potential buyers, here are some ideas on ensuring your home is always in model condition.
Death, taxes and moving - the three facts of life. When you're selling your home and planning a move, it's a stressful time in life. Moving is more than packing and paperwork. It's an emotional process. You're saying goodbye to memories, a neighborhood and friends. You're thinking about the adjustments you'll have to make in your new home and community. You're trying to calm yourself down. You're trying to calm down your nervous children.
You tell yourself you will meet nice people in your new neighborhood, you bought the best home within your budget, and your kids will do well in their new school. Despite all these jitters, moving is an exciting adventure, with many prospects of new beginnings. Here are a few ideas on how you can make the selling of your home less stressful.
Take time. Don't forget to take care of yourself and your family. This means taking a break for a movie, a meal or any other activity the family would like. Taking care of yourself is not a waste of time. Rather, it is essential. When you are stressed out yourself, you can't properly care for others, or handle the numerous details involved with a move. Stress is sneaky. It eats at us during the happiest of times. Any major life change is stressful, whether positive or negative. For your family's sake, be sure to deal with the stress as it happens. If stress is suppressed, it can wreck havoc both emotionally and physically and spread throughout your family. It's not a pleasant experience, moving a grumpy family across town or across the country.
Respect your feelings. It's normal to feel unsure of your decision. With any major commitment, there are always second thoughts. "What on earth did I do," worries surface after signing contracts and making life-changing decisions. You've probably heard the expression: "When one door closes, another opens." Look upon this move as a new opportunity. It's your chance to meet new people, begin life in a new environment, and create a network of new friends and associates.
Conduct research. Prior to your move, research your new community. Round up as much information as you can about your new community or city. What kinds of cultural offerings does the community have? Are there any landmarks that you and your family would like to visit. Are all the services you require close by?
Envision your new home. Where will you place the furniture? What pictures will look best in what room? What about closet space? A large backyard and/or swimming pool? Try to picture yourself and your family full adapting and enjoying your new home.
Have fun. Like the many challenges that you have previously handled, you'll handle this move, just fine. And while you're at it, have some fun. Even if you're broke, take some time to go to a movie, go out for dinner, or even a picnic. Engage in a fun activity that gets you and your family out of the house and away from boxes, paperwork, emotions and the pre-move concerns. Remember: the stress won't last forever. Regardless of the way you're feeling right now, you'll get moved, settled into your new home and you'll be just fine. Everything will fall into place. While journeying into the unknown can be difficult, it is also very rewarding.
Curb appeal can enhance your bottom line
Ms. Jones, a potential buyer, drives by your home prior to viewing it with her realtor. The red brick, the large windows and the two-car garage looked very attractive in the MLS listing. However, she can't avoid noticing the patchy lawn, missing shingles on the roof, the chipped window frames, soiled siding, and kids' bicycles and wagons stacked, three-deep, on the side of the garage. The front door is a foul shade of violet. Now she knows why that shot never made it into the MLS pictorial. She shakes her head and drives away, without even getting out of her car. She calls her realtor and says she'd like to look at another house.
It's always a good idea to improve your home's outside appearance. In fact, it's essential to increasing the price you'll receive for your home. A prospective buyer will determine, in seconds, whether your home is a prospect.
Set the stage with good curb appeal
Curb appeal is the overall impression that your home creates when viewed by
a potential buyer. It is the quality that gets buyers' thinking about your home,
as their home. As soon as a potential buyer sees your home, they will begin
creating an emotional connection, be that good or bad, with your home. A buyer
begins to form a picture in their minds. Could I live here? Can I maintain my
current lifestyle in this home? How much work do I have to do? After viewing
a home that looks cared for, on the outside, they will want to move inside.
Be sure to consider the following areas when enhancing your curb appeal.
Paint: Chipped or peeling paint detracts from your home's appearance. An inexpensive paint job, including front door, fence, shutter and other surfaces can significantly enhance your home's appearance and value. Choose a neutral color that matches the brick, siding, fence or trim of your home.
Landscaping: Mow and edge your lawn. Repair any unsightly patches. Trim trees and shrubs. Replace old pots with new ones. Water flowers. Store garden tools in the garage or basement.
Sidewalks/driveway: Hose down sidewalks and driveways. Clear any clutter. Store any toys, sporting equipment or bicycles, neatly in the garage or basement. Remove stray weeds from adjoining lawn areas.
