TIPS FOR SELLERS:

Staging a garden patio area so the buyers can imagine themselves relaxing there

             A) THE BASICS OF STAGING YOUR HOUSE FOR SALE

             B) TIPS ON SELECTING A REALTOR

             C) QUESTIONS TO SCREEN YOUR REALTOR

             D) 6 RULES TO SELLING YOUR HOME FASTER AND FOR MORE MONEY

             E) 100 WAYS TO SELL YOUR HOME FASTER AND FOR MORE MONEY

Develop a plan and prepare your home to be ready for OPEN HOUSES. Most buyers will have already seen your home on the MLS listings. Look at the photos of your property and try to imagine what buyers will like and dislike and develop your sales plan accordingly.

A) THE BASICS OF STAGING YOUR HOUSE FOR SALE

Bring in a designer or better still, a professional home stager to help point out decorating ideas and overlooked problem areas of clutter. When you live in a space, you get used to a space and don't see what others see. Consider outside expert advice in staging your home The cost is usually recovered in an improved selling price and quicker sale.

Staging your home for sale -  click to view examples of staging

                         living room             bedroom            dining room              den              powder room

Place flowers and/or a featured magazine on a coffee table in the living room

Use bright pillows or a throw blanket to add color to a room

Placing utensils by the fireplace adds authenticity and atmosphere

A warm coloured decoration by the front door adds a welcome

A hanging basket of plants is a welcome invitation to enter

Set the dining room or kitchen table with attractive settings to create decor and style in any presentation. Use candles, plants or a or fruit bowl as a centerpiece

An cookbook on the countertop helps in the kitchen, especially if complimented by the aroma of baked goods in the oven

Beds with coordinated covers, pillows and curtains and silk flowers on the dresser will make bedrooms more comfortable

Decorate bathrooms with guest towels and scented hand soaps.

Replace old or worn shower curtains with bright modern new colourful styles.

Clean up and organize the garage. Make it look as big as possible. Keep the floor clean and swept.

Park the car outside the garage.

Make sure the grass is cut, trimmed, weeded and green.

The driveway should be power washed and the garden free of weeds and dead leaves raked and cleaned up.
Remove unnecessary distractions and set the rooms at a comfortable temperature. Turn off the TV.

Family, children and pets should vacate the house if possible during showings.

Help the Realtor make the best effort to sell the house.

REMOVE PERSONAL ITEMS

Put away family photos, souvenirs, knick-knacks and personal items. These items may ne special to you, but the prospective buyer wants to imagine their own personal items in your space. Removing personal items helps that process.

STRIVE FOR CLEAN AND CLEAR SURFACES

Clear off counters in kitchens and all bathrooms, put away small appliances and personal items. Clean counter and flooring all surfaces and consider adding décor such as flowers or plants.

CREATE OPEN SPACE WHERE POSSIBLE

Remove and store extra furniture to create open areas that promote easy foot traffic through your home.

TIDY UP STORAGE SPACES

Clear out closets, basements and garages as prospective buyers are always on the lookout for ample storage space. Now is a good time to box up unworn clothes, toys and personal items for storage or charity.

QUICK FIXES AND NEEDED REPAIRS

Potential buyers will look for clues that the home is well maintained. Make it look like it is. How much work a house seems to require will impact the offering prices you receive, so it's beneficial to ensure that everything appears to be in good working condition.

Basic Checklist for Home Sellers:

BATHROOMS

Ensure all plumbing fixtures are clean and in good working order. Outfit leaky faucets with new washers and clean any visible stains on porcelain fixtures. Replace old, worn shower curtains and bath mats.

DOORS & WINDOWS

Spray lubricant on all hinges so everything operates smoothly. Potential buyers will be estimating their energy costs, so fix drafts by re-caulking windows and replace exterior doors if necessary. Clean windows inside and out.

WALLS AND FLOORS

A fresh coat of paint instantly transforms a space, making it to look neat, clean, and up-to-date. Try to fix obvious wall cracks and nail holes before painting. Steam clean carpets, wash floors and repair any damaged floor tiles.

HOME ODOURS AND ATMOSPHERE AFFECT FIRST IMPRESSIONS

Remove odours left behind by pets and smokers. Neutralize unpleasant smells. Replace burned out light bulbs and add new light fixtures if necessary in hallways, including basements, garages and closets.

CURB APPEAL

First impressions can mean a lot. Many people will drive by a listing and make a decision based on the home's curb appeal. Create a well-maintained entryway - to invite potential buyers. Maintaining a neat and attractive outside to the home to show buyers the house is well maintained and all is in good order..

