DIY or Hire a Pro?

Thursday, January 29, 2026

If you're like me, taking on a new DIY project is exciting. It's satisfying to put your personal stamp on a plan and, at the same time, save money. But -- surprise! -- not every task is as simple as it looks once you dig in. 

Some projects demand specialized tools, technical knowledge, or physical effort that turn a fun job into something overwhelming or even dangerous.

However, there are ways to approach DIYing that save you money, deliver the results you want, and avoid common pitfalls.   

What to consider

Typical homeowners begin staging their home once they're serious about selling it. If this is you, then you could be searching for your next home at the same time that you're prepping your present one. You're probably talking with a Realtor or two, assessing what needs fixing, juggling the timing and other logistics of a move, and trying to decide what to discard, sell, donate, or pack.  

That's a lot on your plate. 

Maybe it's time to hand off some of your tasks to others. These would be the jobs that require expertise you don't have, the ones that clearly increase the value of your home, and the ones that are dangerous or require a license or equipment you don't have. 

You want your home to be picture-perfect
when it's listed. Staging it yourself will 
help you achieve that goal. 

Find a Realtor

I never recommend people go the For Sale By Owner route. I know that people complain about the commission real estate agents get, but if you consider the benefits a trained and licensed Realtor brings to the process, you'll see how cost-effective it can be. 

The agent can reach a far wider, ready-to-buy audience than you can, and will screen people so you don't waste your time with "Lookie-Loos." She'll line you up with an attorney to make sure all the 't's are crossed and 'i's are dotted. She'll handle all the timelines, disclosures, legal landmines, and time-consuming communications that happen between a showing and a closing. 

Likewise, a home inspector brings the same level of knowledge to your selling process. I've blogged about the value of having your home inspected professionally before you list it. No home is perfect. An inspector will identify issues before buyers do so you can fix them on your own terms. These issues are often the kinds of things that make a buyer walk away or ask for a serious discount. 

I like photos like this, ones that show
buyers more about the floor plan of a home.

Schedule a photographer

Photos drive showings! Getting a photographer onboard is usually something your listing agent will take care of. Be particular, and ask for samples of his work. Today's buyers expect multiple exterior photos and pictures of each room, often from different angles. Higher-end homes require video tours and drone shots. 

This is not a DIY project for you or your agent, because, no matter how experienced you are with your camera, without the pro-grade equipment and know-how a real estate photographer has, you're likely to end up with poorly composed, unevenly lit photos that don't flatter your property.

It's easy to find poor real estate photos like 
this one, where the walls are angled wrong 
because the photographer was inexperienced. 

Play by the rules

You can learn how to change an ugly light fixture, rewire a lamp secondhand, add a fancy doorbell camera, or update outdated electrical outlets by watching a YouTube video or following the manufacturer's instructions. But complicated electrical tasks should be left to licensed electricians. In some states, it is illegal to do your own electrical work. 

Besides electrical work, some plumbing repairs demand the expertise and license of a plumber. Did you know that natural gas connections like gas logs and gas water heaters require professional checking before turning on the gas? A plumber will make sure there are no water or gas leaks. 

And a HVAC pro will make sure the ductwork is intact and that your heating and cooling systems are working at their peak efficiency. When you pay a professional to help get your home to market, you can then document that these things have been taken care of and are safe and updated. These docs become part of your sales package.

Air conditioning units, heat pumps, ducting,
and other HVAC equipment is 
an important consideration for buyers.

Minimize mistakes

You'll be able to choose the perfect paint color for your walls, clean your windows, sew new pillow covers, and patch nail holes in your walls, but other projects could call for someone who does this job every day. A company or professional tradesperson can help you avoid mistakes like choosing the wrong color roof, or doing a sloppy job recaulking around your bathub. 

One rule of thumb can be "If it's YouTube-Simple and you're handy, then do it yourself. Otherwise, turn to the pros."   

I've blogged about mistakes I've learned from by doing DIY projects. 

Avoid danger 

I've also blogged about the hidden dangers of DIY projects for home stagers and others.