Eavestrough: If possible hose them down, along with the siding and sidewalks. Remove any leaves or debris. If they're damaged or loose, repair them.
Fences/siding/exterior: Complete any repairs to these areas. A fence that looks like it will blow over the in the strong wind, leaves a bad impression. Be sure to hose down these areas, prior to viewing.
Cracked/uneven foundation: Have this area repaired. A buyer is less likely to purchase your home if they will be hit with foundation repairs.
Lighting: Upgrade any worn or rusted lighting. Warm lighting around your home's exterior creates an inviting appearance. Even a smaller home can appear cozy with the correct lighting.
Finishing touches: Put out a new, inexpensive welcome doormat. Clean any outdoor furniture and replace old and worn cushions. If you have a pet that lives in the backyard, be sure to advise your realtor in advance. Even better, arrange for pet boarding when showing your home.
When you pay attention to your curb appeal your home will likely spend less time on the market. Uncompleted repairs could lengthen the time needed to sell your home. The first impression that a buyer makes of your home is important. It sets the tone for the rest of the walk through. When your prospective buyer falls in love with the exterior, he or she will anticipate an equally appealing interior. With good curb appeal, you're issuing a personal invitation: "Welcome. Come on in."
Low cost ways to improve your home's interior
When it comes to the sale of your home, it's the little things that can go a long way to increasing the price you will receive. Most buyers respond positively to a clean, clutter-free home that is in good condition. The more effort you put into the appearance of your home, the more likely you'll receive greater activity and multiple offers.
Over time, we become accustomed to our homes, often overlooking the eyesores and the list of honey-do's that were never completed. Clutter accumulates. We think nothing of the low light and the pale and cracked paint.
An unbiased opinion is a wonderful idea. A professional realtor has the knowledge and experience to know where you can improve your home. At the same time, he or she is familiar with other homes in your neighborhood. He or she is familiar with repairs that should be completed. Your realtor can recommend larger items to complete, such as painting, flooring upgrades and the like. However, there are numerous smaller, inexpensive things you can do to greatly improve the showing of your home. With a little elbow grease, and a little creativity, it's easy to keep your home in prime showing condition.
Prior to the listing, have a garage sale. The rule is "less
is better." Clean. Organize. Discard. Donate. Pack all that you can. Clean out
closets and storage areas. Donate old clothes and furniture to local charities.
This will create a sense of greater space -- and mean less to move. What about
all those books and magazines that you don't want? Perhaps you can donate them
to a local library, hospital or charity.
Set the stage. Take full advantage of the areas in your home.
Set the table with your best china. Create warmth and coziness in the living
room, with a crackling fire. Put a pair of wine glasses and a vase of flowers
on the coffee table in front of the fire.
Eliminate the odors. Buyers respond less favorably to smells. Use cleansers of all kinds to make the home smell fresh, from carpet freshener to potpourri. Deodorize your cat's litter box. Scoop litter daily. Put cedar chips inside the closets. Use the sense of smell to your advantage by having fresh-baked cookies or other baked goods on the kitchen table. People have both allergies and concerns when it comes to animals. If you have a pet, make arrangements to have it elsewhere when a home is being shown.
Create space. Ensure that all doors, cabinets and drawers
open all the way without bumping into anything or sticking. Clean out the entry
closet. Move oversized furniture to a storage facility or garage. Entrances
to all rooms should have an open flow.
Make the most of your views. Put a screen or a basket of flowers
in front of a fireplace if not in use. Make sure there is enough room for visitors
to view out the windows. Remove any clutter around window areas. Clean windows
Create counter space. Store away extra appliances. Put away dish racks, soap dishes and other clutter. Remove magnets from refrigerator.
Aim for neutral décor. De-personalize your teenager's room, the family room or other areas by removing wild posters or items that could be construed as offensive.
Increase the wattage. Pay attention to the laundry room, kitchen and bathrooms. Prior to showing, turn on the lights in every room.
Family photos. Place family photos throughout your home, especially in living room, bedrooms, and family rooms.
After you have completed these inexpensive items, stand back. Ask a friend to view your home. Is it warm and inviting? Does it look comfortable and spacious? Is the aroma pleasant? When you create a positive, warm environment it's likely you're buyer will feel the same way.