LANDSCAPING

Consider planting a few bushes and colourful mature flowers to create an eye catching display. Ensure that your lawn is well manicured: mowed, watered and void of brown spots.

FRONT DOOR

Look critically at your front entrance: does the door or the railing need a fresh coat of paint? Polish the door handle and consider placing a new welcome mat.

FRONT PORCH

Adding plant colour can improve the look of the entranceway. Whatever the season, look closely to determine if any repairs are needed such as leaves to be raked, lawns to be trimmed, snow to be shovelled or loose cement or rotting wood to be replaced.

EVENING DRIVE BY

Many buyers will want to drive by your home in the evening. Leave outside light are turned on to best show of your home.

1. Consider any improvements that can be made to improve the curb appeal
2. Declutter the home as much as possible.

3. Clean windows, floors, counters, bathrooms, kitchens, storage spaces, etc.

4. Remove personal effects like family photos and special collectables

5. Neutral colours on paint and flooring are best.

6. Highlight your home's best features.
7. Outfit each room to its normal purpose.

8. Light your home to it's best advantage consider selected new light fixtures

9. Modernize window treatments

10. Flooring is an excellent investment for updating the look of your home.

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B) TIPS ON SELECTING A REALTOR

You may decide to sell your home yourself. If you have the time and patience to do so, the information in this report will be extremely useful. A Realtor brings several important assets to the table. These include:

1) Knowledge of the local real estate market: It is extremely important that your Realtor knows what similar homes have sold for and what other homes are on the market for now. He has to be an expert in comparative market analysis. and be prepared to put in the time and effort to make a thorough analysis.

2) Skill qualifying buyers: Many prospects are just tire kickers. Almost everyone wants to buy a home. Many people can actually afford a home. Only a few people are ready to buy a home. How do you know who is ready, willing, and most importantly, ABLE to buy your home. How do you know to whether to accept a contract from someone you do not know. You could easily find yourself spending a lot of time showing your home to unqualified prospects. Before even showing your home, a Realtor will qualify the prospective buyer by finding out how much he can afford to spend, whether he has or can qualify for financing, and how quickly he is able to move, among other things.

3) Marketing and Sales Knowledge. Because the Realtor is working the market every day, a Realtor has the contacts, connections and exposure to attract prospective buyers for you.

SELECTING A REALTOR

1. First to consider is reputation. Find someone with a proven track record of success.

2. Be sure to select a Realtor with a proven proactive marketing plan. Many Realtors simply rely on a sign in the yard, your listing in the computer, and a small ad in the home guide. You need exposure to as many buyers as possible.

3. Top Realtors know that buyers come from many places. It takes exposure on the Internet, email, relocation companies, mass mailers, newspaper, and even word of mouth. Find a Realtor who has a track record of getting exposure and sales.

4. Select a Realtor with an in-depth knowledge of your local market area. To be effective, a Realtor needs to be knowledgeable with all aspects of real estate

5. Select a Realtor you feel you can have a good working relationship with.

C) QUESTIONS TO SCREEN YOUR REALTOR

 An experienced professional Realtor will be happy to respond to these questions.

1. Can you provide references from clients whose homes you've recently sold ?

2. How many homes have you sold in your career? In the last five years? In the last 12 months?

3. What will you do to market my home beyond the conventional MLS listing?

4. Do you do direct response advertising that uses powerful headlines, compelling copy, and an offer and call to action to generate a response?

5. How long have you sold real estate full time?

6. What incentives do you offer other brokers to get them committed to selling my home?

7. Is your office fully automated with mobile phone, pager, voice mail, e-mail and fax, so we can stay in  touch?

8. Give me the reasons why I should choose you over the other agents in town.

9. How much time will you spend prospecting for buyers for my home?

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D)  6 RULES TO SELLING YOUR HOME FASTER AND FOR MORE MONEY

RULE # 1: CHOOSE A REALTOR WITH A PROVEN TRACK RECORD OF SALES

The single most important factor on the successful sale of your home will be your choice of Realtor. The right Realtor can make the process seem smooth and hassle free - even if it isn't. The wrong choice, on the other hand, could result in no end of hassles, frustration, delays and disappointment.

Less than 70 percent of homes listed for sale actually sell. At any given time there are far more homes available than qualified buyers. If you want to sell your home quickly, for the best possible price, your Realtor will need to work the market, not just "list the property and move on".