If you're not used to lifting or exerting yourself in other ways, you could injure yourself when tackling  some home-prepping projects. For example, according to This Old House, three of the main benefits of working with a professional junk removal company include saving you time, minimizing stress, and preventing you from straining your back moving heavy things. 

Equip yourself, maybe

Finally, ask yourself if you have the tools to DIY a staging job the right way. Painting window trim, and cleaning gutters calls for a ladder. If you want to clean your vinyl siding well, you will need a pressure washer. To clean carpeting, you'll want a steam cleaner. There are times when hiring an HVAC company, a range hood cleaning service, window washers, or a landscaper makes far more sense than renting equipment and doing the work yourself. 

Get the look, get the book

Of course, you want to save time and money, and to enjoy the satisfaction of a job done well. But knowing when to step back and hire a  professional can protect your time, budget, and safety. 

When it comes to the finer details of homestaging, I always encourage sellers to do it themselves, whether decluttering, organizing, rearranging furniture, or sprucing up the front entrance. There are still plenty of safe and satisfying DIY homestaging projects that return good profits at selling time. Some, such as creating a wreath or staging a manel, can provide some relaxation at a time that can be stressful.

Wherever you are in the selling process, be sure to download my eBook, DIY HomeStaging Tips to Sell Your Home Fast and For top Dollar. It will help you choose and succeed when you take on the DIY projects that make a home more valuable.  

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Upgrades That Make "Cents"

Thursday, January 22, 2026

You can spend a lot of money getting your home ready for buyers, or you can "just list it" and spend nothing. I recommend a happy medium: Spend where you will see a good return on your money. Here's a list of some improvements that are worth your investment because they make your home outshine the competition. 

Paint your walls 

All buyers see their home purchase as a new beginning. So, it makes sense to showcase your home as new, no matter what its age. Staging is one of the most powerful ways to make a house feel newer.

Painting gives you the biggest bang for your homestaging buck. Newly painted walls make a home look and even smell new and clean. Extra credit if you also paint the trim -- your baseboards and the casings around doors. To make this DIY project easier, tackle one room at a time, and use the same color paint throughout the house.

Choose a paint color that will 
coordinate with the fixtures 
in your home that are fixed.  
Photo: Morgan Harrison Home

If the kitchen and baths in your home have paintable cabinets, ask yourself if they would benefit from a refresh. Depending on the price point and market for your home, it may be beneficial to have them professionally spray-painted. Or even replaced.    

Get techy

You can also impress buyers with how up-to-date your home is by adding simple things like a smart thermostat, smart doorbell, programmable lights, and security features like smart locks and surveillance cameras, smoke detectors, and leak sensors. If you have excellent internet access, ensure your listing reflects this.

Homes with useful and current tech stand out and command higher prices. Smart lighting and smart appliances make a home feel modern and new, and buyers will factor in their convenience, safety, and energy savings when they make that purchase offer. 

 

Installing battery-powered smoke detectors
in your home can be on your DIY list. Photo: Anji

Replace windows 

Old wooden windows are a sure way to lose points with buyers. Old windows are inefficient and a maintenance problem. New windows update the look of your home

What I love about today's modern vinyl windows is that they can tilt in for easy cleaning. Buyers know that new windows also offer improved insulation, which helps maintain indoor temperatures and reduce heating and cooling costs.

So, count your windows. According to Consumer Reports, the typical cost to replace a vinyl window is about $550. Do the math and see if replacement is affordable now that you want to sell. New windows impress buyers. Remember that the longer your home sits on the market, the less profit you'll see from its sale because you'll have ongoing maintenance costs.

New vinyl windows refresh the look of
both the exterior and the
interior of a home. Photo: PJ.Fitzpatrick

Update water heater

Another feature you can brag about in your online listing is a modern water heating system. Rather than a traditional water heater, today's heat pump water heaters save money on both energy and water usage. For example, according to NSW Climate and Energy Action, these units can cut hot water energy use by up to a whopping 75% compared to conventional electric storage systems. 

An updated water heating system will last longer and require less care than traditional water heaters. Be sure your listing agent is aware of these advantages. Realtors will often research water and energy costs for your property, and it helps if you can provide proof of what you've been paying.

