DIY Home Staging Tips

If You Stage Your Home, Make it Sensual!

Monday, February 10, 2020

Happy Valentine's Day. For readers who live in countries where this is not a national holiday, I can explain. It is a day set aside for people to show their love. We do this by spending money. This day of celebration was invented by the chocolate, florist, greeting card, restaurant, and jewelry industries.

But seriously, I think people should show their love 365 days a year. Instead of bestowing commercially produced tokens of affection, loyalty, and passion on February 14, how about we all just show kindness to the people we love? Like, all year.

Still, go to Olive Garden for their breadstick Valentine bouquet.

If your home is for sale, spend that chocolate and roses money on a few things to make people fall in love with it!

You can make buyers fall head over heels for your house, and all it takes is paying attention to the senses and how they make an atmosphere inviting.

Colors speak to buyers

Soft colors like pastels and whites add a romantic feel to any space. Colors like corals, lilacs and blues -- even in pale shades -- may not be ideal for all the walls in your home, but elsewhere they are what will add personality to your home.

So, use these "friendly" colors in small doses, like vases, artwork, pillows, or lamps. The books, lamps, paintings, rug, and bedding in this photo from Whitney Campeau show how soft tones can create a soothing bedroom scene.

Do you have some paint left from DIY projects you've done for your home? Properly stored, a can of paint will last for up to five years. If you add some of it to white paint you'll automatically have a pastel that will harmonize with what's existing in your home. It takes lots of white to make a pastel, so don't try adding white to a can of dark or highly saturated colored paint. Rather, start with white paint and gradually add small amounts of that leftover deep color.

Professional stagers know that intense wall colors can be hurdles to prospective buyers. Most of today's buyers want a home they can move into without fixing or updating anything. As much as you love your cherry red dining room walls or chartreuse powder room, buyers see these as projects they don't want to tackle. Go neutral with walls. Here's my best advice on choosing interior paint colors.

Don't let your house get photographed and listed like this.

If you are having an open house, use signs and pennants with matching colors. When it's for sale, your house is like a mini-business, and up to half of all customers find a business because of signage. Does your Realtor have an eye-catching sign that's well-maintained?

Textures make a room interesting

Incorporating some varied textures is important in any well-decorated home. This fact is especially true in a staged home where the color scheme is simple, and a simple color palette is usually the kind of look we aim for when we stage.

Here's a homework assignment: Walk through the rooms of your home and look for interesting textures. Have you incorporated some smooth and shiny surfaces, some rough and nubby textures, and some fluffy or even furry materials? If you're not seeing a variety, here are samples to get you playing with textures.

Place a rustic basket or wooden bowl on your glass- or marble-topped table. How about a Flokati rug on the tile floor of your entrance? Or a loopy yarn throw on the arm of a leather loveseat? Stage a wicker bar cart with chrome tumblers and a crystal decanter. These kinds of contrasting textures add subtle variety to a room

I'm crazy for these pillow covers I made from a fuzzy, thrift store sweater, and then
combined them with velvet pillows to telegraph that feeling of relaxation. Yum!

People touring your home will "feel" these surfaces with their eyes. They might even want to get close, run their hand over the cool granite countertop, or touch that lush, potted fern on the nightstand. These are the luxury touches that appeal to the tactile sense. Buyers want to think they are taking steps up the social ladder with their home purchase. Luxury is important to Americans, who spend a whopping 42 hours a week commuting. They want a dream home to come home to.

Retail outlets know that when a customer picks up a piece of merchandise to handle it, chances of an actual purchase go up. Make buyers feel your home.

Scents put buyers in a happy frame of mind

The sense of smell is so important that it's another trick high-end hotels and department stores use to coax buyers into a positive mindset. Forward-thinking stores that can afford it scent their indoor air with fragrances like vanilla, lavender, jasmine, bergamot, sandalwood, musk, lemongrass, citrus and pine.

You can imitate this powerful strategy. People will tend to linger longer, and judge your home as more pleasant, cleaner, and more memorable when it has a pleasing ambient scent.

The right way to cast this spell is to use essential oils, not artificial fragrances like so-called air fresheners and scented candles. Sorry, Scentsy, Fabreze, and Glade, but you guys are hormone disruptors that mess with our health. Follow that link to read how to make natural scents with essential oils. (Relax, I am not a distributor.)

Using essential oils will keep you healthier, and will prevent anyone touring your home who is chemically sensitive from experiencing common allergic reactions like coughing, sneezing, and itchy eyes. That's not the experience you want to create for prospective buyers.

Edibles appeal to the sense of taste

You don't need a fancy expresso machine
to stage a refreshment center for
your home on the market. This one by
Nina Hendrick would let people on
tour of your home make a cup of coffee.