RULE # 2: Carefully analyze your needs by consulting experts

This could include an accountant or financial advisor, Realtor, banker, attorney, investment strategist, insurance Realtor, etc. Selling a home can have a significant impact on your financial picture and produce repercussions that continue long after the deal is closed. Evaluate your goals in selling your home carefully.
Consider the tax implications, estate planning and other financial consequences and even the emotional impact on various members of the family. How you structure the deal, what kinds of terms you can accept, and how you price the home may vary greatly depending on your specific needs and circumstances. For example, if you need to sell quickly because you're starting a new job in another part of the country, you may price the home lower than you would if you had more time to sell.

RULE # 3: Avoid over pricing or under pricing your home.

Getting the price right is critical to a successful sale. Too low, and it may sell quickly, but you could end up without enough money to facilitate a move or new home purchase easily. You might end up feeling dissatisfied. Too high, and you could sit on the property for months or years.
Here are some common misconceptions about pricing. Current price is a factor of original purchase price. The fact is markets change. Your home could be worth a lot more, or a lot less than when it was new. Thinking that all improvements add to the overall value of the home is a misconception.  Many homes are over improved for their size or neighbourhood. Some improvements add value, such as the addition of a garage or extra rooms in the basement. But others are a matter of taste and style. Don't necessarily expect your favourite improvements to mean anything at all to your prospective buyer.
What would it cost to replace? Replacement value is not a valid measure of existing property value.

Overpricing could cost you far more in the end than you hoped to gain. You may end up selling at less than market value. If your home is overpriced, buyers in that price range will probably select larger homes in favour of yours. At the same time, your best prospects may never see your house if it is listed too high and is therefore out of their range.

The house will remain on the market longer adding to your  costs and ultimately you may have to cut the price below market value to sell the property.

A new listing creates excitement in the market. Realtors working with buyers who are waiting for something new to become available bring their prospects. Your home will get the most activity and you're likely to see the highest and best offers during the first 30 days.

If your price is too high, you  may may miss your opportunity. Eventually your listing might become stale. It gets a reputation in the real estate community that's tough to overcome, even after you lower the price.

If your home is on the market too long, you may find yourself having to justify the price to a questioning buyer. You may lose your negotiating edge and end up accepting too low an offer in the end.

The lender has to be able to justify the price the buyer is paying. If the appraisal doesn't support your price, you could lose the deal even after the offer has been accepted.

Overpricing your home helps the sale of other more competitively priced homes in your market. Buyers will see similar homes at a lower price and think they're getting a better deal.

RULE # 4: Get a proper comparative market analysis or professional appraisal

So how do you come up with the right price? It starts with the Comparative Market Evaluation. This evaluation is a comparison of other properties in your area that have recently sold. You will be able to compare size, age, condition, amenities and other variables with your own home. You will also see the listing price and sale price.
This information can be extremely valuable in pricing your own home.

Getting a broader market overview will give you additional helpful information when pricing. By finding out the total inventory of homes similar to yours and the average amount of time these homes remain on the market, you'll be better able to price your home competitively. Once you've done your homework, you should have a good idea of the range in which your home should be priced. Which end of that range you should be on will depend on some other factors.
 

RULE # 5: Address the condition of your home. Prepare it for quick sale at top dollar.

The physical condition and appearance of your home are the factors over which you have the greatest control. They can also make a difference in thousands of dollars in your pocket at the time of the sale.

See the tips on repairs and home inspection issues below.

RULE # 6: Use a proactive professional marketing approach.

Look for advertising that promises benefits to the home buyer and is designed to produce a specific response. It should be bold, compelling and invite the reader to take specific action.
 

Repairs

If it needs repair, fix it. Put yourself in the shoes of your buyers. Most will not want to purchase a home that has a lot of little things wrong with it. A poorly maintained home will affect the confidence of your buyers. If the little things aren't taken care of, what about the the major things, like roof, furnace or hot water tank. You'll also be giving reasons to make a lower offer by not repairing damaged or un-maintained property.

Major problems must be disclosed to the buyer. Either fix them in advance of listing the property or leave an allowance for the repair, if you can't afford to do it before the sale. Keep in mind that the allowance you leave will probably have to be greater than the actual cost of doing the repair yourself. Whatever you do, don't try to sneak something by. Act ethically at all times.

Make sure major systems such as heating, hot water, electrical switches, appliances, and plumbing fixtures are in good working condition.