How to pass your home inspection
Every home buyer wants the security of knowing that the home he is considering purchasing is good beneath the surface. That is, will the roof leak? What about the plumbing? Has the basement flooded? Ensuring that the areas listed below are in order will help you pass inspection with flying colors. Also, when you know what to look for, you can prevent little problems from growing into costly and unmanageable headaches.
Problem plumbing
Defective plumbing usually manifests with leaking and clogging. Looking under
sinks and pipes can detect leaks. Water pressure can be determined by turning
on all the faucets in the highest bathroom and then flushing the toilet. The
sound of running water indicates undersized pipes. If dirty water appears when
you turn on the faucet, it could indicate that the pipes are rusting.
Damp or wet basement
A white mineral deposit on the walls and basement floor indicates water seepage.
A mildew odor might also be present. Sealing a crack in or around your basement
foundation, depending on severity and location, runs from $300 - $1,000. To
waterproof an average 3 bedroom home, estimate around $5,000 - $15,000.
Insufficient wiring & electrical
Your home should have a minimum of 100 amps service, clearly marked. Wire should
be copper. Octopus plugs indicate inadequate circuits and are a fire hazard.
Faulty heating & cooling systems
The most common causes of poor heating are insufficient insulation, and an inadequate
or a poorly functioning heating system. A clean furnace, without rust on the
heat exchanger, typically has a life span of 15-25 years. A cracked heat exchanger
on a forced air gas system could emit deadly carbon monoxide into the home.
Unrepairable, it must be replaced if damaged.
Roofing defects
Water seepage through the roof results from deterioration of the asphalt shingles
(e.g. curling or splitting), or damage from a storm. When water is not properly
directed through gutters and downspouts, or gutters leak, this could result
in major internal problems.
Damp attic spaces
Aside from basement dampness, problems with ventilation, insulation and vapor
barriers can cause water, moisture, mold and mildew to form in the attic. This
can lead to premature wear of the roof, structure and building materials. The
cost to fix this damage could easily run over $2,500.
Rotting wood
Rotting occurs from exposure to elements, and is most prevalent on doors, window
frames, trim, siding, decks and fences.
Masonry work
Left unattended, smaller repairs can lead to problems with water and moisture
penetration into the home which could lead to a chimney being clogged by fallen
bricks or even a chimney which falls onto the roof.
Adequate security features
These basic safety features should be functioning properly: locks on windows
and patio doors, dead bolts on the doors, smoke and carbon monoxide detectors
on every level.
Structural/foundation defects
Investigate the underlying footing, basement and foundation to ensure structural
integrity.
Keeping these items in mind as you walk through your home, will help you provide for any future costs and disappointments. A professional realtor has many resources in place to assist you. They can recommend a professional inspector, repair services or any other housing related need you may have.
Making repairs prior to the sale
New. Just replaced. Upgraded.
Such sweet music to any buyer's ears.
Before your real estate agent puts the "For Sale" on your lawn, it's likely that you'll need to make some repairs and improvements. But what kinds of repairs should you make? Do you repair larger items? Do you totally upgrade the basement? Do you hope nobody will notice?
A home in move-in condition appeals to more prospective buyers. It's a given rule in real estate that a house in good condition sells more quickly than one that requires upgrading. If your home is well maintained, and shows well, many buyers could possibly make you an offer. With multiple offers, the price is likely to rise. This is not unusual in a hot market.
A home requiring a lot of work is less appealing to some buyers. Some people don't have the time, money, or the inclination to complete the repairs. First-time buyers and those with a busy lifestyle generally want a maintenance-free home.
When considering repairs on your home, consider the market and your neighborhood. In a hot market, perhaps you won't need to do anything. Perhaps, in a buyer's market your repairs and upgrades should be completed so you get the best possible price.
Home inspections are popular
Many buyers will request a home inspection. This could work for or against a
seller. Depending upon how it's written into the contract, a buyer could terminate
the contract upon unsatisfactory findings, or if specified repairs are not completed.
He or she could also re-open negotiations. An unhappy buyer could also request
a substantial discount for the cost of the repairs. The seller pays for it now,
or later.