Some Realtors recommend setting out cookies for people who come to see your home. It seems a little hokey to me, but if that's the tradition in your area of the country, you don't want to be the exception.

An open house is another story. That's the perfect time to have some light refreshments that will set a welcoming and casual tone, and perhaps encourage people to stay a little longer. It would have to be monitored, especially if children are coming by.

If it's winter, hot drinks like green tea (which has less caffeine than black tea) or hot chocolate would be a nice touch. In warm months, you can't go wrong with chilled water or iced tea.

You may even consider having some candy in a small bowl by your front door. Make them individually wrapped and nothing too precious. Peppermints, small candy bars, or wrapped chocolates are a nice touch.

These are the kinds of things that will help people remember your home after touring a number of homes in one day.

Florals delight the eye

Staged homes on the market often get criticized for being "too vanilla." And to that I say, "What is wrong with vanilla?" Vanilla is America's most popular flavor! But if you want to add some "sprinkles" or "hot fudge sauce" to your staged room, flowers and plants are the way to do just that.

There is something special and even magical about flowers, even ones that are not real. I never recommend buying fresh flowers for staging unless you are living in your home, have a generous floral budget, and already have a routine of picking up a fresh bouquet every week. If your Realtor is scheduling an open house, I hope she's springing for the fresh flowers.

My vote goes to silk flowers that stay looking just-picked. Today's silks are classy and convincing. In lieu of flowers, you can stage with green plants that are either real or artificial. Green plants add that sense of freshness to a space without calling attention to themselves the way a big floral centerpiece does. I have my favorite very-low-maintenance houseplants.

I encourage you to try a few of these ideas when you're staging your own home, and I know you'll see, feel, and smell the difference. If you need more inspiration and how-tos, download my eBooks on home staging. They come with a money-back guarantee. One click takes you to more information about how to order and what you get. You can start smart-staging your home today!

Four Mistakes You Might Be Making When You Stage

Monday, February 03, 2020

I'm all about encouraging home sellers to stage their own homes!

According to Family Handyman Magazine, staged homes spend up to 90% less time on the market than unstaged homes do.

That's an impressive figure. It translates into money in your pocket, because there are always carrying costs when a home sits on the market -- costs like insurance, taxes, mortgage payments, and maintenance expenses.

But I always remind people that staging a home involves more than adding some toss pillows and hiding family photos. Often it calls for tedious jobs, some dirty work, or even heavy lifting.

Experienced professional stagers know how to take precautions to make sure no one gets hurt. Here are the most common mistakes I've seen inexperienced DIY-ers make. I want you to stay safe when you stage. Because getting hurt is no fun!

Not dressing right

Protect yourself. Protect your wardrobe. Wear what will keep you safe, save you time, and help you do a better job. I've blogged about how to dress for yardwork and how to dress for painting projects.

Always wear closed-toe shoes, never flip-flops, slippers, clogs, or sandals, when you tackle a home repair or furniture moving job. Invest in some comfortable shoes, support your ankles, and prevent slips and trips.

A pair of safety glasses will protect your eyes when you deal with scraping popcorn ceilings, pruning shrubbery, or using power tools. I like mine because they have a warm tint to them, so I see the world literally with rose-colored glasses when I wear them!

I keep gloves for every chore -- latex ones for wet work, nitrile ones for painting, and heavy-weight but flexible gloves for demolition work. It's a joke in my family that I never saw a pair of gloves I didn't like. The right gloves will give you a better grip, and protect your hands from injury, and (horrors!) a ruined manicure.

Fasteners like nails, screws, tacks, and bolts cause 30% of all injuries that happen when people are doing home improvement projects. Keep your work area clean and organized as you work. If you do get a puncture wound, you should get a tetanus shot.

You might not enjoy wearing it,
but it's going to keep you safe.
Photo: YourGloveSource

A particulate mask will protect you from dust particles but you need something more serious if you are going to be using epoxy paints and glues, oil-based primers, or strong cleaning products. You need a full-face respirator. Yes, it will cost you, but it will protect your precious lungs and keep toxins from circulating through your system. Ventilate your work area to avoid the dangers that things like mold and spray paints present.

Be aware of where lead paint and asbestos can lurk, and don't disturb these substances by sanding or removing them.

Incorrect ladder use

Slip and fall injuries can happen easily in your home while you're doing work you're not accustomed to doing, like climbing ladders.

Most likely you will use a 6-foot stepladder to do things like paint walls, clean a ceiling fan, install drapery hardware, or hang a large painting. Be sure the ladder is on a level surface and that it doesn't have any slippery, loose, or broken steps. Don't use the top rung as a step. Don't use a metal ladder when working with electricity. If possible, have someone spot you or hold the bottom of the ladder while you work.