If you are marketing your home to investors who will use the property as a rental, switching to a tankless hot water system makes sense. These systems save space, reduce maintenance costs, and are a financial plus for renters.             

Make minor changes

Even though you may consider minor fixes and remedies for deferred maintenance as "repairs," your online listing can call them "upgrades." It makes a difference in a buyer's mind because the term "upgrades" indicates that the home was pampered rather than just patched as problems arose. 

A smart buyer and the home inspector he hires will check for things like the condition of attic insulation, and any moisture in walls, crawl spaces and around all plumbing fixtures. You can get ahead of the curve by hiring your own inspector or plumber to examine your home for leaks, moisture, and exterior drainage.

According to Plumbing Manufacturers International, 13.7% of water usage in an average home is caused by leaks. Even small drips from faucets, running toilets, or inefficient showerheads will add up to wasted water and higher utility bills.   

Flooring sets the tone of your house. Reevaluate your wood floors to see if they will benefit from a refresh. I like Method Squirt and Mop Wood Floor Cleaner. Swiffer makes a cleaner just for LVP floors. If your carpets show signs of wear, it's time to replace before your list. (You needn't buy the top-of-the-line carpeting.)  

Refresh the exterior

If you focus on curb appeal, you'll cash in on some of the most profitable upgrades.  

You can paint or restyle or replace your overhead garage door. Here are some before and after photos that demonstrate the power of a garage door facelift.

No matter what season, when
your home is photographed, 
it can look fresh and inviting. 

Just like your interior spaces, your outdoor spaces probably need decluttering and simplifying before the photographer gets there. Make sure plants are healthy and tidy, and that walkways are clear, safe, and obvious. Is it time to pressure wash your home's exterior?  

Get the look, get the book

Are you on a journey to get your home sold? It's never too early to start thinking about how to make it more valuable. My DIY home staging ebooks will give you the ideas, inspiration and plans to make the most of your efforts. Don't leave without downloading  DIY Home Staging Tips to Sell Your Home Fast and For Top Dollar. You're one click away from a profitable sale. 

Top Photo: Julie Soefer

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Stage Your Home With What You Have

Thursday, December 18, 2025

A look at any decor magazine, or designer's online portfolio, or home improvement website will tell you that today there's no one way to decorate a home. That's good news if you are trying to sell your home. 

No matter the architectural style of your home, your decor choices are wide open. A properly staged home will flatter your home, but also let buyers imagine their own furnishings as they tour your property.      

Add variety 

So, ignore the decorating rules of decades ago. Now you can mix things up when staging. This is welcome news for those of you who inherited furnishings or decor items that you might not have chosen. Or if you love to haunt thrift stores, or have naturally eclectic taste. 

Need examples? You can hang a traditional landscape painting in your mid-century home. Or stage your cottage home with that contemporary loveseat you own. How about adding a vintage bar cart to your otherwise sleek dining room? You could dress up an older bathroom with a Picasso poster. Or lay an oversized buffalo plaid blanket over the bench in your girly bedroom. 

Juxtaposing different styles is one easy way you'll appeal to different types of buyers. 

No one says you need to have matching 
styles of furniture or artwork when
staging. Photo: Ballard

   

The wood table and chairs soften the
feel of this contemporary kitchen.
Photo: Harrell Design and Build

Unbreakable rules 

There's one homestaging formula that makes it possible to stage with an assortment of furnishings. The rule is that all your interior walls should be the same color. Trust me on this. Your home will look larger, cleaner, and more intentional. 

If you are reluctant to tackle a major painting project, here are two tips make the job easier. There's no need to empty the room of furniture. Just push everything to the middle of the room, leaving a 3-foot wide area around the perimeter. My other painting tip is to use a long handle on your paint roller, and pour your paint into a 5-gallon bucket rather than the typical, shallow pan. These professional painting methods will save your wrist and your back. 

When your walls are a neutral color,
your accessories can provide shots
of other colors. Photo: Cailini Coastal

Another unbreakable rule is that your home needs to be super-clean. My best tip for easy cleaning is to find a formula that works for you -- either tackle it all at once, or in small chunks of time. Of course, decluttering comes before cleaning.       