The following is a home inspection checklist that buyers and a professional home inspector will be looking for.

Home Inspection Checklist

Exterior:

Foundation: look for holes or significant cracks or settling.

Check rain gutters and down spouts for gaps, sags, or missing sections

Check the siding for warping or weather damage

Check the paint for blistering or peeling

Check the doors and windows for cracks, loose caulking or missing trim

Check the roof for leaks, worn spots, remaining shingle guarantee

Inspect the chimney for cracks, water egress, flashing problems, or  loose bricks

Check the driveway and  sidewalks for overall condition, cracks, holes, or settling

Review the landscaping for condition and appearance

Interior

Carefully review the overall structure

Check floors & stairs for squeaks, strength and straightness

Check the plumbing for the general condition of pipes, any cracks, clogs, or leaks

Check the heating and cooling system for the level of maintenance and working condition

Check the electrical system for age, capacity, condition, outlets, grounding, and code violations.

Check the insulation for adequacy and overall efficiency

Examine the walls for cracks, loose plaster, or any signs of water ingress, water stains, or leaks from above

Check the kitchen appliances, the main  plumbing fixtures, ventilation of the house and the condition of flooring

Cleaning is the single most important selling preparation step

If you want top dollar on a sale, presentation is everything. Make sure your house is clean and try to make it sparkle.

Neutralize the main colours in the house and stick with neutral colours

When selling a home, your objective is to make it appeal to the broadest cross-section of potential buyers.  Ask yourself how many potential buyers could move in with their furniture without having to repaint the walls or replace the carpeting. Neutral colour is key to presentation on sale. Consider repainting rooms in off white or more neutral tones replacing unusual colours. Replace old, worn, or dated carpets and flooring if possible, or make allowance in your pricing for the buyer to do so after the sale. Repainting and replacing carpet are the two items that often recover your investment the fastest.

Presentation of an uncluttered warm clean and inviting look is most important

How you present your home when buyers come to view it will have the biggest impact on the sale. A cluttered, dark, or untidy home prevents buyers from seeing and experiencing your home's most desirable features. Consider the feel of the house when you enter it. Try to create an atmosphere of warmth, comfort, and cleanliness. The following suggestions will help keep your home at it's best for buyers.

 The more spacious it feels, the better.

Use lighting to your advantage. Open drapes and blinds during daytime showings. Turn on lights to create an open, spacious feeling. This includes closets and storage areas. Add lights if necessary in an area that's not well-lit.

Arrange furniture to give a sense of openness. Consider removing some furniture if necessary

Shelves and walls should be tastefully filled but not cluttered. Remove or dispose of the excess

Pick up shoes, clothing, toys, and other personal items before showing the home

Remove off-season clothing from closets, leaving as few items on shelves and floor as possible

Offensive odours can destroy the appeal of an otherwise attractive home, while pleasant scents can enhance that emotional tug.

If you have smokers in the family, have them smoke outside during the period that the house is being shown. Have carpets, furniture, and drapes cleaned if smoking or cooking odours permeate your home.

Pet odours are particularly damaging. Replace carpeting that smells of pet urine it will threatens the sale of your home.

To prevent the smell of dampness or mildew, don't allow damp towels or laundry to accumulate in closets or hampers.

Once you've eliminated any problem smells, you can add some appealing ones like fresh flowers, baking bread, or a bowl of lavender, cedar, vanilla, or cinnamon.

A bowl of fresh fruit on a kitchen table in summer can create a strong appeal.