Don't get carried away
Dollar-for-dollar, not all home improvements raise the value of your home. It
depends on the cost and type of improvement. You could spend $30,000 on a backyard
paradise, complete with mature trees, waterfalls, rock gardens and sprinkler
system. Will this mean your property is instantly worth an additional $30,000?
Unlikely.
Many buyers like the idea of a garden and backyard. But a simple, attractive
yard with a nice fence, swing set and flowerbeds is adequate. Most people are
unwilling to place a $30,000 premium on a garden. If you spent $25,000 on Italian
marble for your bathroom you'd likely have the same result. While you're willing
to pay the price, it may not significantly increase the value of your home by
the same $25,000.
When you're considering renovations to your home, consider the cost and the
neighborhood. Select renovations that won't stretch your budget. Be mindful
not to over improve your home in regard to the neighborhood. When it comes to
buying a home, buyers seek the least expensive home in the most expensive neighborhood
they can afford. If your home has too many improvements, it may be priced at
the high end of the local market. From a selling position, you may not get the
best price. It may also take longer to sell your home. And, the longer your
home stays on the market; you're more inclined to reduce the price to ensure
a sale.
Perhaps you're planning to move in a few years and hoping to recover the costs.
Canada Mortgage and Housing Corporation suggests the following as a payback
range of typical renovations:
|
68-74% |
|
64-71% |
|
62-66% |
|
62% |
|
49-56% |
|
50-52% |
|
48-50% |
|
45-49% |
|
40-42% |
|
38-43% |
|
33-39% |
Simple SENSES can sell your home
Chances are, if you're selling your home you'll have many buyers viewing your home. You'll have open houses and buyer meetings. This may take place over several days, or several weeks. If your home is in top condition, many potential buyers will want to inspect your home. The more buyers, the more likely you'll sell your home, faster.
While you want to expose your home to as many buyers as possible, don't forget to use some common SENSE for these showings. Usually, when a buyer is looking for a home, he'll meet with a realtor and spend several days looking at houses, from dawn ‘til dusk. The realtor provides feature sheet for each property. A buyer will spend anywhere from a few minutes to an hour or more at each home, eliminating those homes that don't fit his needs. With so many homes to view, the details of a specific home can become blurred. That's why it's common for a home buyer to rely upon impressions, feelings and comfort level when considering a home.
When it comes to selling your home, there is much you can do to increase the comfort level, and impression level of potential purchasers. In fact, with some attention to the four SENSES, you'll make your home much more appealing. Most important, you'll create and impression, buyers can't resist.
Sense of smell
Remember mom's home made apple pie or bread? Nothing says warmth, comfort, and
security like the combination of vanilla, nutmeg, cinnamon and wheat, baking
in the oven. You don't have to bake each time a prospective buyer arrives. There
are many easy ways to introduce pleasant smells into your home.
- Place a piece of bread (sprinkled with cinnamon, vanilla, nutmeg, or cloves) into the oven on a low temperature for a few minutes.
- Purchase frozen bread dough. Follow baking directions. It's simple and easy.
- Have a bakery prepare two dozen unbaked cinnamon buns. Freeze. It only takes a few minutes to defrost. When you're expecting a buyer, pop two or three into the oven, at 425 degrees for about 30 minutes.
- Place a few drops of vanilla on light bulbs. Turn on all the lights prior to a showing.
- Purchase an inexpensive potpourri cooking pot. You can add fragrance with oil, beads, spices, or perfume. Leave it simmer and refill every two or three days.
- Add a few drops of vanilla, nutmeg or cinnamon to a pot of water and let simmer for a few minutes.
A word of caution. Too much fragrance can be unpleasant and distracting. People may wonder what you are trying to hide with an overpowering effect. Buyers will also remember the lingering garlic, onions and curry long after they've forgotten the color of the bedroom walls.
Sense of Sight
Visual enhancements can add color, warmth, texture and atmosphere to your home.
Colorful pillows, vases with flowers, plants, and attractive afghans provide
the feeling of a bright and cheerful home.
A word of caution. Too many decorating items create a cluttered, crowded feeling.
Neutral decorating tends to work best. Anything unusual usually distracts the
buyer.
Sense of Hearing
Gentle background music can provide a relaxing atmosphere for the viewing. Find
some "elevator music," that is non-offensive and easy on the ears.