Make smart updates

No matter what the age or style of the house you are selling, it's best to get a home inspection before listing. Then, you can take care of whatever an inspector points out. Doing so prevents you from lowering your price. Or losing a good buyer. Or slowing down the purchase process while you make repairs. 

Unless you are selling "as is," buyers expect a roof in good condition. They want appliances that work, if they convey. They want energy efficiency like replacement windows, and modern technology like smart thermostats. They like outdoor spaces that function for recreation and entertaining.

Adding smart technology like security
cameras shows buyers that you have
made recent upgrades. Photo: Bob Vila

Where to get help

There are times when DIY is the best course of action. But if your house needs to change things like the layout of your kitchen, a professional designer and builder will guarantee that it works with how people cook, entertain, and move through the area. Tip: It helps save money if you can maintain the same plumbing locations. 

Some sources of free advice are the salespeople at home improvement stores, established hardware stores like Ace, and reliable paint stores like Sherwin-Williams. 

Plan your outdoor photo

The front view of your home is what gives prospective buyers their first impression of it. Today's curb appeal is online. Make sure things like your landscaping, house siding, and roofing are in good shape. 

When the professional real estate photographer arrives, be ready. Relocate things like recycling containers and vehicles ahead of schedule, especially if drone photography is part of his plan. 

If you have flexibility with choosing the time of year to sell your home, choose the season when the outdoors looks as good as it can. 

Your profile photo is like a dating app photo! 
Make it flattering, but still honest. 

Get the look, get the book

I've blogged about how to market your home to women, and to senior buyers, and how to appeal to Millennial homebuyers. You'll see that all of today's buyers aren't strict about traditional design norms.

But they do share some needs and wants. They all want clean homes in good repair, with upgrades that reflect today's smart technology. After you've satisfied those needs, you can have fun decorating your home with what you already own.

For more ideas on how to sell your home fast for a price you like, be sure to check my homestaging eBooks. You'll find encouragement, money-saving shortcuts, formulas for cleaning and decluttering, and DIY projects that make a difference.

Top photo: Sarah Richardson

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It Takes a Team To Sell a Home

Wednesday, November 12, 2025

When it's time to sell your home, calling a Realtor is likely your first step. That's a great start, but there are additional early steps you can take to make your home sale go smoothly, profitably, and easier for you.  

Help your agent

If you've chosen the right listing agent, your communications will go easily. I've found that whenever you've made anyone's job easier, you've made a friend. By getting the right facts to your Realtor, you'll make sure your listing is accurate, and at the same time, free her up to do what she does best. 

Photos that indicate how rooms are laid out
help potential buyers visualize a floor plan.
Photo: Stefano Ukmar for The New York Times

Your Realtor should know the age, neighborhood, lot size, and square footage of your home. You can add to her evaluation of your property if you provide current info on taxes, utilities, insurance premiums, and any HOA dues. Inform her of local ordinances and amenities, like regular recycling programs and rules governing landscaping, or the number of vehicles allowed on the property. 

Selling a condo or apartment in a complex 
calls for flattering photos of the property.  

Tell her about commute times and local parks or walking trails. Tell her what you love about the floorplan of your home, the views, the access to amenities, high-speed internet, and any upgrades or high-end appliances that convey. Tell her about the features that buyers might not notice, like an energy-efficient HVAC, smart thermostat, extra insulation, or replacement windows that will reduce their energy bill.

Call in experts

A home on the market needs to be spotless. A home that's ultraclean and priced right will sell! Deep clean everything. Consider hiring a professional team to tackle it efficiently, quickly, and thoroughly. If you do the deep clean yourself, focus on the kitchen, bathrooms, and windows. 

Your kitchen can be a deal-maker
or a deal-breaker. The cleaner it is,
the more lovable it will be to buyers.

A home inspector is on your team, too. I always recommend paying for an inspection before listing. It's the one way to avoid surprises when the buyers hire their own inspector. 

Now's the time to fix tiny problems like leaky faucets, loose doorknobs, and scuffed paint. These details make a good impression. To tackle bigger issues, make a list of things like a deck or driveway that needs pressure washing, a toilet that needs replacing, or electrical work that's not to code. Then, hire the plumber or a handyman, and an electrician to make sure you will pass that inspection. 