E) 100 WAYS TO SELL YOUR HOME FASTER AND FOR MORE MONEY

Open the drapes, pull up the shades and let the light in throughout.
Turn on all lights, day or night. Open the curtains during the day
Install high watt light bulbs to show your home brightly
Remove clutter from each room to make them seem larger
Try to make your home look as spacious as possible
If there is a fireplace, feature it with the decor.
Keep your home as clean, dust free and vacuumed as practical, at all times
Make a family plan to get the home tidy and in order quickly if necessary
Air out your home one half hour before each showing if possible
Lightly spray the room with air freshener so that it has a chance to diffuse and air before buyers arrive
Microwave a small dish of vanilla twenty minutes before the showing and place it in an out of the way place in the kitchen
Create a master suite effect in your decorating
Make sure that beds are made and the linens and curtains are fresh and clean
Organize your closets, remove unnecessary items and put them in storage during the selling process
Bathrooms should always be kept spotlessly clean
Do not leave towels around and wipe down the shower areas after each use
Recaulk if bathroom caulking is not clean and white.
Put out fresh towels and decorative soap for showings
Set the table. Highlight the dining room.
Keep the kitchen spotlessly clean.
Removing small appliances from the counters to make then look less cluttered.
Highlight an eat-in area in your kitchen with a table set for dinner
Shampoo the carpets at the start and vacuum them regularly.
Consider replacing carpeting that will not come clean.
Improve the flow through rooms and create space by removing unnecessary furniture, personal effects, hobby and children's items.
Clean the grease from range hoods, ovens, stove tops, and walls.
Clean the fireplace and keep it clean in the winter.
Remove family photos while your home is under contract. Prospective buyers will visualize the home as their own.
Remove unnecessary items from the attic, basement, garage, tool shed, and the storage areas.
Rent a storage area for these items or have a yard sale to get rid of as much as possible.
Remove unnecessary items from all closets. Put unnecessary items in storage
Repair the front door bell if it doesn't work.
Invest in a new door mat
Make sure the front door, storm door, screen door work properly.
Create spacious feeling using decorating mirrors, rugs, accents and by removing unnecessary clutter.
Clean everything in your home from top to bottom.
Wash all windows, inside and out.
Curtains should be fresh, clean and attractive.
Clean all light bulbs, light fixtures to brighten the home
Remove all smoke odours, pet odours, and any other unusual odours.
Remove unnecessary items from all closets. Create the feeling of spacious closets. Put all unnecessary items in storage or invest in under-the-bed storage boxes
Remove posters and adhesive from walls and doors and putty any damage.
Depersonalize teenagers' rooms and decorate in a neutral manner.
Clean or paint the basement walls and floor.
Paint inside walls with off-white paint. Use two or more coats to cover bold, bright or dark walls
Walls should be painted to brighten the home and make it look bigger and more modern.
Repair or replace all doors, closet doors, or windows and screens so that they open properly
Repair any damaged handrails
Repair or replace broken tiles on walls, floors or in showers and tubs
Repair or replace loose or dangling wall paper
If the basement shows any signs of water or structural damage it may be necessary to obtain a structural engineer's report
Replace all toilet bowls if you cannot get them spotlessly clean
Replace shower curtains and keep them clean
Replace the washers in faucets and remove rust stains form basins
Water and trim all plants.
Use plants in transitional areas of your home between inside and out
Remove extension cords and exposed wires
Open doors to areas you want the potential buyer to see such as walk-in closets, pantries, attic, basement, etc
Close all other closet doors and cabinets
Clean up the attic.
Air out the attic if possible
Add visual appeal to stairways, especially in unfinished stairways to the basement
Keep the yard mowed, raked, and maintained.
Remove all toys, bicycles, tools, unsightly patio furniture, and any trash from the yard
Trees and shrubs should be trimmed
Lawns and gardens should be weeded
Use flowering plants to dress up the yard, walkways, and patio
Hoses and garden equipment should be out of sight
Outdoor furniture should be kept clean.
Firewood should be stacked neatly or out of sight
Mail boxes should be repainted if necessary.
Make minor repairs necessary to the exterior
Porches, steps, verandas, balconies, and patios should be cleaned and and in good condition
Paint  entrance doors if necessary.
Shades or awnings should be in good condition.
Create an outside living/dining area with furniture and plants
Highlight your pool area, water garden, with lighting, benches, planters, flowering plants.
Take night time photos of decorative yard lighting systems
Take pictures of your flowering mature landscaping now if you are planning to sell your home later in the season
Display these photos in your home in the winter time
Clean and shine all accessories
Clean, repair and paint gutters and downspouts
All roof shingles and tiles should be secured or replace. If the roof leaks, have it repaired.

Make sure the garage door opens easily. Repair and paint the garage door if necessary
Paint chimney and replace broken bricks or stones
An investment in painting your home can really make the difference between attracting the buyer and sending up a concern about the condition of the home

Arrive at an equitable asking price using an appraisal or recent CMA data.

Negotiate and always consider accepting the first offer - sometimes it proves to be the best one.

Obtain a floor plan of your home if possible

Try to obtain a copy of the signed survey.

Assemble other important house records for buyer perusal such as tax statements.

Only consider written offers by lender pre-qualified buyers

Enlist the services of an experienced professional Realtor.

These suggestions are intended as TIPS and suggestions.

It starts with getting the right Realtor and paying close attention to the details that most affect a buyers impact.

Good Luck and happy house selling!

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