Preparing your Home through the eyes of a buyer
Your home should be in great condition before the first buyer walks through the door. You can only make one 1st impression, so, make it as good as you can. The effort put into repairing and cleaning your property is likely to be returned in a fast sale at an attractive price. The more items you can do, the better the first impressions will be for the prospective buyer(s).
Before you put your home on the market prepare your home for showings by ridding yourself of clutter. Closets, walls, kitchen cabinets, drawers, vanities, shelves, garages, attic space and everywhere else you see it. This is a great time to dispose of the items you no longer need or haven’t used in years. That lava lamp from the 70’s - Throw it away, give it away or try to sell it. If you just can’t get rid of it for sentimental reasons then box it up and get it out of sight. Moving is hard enough the first time, don’t pack it up just to move it and then throw it away later.
After you’re done removing the clutter it’s time to put the gloves on and thoroughly clean your home. Clean every surface – floors, walls, countertops, baseboards, windows, window tracks & frames and don’t overlook the unfinished portion of the garage and basement full of cobwebs and dirt. Again, look through the eyes of a buyer and clean the remaining areas of concern.
Buyers, it's said, buy with their noses. Make sure your home smells fresh and inviting. Odors are a big one, especially kitchen odors. I advise my clients not to cook fried food, fish or greasy food while the house is on the market. Some pet owners mistakenly believe pet smells to which they've become accustomed help make their abode homey. Nothing could be further from the truth. If you're a dog person, you tend to think everyone else is a dog person, but the truth is, 50 percent of the population hates dogs and doesn't want to be near them. Pets in the home? You have to deal with that. It's important to get rid of pet paraphernalia and have a pet plan to make sure the animals are not around when the house is shown. A lot of times, people will leave pet items out - dog dishes, cat litter boxes, etc. That immediately turns off a buyer because they wonder, 'What has that animal done in the house?' Also, some people really don't like dogs. The minute they walk in and see this big, old dog bowl, they immediately won't like the house. The same rules hold true for smokers: Remove all ashtrays, clean all curtains and upholstery, and consider smoking outdoors while your home is on the market.
If you know it leaks, drips, needs tightening, painting, replacing or just needs updating, then take the time now to make corrections. You ask why should we make any corrections. Let’s say the home inspection turned up a number of items and the buyers requested a list of items to be corrected only to be told “no way take the highway” what will you say to the next offer when they present you with a similar list. Are you willing to lose that much time and start over? Your best approach to sell a home “as-is” will be to price accordingly to the amount of work required to bring the property to move in condition. Fix up your home before listing it. When it comes to a buyer’s home inspection, the little things add up to a lot and the big things can be very expen$ive. Mitigate your losses early and fix the items that need correction while you have the time and can get the best price. Often times, many of the items on your list can be corrected by a handyman and priced out at handyman rates.
You will not have to do everything on the list, just be aware the home will need to be priced accordingly to the condition.
Problems uncovered during a buyer’s inspection may cost you later in specialized rates and a narrow window of time to get your bids and have the corrections completed. Buyers will likely ask for licensed trades people including, plumbers, electricians, roofers, HVAC and other specialized fields to perform the corrections and ask for an invoice as proof of completion. I know of a seller that paid $150 to have a $3 defective light switch replaced and the electrician was completed in 15 minutes.
Dress up your home to Sell! Before leaving the house for the day:
First impressions.
Often, while waiting to be let in, the first thing a buyer looks at closely is the front door.
The kitchen is often the most important room in the house. Make it bright and attractive.
Bathrooms are the second most important rooms in the house. Make sure they are clean, bright, and smell fresh.
Clean and organize the basement area.
The living room
Bedrooms
General Repair and/or service
Most bang for the buck
Major upgrades – any major upgrade or remodeling will not only show better but will also net more in the overall sale price. If you were planning on remodeling the kitchen or bath rooms and just haven’t gotten to it yet, you may want to consider making only small improvements to get you by. Although your returns would be substantial more with a remodel it is unlikely you would yield as much as you sunk into the project. In the current market with low inventory and aggressive buyer demand consider selling your home without the additional improvements and price accordingly. Your net proceeds will likely come out higher than if you make the improvements and must raise the price significantly to recover your costs.