Sense of Touch
Be sure that all high-traffic surfaces are clean and clutter free. It's not
uncommon for a potential home buyer to run their hands over a bathroom sink,
or a kitchen counter. When surfaces are clean and freshly disinfected, you create
a cared for feeling.
When you pay attention to smell, sight, hearing and touch, you'll present a more attractive atmosphere for a potential buyer. When you give your home these inexpensive touches, you can help pay big dividends with buyers.
Upon listing your home, buyers will want to take a tour. As buyers are thorough when it comes to inspecting a potential home, you'll want to keep everything in order, at all times. While it may be inconvenient to be especially tidy during this time, you'll reap the rewards by presenting your home in the best possible light. When your home is clean, organized and in show condition, it will stand apart from the many others a potential buyer has seen.
The first step to making your home ready for showtime is a lock box. This device makes showing your home very convenient. Other realtors can show your home, without having to locate the key each time, or making an appointment. You place your house key inside this box, and attach it to a convenient place. Only realtors, bonded and approved by the local real estate board, have an assigned code to access this box. Codes are changed each month. The box also records the codes of the realtors who have recently visited your home.
Your home should always be available for viewing. Most agents will call you and give you a few hours notice prior to showing your home. Be cooperative and unless absolutely unavoidable, don't cancel the showing. Buyers like to see a home as quickly as possible. This, however, works to your advantage. When a buyer sees a home quickly and likes it, you'll get an offer sooner, rather than later.
Treat yourself
Buyers like to have complete access to your home. Some, however, may feel reluctant
to view your home as thoroughly as they would like if the seller is home. When
you give buyers the opportunity to fully explore your home, you're sending a
positive message – you have nothing to hide. When your home is being shown,
take yourself out for coffee, go shopping, or take the kids to a park. If you
have to be at home, be sure to remain in one room, out of the way. While it
is appropriate to greet buyers at the door, don't volunteer any information.
Simply say, "nice to see you," and let your realtor handle it from there.
Lighting
Prior to the buyers arrival, turn on all the indoor and outdoor lights – even
during the day. At night, a well-lit homes creates a lived-in, warm impression
when viewed from the street. In full light, during the day, full lighting diminishes
the harsh shadows created from sunlight. In full view, your home looks inviting,
welcome and ready for a new buyer.
Fragrances
Avoid using scented sprays. They tend to be very obvious, and in most cases,
too overpowering. A buyer may get the wrong idea. Many people also have allergies.
For a pleasant aroma, have a potpourri pot simmering. Even better, keep the
pot simmering throughout the entire time your home is listed. It's a simple
matter to keep a potpourri pot filled with water and fragrance, rather than
scrambling each time a buyer visits. You might forget this important element
to a successful sale. Another idea is to prepare some baking (either yourself
or from a bakery) such as cinnamon rolls, or other bread product. Put these
unbaked pieces in the freezer. Before you head out for coffee set your oven
on a low temperature (275 – 300 C) and let the baking warm your home. When you
get home, after an hour or so, you'll have fresh baking waiting for you.
Pet management
Be sure to advise your realtor of any pets you own. If possible, try and have
a neighbor or family member board your pet while you are showing your home.
Pets may become confused and disoriented in the presence of visitors. When you
are out of the house during the showing, perhaps you can take your pet with
you.
If your pet has to remain at home during the showing, try to keep it contained in the backyard (for dogs), or perhaps a specific room for indoor cats. Be sure to post a sign on the door, in consideration of your visitors, and the cat. Frequently, noise and unfamiliar people frighten cats. They usually hide until things are back to normal. Some however, may panic and try to escape.
Remove all garbage
Be mindful of the kitchen and bathroom areas, the places where buyers tend to
scrutinize the most. Be sure these areas are clean and disinfected prior to
showing. All garbage should be removed, even if the garbage is kept under the
sink. Buyers look everywhere. Kitchen garbage bags are an inexpensive item,
when you're considering the impression you want to make on a potential buyer.
Keep your home tidy and organized
While it will take more effort than normal keep your home clean and organized
throughout the listing period. It's worth it to get up a few minutes early to
make the bed and wash the dishes. Pick up papers. Organized the mail. Throw
out magazines or stack them neatly on the shelf. Dust and vacuum as frequently
as you can. You want your home to look at its best – anytime a potential buyer
visits – and that could be at an hour's notice.