 

Older buildings can be retrofitted
with more energy-efficient
windows that still look appropriate. 

Get photogenic

A real estate photographer is another part of your sales team. If your Realtor doesn't pay for this service, it will be worth it to foot the bill yourself! 

Be ready when the photographer arrives. The profile shot that headlines your listing will entice buyers,  or not. So, prioritize your home's exterior. Mow the grass, trim shrubbery, mulch flower beds. A welcoming exterior sets the tone before buyers even walk in, so add a fresh doormat and something bright like a plant in a colorful pot.

I love the look of this front entrance.
Its doorway seems to beckon at the end 
of a stone pathway bordered by shrubs.

Remove clutter from outside, and repair what looks old. How old is your roof? A roof that looks old ages your home. Make the details of your roof part of your documents -- the style, material, quality, and any assets like fireproofing, impact resistance, energy efficiency, and longevity. 

Of course, you will stage your home, even if it is just rearranging furniture to make rooms look larger and still cozy. Don't count on your listing agent or the photographer to move things around to tweak your staging. Be prepared, and then get out of your photographer's way. 

If your neighborhood or your lot adds
value, let buyers know it by using 
drone photography in your listing. 

Check your attitude

Don't be the problem-seller that Realtors dread. Make it easy for your property to be shown. Try to say “yes” to last-minute visits because buyers often choose homes they can see right away. Then, leave when there's a showing. Buyers feel more comfortable exploring if the owner isn’t there. And a Realtor can better highlight features and answer questions freely.

Be flexible with your pricing. Depending on your market, you may get offers above asking, but you may have to offer discounts in a cooler real estate market. Don't base your price on what you need, but on what it's realistically worth now. 

Take advantage of what's special about your
location and its unique style, the way this 
bedroom's staging reflects a tropical vibe.   

Get the look, get the book 

I know what you are thinking: that I am asking you to hire helpers and spend money on too many people just to get your house ready for market. But if you get advice and labor from the right professionals, you'll avoid costly mistakes and have a better chance to maximize your biggest investment -- your home. 

For more tips on how to sell your home, don't leave without downloading my eBook, DIY Home Staging Tips to Sell Your Home Fast and For Top Dollar. 

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The Secret to a Great Landscape

Tuesday, October 07, 2025

We all know how important curb appeal is when a home is for sale. For years, we've heard Realtors and homestagers preach about it. 

Yet many homes hit the market without maximizing the value of their landscape. They might powerwash the building, sweep the sidewalks, plant flowering annuals, and paint the front door, but something's missing.

It's called maintenance. If you want your home to stand out when buyers come for a viewing, landscape maintenance can't be limited to just mowing the grass. 

Where to start

Whenever I've renovated a house, I've started with the exterior. It lets the neighborhood know that better things are to come. You never know where your buyer (or renter) will come from. 

It's always a good idea to get quotes from several landscaping companies. You'll learn from each of them, helping you make an informed decision. You'll probably get better results by working with one company rather than different contractors for different jobs. 

You don’t need a total redesign or a costly planting plan. When the pros do the work, you know that your exterior is looking its best: weeds gone, edges neat, shrubs shaped, and freshly mulched.

Professionals will spot trouble you may not be aware of. Maybe you haven't noticed dead tree limbs, patchy turf, a drainage problem, or shrubbery that blocks windows.  

When buyers see a large expanse of lawn, 
they may dread having to mow it. But 
you can document how economical it is 
to hire a routine landscape service.  

Make decisions

If you've neglected your yard and it looks unhealthy, weedy, crowded or sparse, it's even more important to bring it up to speed now that you are selling. Don't fall for this line of thinking: "It was good enough for me. It'll be good enough for the next fellow!" That's just lazy short-sightedness! A properly maintained landscape can increase your home's value by 20%.

If you are stretching your budget (and who isn't?), skip some major projects that might not have the same return as an improved landscape. Your Realtor should be able to advise you, so that you can compete with other homes in your market.