Before you put your home on the market prepare your home for showings by ridding yourself of clutter. Closets, walls, kitchen cabinets, drawers, vanities, shelves, garages, attic space and everywhere else you see it. This is a great time to dispose of the items you no longer need or haven’t used in years. That lava lamp from the 70’s - Throw it away, give it away or try to sell it. If you just can’t get rid of it for sentimental reasons then box it up and get it out of sight. Moving is hard enough the first time, don’t pack it up just to move it and then throw it away later.
After you’re done removing the clutter it’s time to put the gloves on and thoroughly clean your home. Clean every surface – floors, walls, countertops, baseboards, windows, window tracks & frames and don’t overlook the unfinished portion of the garage and basement full of cobwebs and dirt. Again, look through the eyes of a buyer and clean the remaining areas of concern.
Buyers, it's said, buy with their noses. Make sure your home smells fresh and inviting. Odors are a big one, especially kitchen odors. I advise my clients not to cook fried food, fish or greasy food while the house is on the market. Some pet owners mistakenly believe pet smells to which they've become accustomed help make their abode homey. Nothing could be further from the truth. If you're a dog person, you tend to think everyone else is a dog person, but the truth is, 50 percent of the population hates dogs and doesn't want to be near them. Pets in the home? You have to deal with that. It's important to get rid of pet paraphernalia and have a pet plan to make sure the animals are not around when the house is shown. A lot of times, people will leave pet items out - dog dishes, cat litter boxes, etc. That immediately turns off a buyer because they wonder, 'What has that animal done in the house?' Also, some people really don't like dogs. The minute they walk in and see this big, old dog bowl, they immediately won't like the house. The same rules hold true for smokers: Remove all ashtrays, clean all curtains and upholstery, and consider smoking outdoors while your home is on the market.
If you know it leaks, drips, needs tightening, painting, replacing or just needs updating, then take the time now to make corrections. You ask why should we make any corrections. Let’s say the home inspection turned up a number of items and the buyers requested a list of items to be corrected only to be told “no way take the highway” what will you say to the next offer when they present you with a similar list. Are you willing to lose that much time and start over? Your best approach to sell a home “as-is” will be to price accordingly to the amount of work required to bring the property to move in condition. Fix up your home before listing it. When it comes to a buyer’s home inspection, the little things add up to a lot and the big things can be very expen$ive. Mitigate your losses early and fix the items that need correction while you have the time and can get the best price. Often times, many of the items on your list can be corrected by a handyman and priced out at handyman rates.
You will not have to do everything on the list, just be aware the home will need to be priced accordingly to the condition.
Problems uncovered during a buyer’s inspection may cost you later in specialized rates and a narrow window of time to get your bids and have the corrections completed. Buyers will likely ask for licensed trades people including, plumbers, electricians, roofers, HVAC and other specialized fields to perform the corrections and ask for an invoice as proof of completion. I know of a seller that paid $150 to have a $3 defective light switch replaced and the electrician was completed in 15 minutes.
Dress up your home to Sell! Before leaving the house for the day:
- Put all dishes away in the cabinets or dishwasher.
- Apply the shine by wiping all faucets and sinks after use.
- Turn on lights in hallways and dimly lit areas.
- Place all dirty clothes in a hamper and do not allow to pile up
- Open all blinds to flood the home with natural sunlight.
- Stage empty rooms or areas.
- Display color coordinated hand and bath towels in the bath and kitchen before you leave for the day. (Intended for display, not use)
- Kitchen counters wiped down with a minimum of appliances and clutter.
- Kitchen table uncluttered, with a potted plant or candle arrangement as a focal point.
- Storm door glass cleaned daily as needed.
First impressions.
- As buyers approach your property the first time, impressions are formed quickly.
- Paint exterior – this can do more for sales appeal than any other factor.
- Yard – Remove all toys, garbage, garden tools and other items from view. Clean up the entire yard - front, back and sides.
- Keep overhead garage door closed.
- In season – potted flowers on the front entryway.