Some cost-cutting techniques might include pruning overgrown shrubs and trees rather than removing or replacing them, heavily mulching overgrown flower beds or areas where turf is struggling, top dressing mulched areas with fresh mulch, adding a focal point like a bird bath or arbor to make the landscape more interesting, overseeding grass instead of bringing in new sod, and watering or fertilizing plants that need attention.    

When your home is surrounded by 
similar homes, you'll want your yard to
look as good and -- ideally -- even better
than the neighboring homes. 

Ongoing care

How often you need routine follow-up lawn care will depend on the season of the year, the style of your landscape, and your climate zone. 

One thing's for sure. Maintenance equals beauty. When buyers shop for their next home, they want to feel like they are moving up the social ladder. So, the last thing they are interested in viewing is the worst house on the street. Make your home the most beautiful with continuing care. 

Even after you have a purchase offer, don't ignore your landscape. Sometimes deals fall apart before you get to close, and then you are back to square one. 

Another advantage of using a commercial
company to improve your landscape is that 
they can buy your plants at wholesale prices.

Buyers are more inclined to make offers on homes that impress them at first glance. The small amount you spend on upkeep will return the investment if you hire professionals. The financial returns can stem not just from the price you get, but from fewer days on the market, as well. You'll also save time and worry, and know you are getting results that help sell your home.

Get the look, get the book

Don't leave before downloading my eBook, DIY Home Staging Tips to Sell Your Home Fast and for Top Dollar. You'll discover all my tips of the trade to make your home the one buyers remember and want to buy. Staging is more than fluffing pillows and cleaning out your closets. I'll simplify it for you with foolproof formulas and steps to take!

 All photos: Cooper's Lawn & Landscaping, LLC

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Sell Your House? Or Rent it Out?

Wednesday, September 24, 2025

Many parts of the US are experiencing a shortage of rental homes now. 

If you are planning to sell your home soon, and you can move to your next house without cashing out  of your present one, maintaining it as a rental property might be worth considering.

There are both perks and problems to being a landlord. You might be surprised to discover that selling your home now isn't the best path. 

When I talk to people about owning rental property, a common response is, "Oh, I would never want to be a landlord." As a long-time landlady myself, I can tell you that -- done right -- owning a rental property doesn't mean one problem after another, as many former rental property owners insist. 

Here are my best tips for investing in real estate that's financially profitable and hassle-free.      

Perks of renting

To help you decide whether the advantages outweigh the challenges for you, let's look first at what you'll gain by keeping the house.  

Statistically, it's accurate to say that your house will continue to appreciate. Real estate is historically one of your best investments, the only downsides being that it is not a liquid asset, and it does take maintenance.

If the prospect of staging your home
seems daunting, renting it is one way 
to avoid staging and still realize profits.  

As the owner of a rental property, you'll have some tax benefits, like deductions for mortgage interest, depreciation, repairs, and maintenance. On the other hand, if you sell the house for more than what you paid for it, you could be subject to capital gains tax on some of the profits.

Your rental property will pay for itself if you plan right. The rental income should cover all expenses and then some. So, if the home is paid in full now, you should have an ongoing, positive cash flow.

And, consider this: You might decide in the future to move back to this house. People often return to a location because of employment, economics, or family. 

A rental house is not always
welcome in some neighborhoods.
So, it's important to keep the
property looking well-cared-for.  

Landlord dos and don'ts

Assuming you don't want to hire a rental property management company, there are some tactics you'll have to learn. There's no shortage of online advice. Here are some of my tips.

Make sure the rent covers all your expenses, including a buffer for vacancies. Add up your mortgage, taxes, insurance, maintenance (like lawn or pool service), and any HOA fees. Estimate the costs of routine pressure washing of the exterior, and unexpected repairs. If you are going to hire a rental agency, add that figure as well.

Never show the house when tenants are still living there. Do not suggest a rent-to-own arrangement. 

Do not let tenants pay a security deposit in installments. If money is a problem now, money will probably be a problem again.  

Do not pay for utilities like electricity and water usage. 

Do not rent to relatives or close friends. My opinion: It's tricky to mix business with friendships or relatives. You should be friendly to your tenants, but do not become friends with them. 