- In season – keep a well groomed lawn.
- In season – keep the sidewalk and driveway shoveled of snow.
Often, while waiting to be let in, the first thing a buyer looks at closely is the front door.
- Put new paint on the front door.
- Replace the front door mat with a new one.
- Sweep and wash concrete entry way of stains.
- Leave a potted plant in the entry way.
- Clean cobwebs from the home especially around any lamp fixtures.
- Clean all exterior windows and frames.
- Repair any window screens that may be torn.
- Repair or replace any damaged or broken shutters.
The kitchen is often the most important room in the house. Make it bright and attractive.
- Thoroughly clean every surface of the kitchen. All glass, cabinets, countertops, walls, flooring, and appliances.
- Remove any excess storage items from cabinets i.e. pots, pans, storage containers, baking goods, utensils’, excessive dishes, silverware, spices etc. Create an illusion of space so the home feels large enough for the prospective buyers.
- Remove excessive appliances and stuff from the kitchen countertops. Remove your personal treasures from your refrigerator door. You’ll want the buyers to see the home as neutral as possible so they can imagine through their own eyes how the home will look with their treasures and stuff.
- Create a pleasant fragrance in the kitchen (i.e. vanilla, cinnamon).
Bathrooms are the second most important rooms in the house. Make sure they are clean, bright, and smell fresh.
- Clean and shine all surfaces.
- Clean tile and grout lines.
- Remove stains from toilets and bathtubs
- Remove excessive items from countertops and store out of sight.
- Polish all fixtures and mirrors.
- Hang bright fresh towels.
- Install a new shower curtain and replace worn throw rugs.
- Use air freshener or candles.
Clean and organize the basement area.
- Buyers take a close look at the basement of a home. They will look for faulty wiring, leaky pipes, and signs of any other repairs needed.
- Clean out basement and dispose of everything that you will not be taking with you.
- Remove excessive furniture and other stuff that does not help the basement look presentable. Neatly store these items in the garage or at an offsite storage locker.
- Thoroughly clean around the mechanical areas including the washer & dryer, furnace, hot water tank and any other mechanical equipment.
- Clean all windows and window tracks.
- Replace any light bulbs that may not be operational. If the basement lighting is dim then install several floor or desk lamps to help illuminate the basement.
- Thoroughly vacuum all flooring or steam clean as needed.
The living room
- Put big furniture in storage so rooms are not cluttered or crowded.
- Clean out the fireplace and place unburned logs in it.
- Vacuum all flooring and steam clean as needed.
- Polish all woodwork.
Bedrooms
- Beds made
- All surfaces clean
- All laundry put away
- Windows and tracks cleaned
- Vacuum all flooring and steam clean as needed.
- Clear out unnecessary clothing, shoes, and stuff in closet and place in storage.
- Floor free from clutter
General Repair and/or service
- Gutters clean of leaves and seed pods.
- Missing shingles replaced.
- Repair damaged or missing window screens.
- Water hoses rolled up and put away.
- All lighting operational
- Any/all plumbing leaks/drips are repaired.
- All sink, shower, bath and floor drains should drain properly.
- All switches and outlets in working order and cover plates in place.
- Furnace serviced and filters replaced.
- Repair any faulty appliances included with the sale.
- Ensure all exterior door locks are operational and will secure.
Most bang for the buck
- New paint
- New/clean/stretched carpet
- Modern light fixtures
- Modern plumbing fixtures
- Clean, Clean, Clean
- Glass storm doors and windows shine
- Well manicured lawn
- Removal of oil stains from garage & driveway
- De-clutter including closet areas to create the illusion of space
Major upgrades – any major upgrade or remodeling will not only show better but will also net more in the overall sale price. If you were planning on remodeling the kitchen or bath rooms and just haven’t gotten to it yet, you may want to consider making only small improvements to get you by. Although your returns would be substantial more with a remodel it is unlikely you would yield as much as you sunk into the project. In the current market with low inventory and aggressive buyer demand consider selling your home without the additional improvements and price accordingly. Your net proceeds will likely come out higher than if you make the improvements and must raise the price significantly to recover your costs.