Posting a sign out front isn't always the best idea.
It hints that the property is vacant and
could be vandalized. Also, unless you advertise
the price, you will get many dead-end inquiries.

How to advertise

There's a slew of options when it's time to list your home for rent. You could start with TurboTenant, one that's popular with landlords with "small portfolios." Some of these platforms offer other services in addition to online advertising.     

Sites like Zillow, Facebook Marketplace, Craigslist, and Apartments.com make it easy to compile the facts of your ad, by simply filling in the blanks. 

Much like homebuyers, renters want to know the number of bedrooms and bathrooms, square footage, the cost, and the location of the house. But renters are usually more flexible because it's not a big investment and not as permanent.  

Be sure to include a list of the special features your house has. Mention perks like water or mountain views, neighborhood parks or walking trails, a fenced backyard, solar-powered outdoor lighting, gas logs, a private patio, a tankless water heater, lawn care service, convenient public transportation, or a community pool.  

Make sure prospective tenants know before you show them the property how much it will cost for them to move in, and when the property is available. Doing this can save you wasted trips. Also, ask them, "How many are in your household?" It's never a good sign, for example, when five adults and three children want to move into a two-bedroom house. You have the right to say the house is too small for that occupancy. 

It's worth getting professional photos
that will showcase your home in the 
best way. This picture lets people know
more about the actual layout of the rooms.  

How to choose a tenant

I endorse having a thorough rental application, where you can gather information like employment history, former addresses and current landlord, and nearest relative, and reason for moving. You can purchase rental applications that you know ask only legally permissible questions. For example, you can't ask about marital status.  

Make sure you know national, state, and local laws about fair housing. Check local ordinances about land usage. Having lived in the home, you probably already know most regulations, but rental properties can have restrictions of their own. 

Several agencies will run credit checks and background checks. Rental management companies will take care of all the details of managing your property. Whether you manage your property yourself or pay a property manager will depend on your location, your tech skills, your budget, your timeline, and how you like to do business. 

Management tips

If you plan to stay in the same area, you may decide to manage the property yourself,  A good landlord has a roster of people who can do repairs and maintenance. As a current homeowner, you may already have reliable people for HVAC, plumbing, electrical work, and a general handyman. Perhaps you have skills yourself for minor repairs, yardwork, or painting. 

If you're not working with a management company, encourage tenants to use an easy, safe way to pay rent, like direct deposit with Venmo, PayPal, or apps like CashAp or checks or money orders by mail. 

Rather than a lease, I suggest a "rental agreement" that runs month to month. This arrangement gives you more leverage to evict a problem tenant. Either you or the tenant can give a month's notice and move on. An eviction can drag on for many months when you are receiving no money, and a tenant can act vindictively.  

Let your insurance company know the home is a rental. Rental property insurance costs more, but your insurer may bundle it with your homeowner policy. You can shop around for companies that specialize in rental home insurance. Encourage renters to get insurance for their belongings.  

Rent or Sell?     

You can determine your rental market by looking online or driving around to check For Rent signs on properties that are similar to your house. You can ask advice from Realtors and rental management firms, but keep in mind that local Realtors may want to discourage you from renting instead of selling, and a rental management company may tilt the figures in favor of you renting the property.

The decision to keep or sell your house comes down to just a few questions. What is it worth on the market now? What will it be worth in the future? What will a tenant pay? Will the rent cover all expenses and more? Do you have the temperament, time, and knowledge to be a property manager? Once you've considered these questions, I know you'll make a decision that's right for you.  

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6 Steps to Beautiful Bathroom Staging

Monday, September 15, 2025

A bathroom may seem like the easiest room to homestage. There's no furniture to rearrange. No carpet to shampoo. No elaborate window treatments to deal with. 

But bathrooms can also be tricky. The fixtures are just that -- fixed. It's expensive to move them. And replacing tilework or outdated bathtubs is costly. 

However, bathrooms — their size, style, and practicality — are major considerations in any homebuyer's decision. Here are my six ways to come closer to buyers' wants, no matter how your bathroom looks today.   

Make it shine

The cleaner your bath is, the newer and more desirable it looks.   

Relocate or discard what isn't essential daily while your home is on the market. Extra toilet paper? Wall decor? Floor mats? Just set them outside the room while you deep-clean it. 

Wipe down all washable surfaces. There are numerous products and tools on the market to deal with mold, soap scum, mineral buildup, and stains. Don't forget to clean light fixtures, windows, and doors.        

Dream big

Before you return items like the wastebasket, towels, and toiletries to the room, take a fresh look around. What are its most desirable qualities? The tub? The vanity? The lighting? The shower? Start your staging to show off what will impress buyers. Think like the owner of a luxurious spa or high-end VRBO, and keep clutter away from your bath's best features. Just don't make the toilet the focal point.   

When you clean, take note of any signs of leakage or poor drainage. These are the kinds of things a home inspector will mark as defects in his report. If there are wet spots under the sink, a toilet that's not flushing properly, or signs of mold around the tub, consider calling in a plumber. Depending on where you live, hourly rates for plumbing repairs range from $45 to $200. It's better to fix plumbing problems now instead of losing a sale or having to lower your selling price. I'd rather hire a pro than risk  DIY plumbing repairs. 

Choose colors

The smaller your bathroom is, the fewer colors you should be using. The walls will be your major color, and your accessories your secondary one. Clean colors are best. Think white, plus blues and greens. 

Using neutral colors is homestaging's Golden Rule. Don't be persuaded by shelter magazines and decorating influencers to paint walls an "interesting" color, or to wallpaper. Make it easy for the new homeowners to add their preferred decor choices. Here is my foolproof method for choosing a wall color that ensures a seamless look for your bathroom. 

White bath fixtures are your safest bet. But if you are replacing just a toilet or sink, match it to the tub, which is probably going to stay. 

Once you have the basics clean and safe, you can add some of your own touches. Here are my four favorite DIY ways to dress up your bathroom.

This navy blue vanity adds one strong
dose of color to an all-white room.
An oversized mirror and a plant
make this bath an example of
perfect staging. Photo: CheriFromTexas

Scale back storage

Everyone wants to keep extra towels, plus toiletries and cleaning supplies handy in the bathroom. But a lack of storage space in the bathroom isn't a deal breaker. The new people will find their own ways to add it, like shelving, hooks, baskets, rods, ledges, organizers, or carts. 

If you do have shelving, a roomy vanity, or other storage features in your bathroom, be sure they are not just tidy, but staged to impress. Keep medicines and valuables locked away. Keep highly personal products out of sight. You will have to remind yourself that it's only temporary!

Often extra space can be found
between studs in the wall, perfect
for some floating shelves like these.  

Impress buyers

Every home should have some wow factors. Is there anything about your bath that is especially impressive? Attention-getting upgrades don't have to cost much. Home improvement centers have plenty of options for stylish countertops, vanities, mirrors, and light fixtures. 

Consider a statement mirror or sconces. Or an electric towel warmer, a wall-mounted magnifying makeup mirror, or a fancy showerhead. Your luxury touches needn't be trendy. Sometimes, one-of-a-kind or vintage accessories have the most impact.   

This vignette takes up little space but goes 
a long way towards creating a spa-like mood.  

Add finishing touches

Due to their numerous hard surfaces, bathrooms often feel cold and sterile. You can inject some warmth by adding some objects with personality. Cozy it up with plush towels, and some natural textures like wicker and wood. I always like to see a plant, living or artificial in every staged room. Don't forget that a bathroom needs to smell good, and because of many people's chemical sensitivities, using natural aromas is best. Do not use chemical fragrance plug-ins.

Adding just a few well-chosen accessories
like these makes your simple bathroom
look special. Photo: CrystalMontenegroHome  

Get the look, get the book

Your bathroom may not have a double sink, a built-in linen closet, and a separate toilet or shower, but there's still plenty you can do now to make it a selling feature. Put some time and effort, and some imagination into it, and you're well on your way to getting that purchase offer!    

Need more tips for making your home more marketable? Then, don't leave before you download my homestaging ebook, DIY Home Staging Tips to Make Your Home Sell Fast for Top Dollar. I'll show you all the tricks of the homestaging trade, saving you time and money. 

Top Photo: Desiree Burnes Interiors 

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