Chances are you won't be using an extension ladder for home staging, but in case you need to clean out gutters or do some high work, be careful! Have a spotter stand on the ground but with both feet braced against the ladder's bottom legs. Make sure the ground is level and stable. Follow the "four-one" rule. For every four feet of ladder height, the bottom of the ladder should be one foot away from a wall or structure.

No matter what kind of ladder you use, don't over-reach while standing on it. Instead, climb down the ladder and move it.

I love a ladder like this for all kinds of
household tasks. It stores well, is safe,
and is super-versatile. Photo: Support Plus

Poor lifting style

Avoid lifting furniture if possible. In my eBook on furniture arranging, I recommend using gliders to place under the feet of furniture. They make a world of difference when you're not exactly sure where you want furnishings to go and you need to see a few variations. These small, inexpensive devices are game-changers.

If you must lift a piece of furniture, hold it close to your body, and at or below waist level with your elbows tucked in. Don't bend from the waist. Instead, crouch with your knees bent to avoid back injuries.

If upright, stand with your feet shoulder-width apart to distribute the weight of the furniture more evenly. Keep your back straight and shoulders relaxed as you work rearranging things. This will give you more control and reduce the chance of hurting yourself or the furniture.

Pace yourself, and don't try to move heavier pieces on your own. Even if it seems silly to ask for help with a lighter piece, it's far better to have a buddy than to be out of commission when a job needs to be done, or to do damage to furniture or walls or door casings.

Gliders under furniture pieces will protect your
floors when you are moving things around,
as well as make your job easier.

Leaving valuables visible

Besides putting yourself in danger of bodily harm, there's also the possibility of emotional or financial harm. These days, you can't be naive. Be defensive. Get proactive about staying safe.

If you are alone in an unoccupied or vacant house and working on staging it, don't be obvious about it to passersby. Keep the doors locked, even if you have a helper or two. Keep your phone on your person. Most women Realtors and professional house cleaners keep pepper spray with them because they are usually working alone or even in teams and know they could be victimized easily.

When you are living in the house, failing to protect your valuables and personal information when you stage and list your home leaves you susceptible to trouble once people start touring your home. Realtors cannot accompany every person to every room when showing your house. Thieves operate as couples. Some scumbags schedule tours of homes just so they can survey a place and then come back to burglarize it when no one is there.

Jewelry, electronics, and small antiques should be kept out of view. Larger valuables, such as artwork or expensive gadgets, should also be secured or removed before your home is photographed and listed.

Keep your personal or professional paperwork stored safely, never visible. In the wrong hands, your financial information could do long-term damage to your whole family.

Remove personal items like sports trophies and family photos, as well. These can be off-putting to buyers and could make your children vulnerable to being targeted.

Of course, you'll remove prescription drugs from the premises. Even if people are genuine buyers on a serious home tour, seeing something that's valuable or useful can be tempting. People can be impulsive. Don't give them any excuse to take advantage of you.

Get the look, get the book

I hope these reminders will encourage you to stay safe while staging. And I hope you take advantage of my home staging eBooks to sell your home quickly and for a good price! They will help you stage your home to make prospective buyers feel like they are walking into anyone's version of paradise -- even if your property isn't a paradise like Oahu in the Hawaiian Islands!

It's winter and I am dreaming of a getaway!
Photo: Magnum Helicopters

3 Common Mistakes Home Sellers Make

Monday, January 20, 2020

If you are getting your home ready to sell, part of your "homework" should be to check what's current in your local online real estate listings.

This kind of research is crucial because once you see how homes like yours look and what the asking prices are, you'll have a good idea what your competition will be.

Don't compare your property to the ones that show poorly. Compare yours to the ones that show well, and then do what's smart to meet or beat them.

If you're like me, looking at online photos or at open houses, you'll begin to see some common mistakes made by poorly motivated (or else naive) home sellers.

These are the three that stand out for me, mistakes I don't want you to make!

Old style kitchen

The kitchen is to many buyers the most important room of the house. Because so much goes on in the typical kitchen, a lovable one can be a major selling feature.

And an unlovable kitchen can be a dealbreaker. How does yours look? How does it function? Does it show off some updates?

You don't need a full renovation to keep your kitchen market-ready. Good kitchen cabinets can last up to 50 years . If your cabinets are well-maintained and sturdy, consider giving them an update with a coat of paint and new hardware. My vote goes to white cabinets, either bright white, or a softer white, depending on what other fixed features are in the room. Work with the undertones in your flooring, counters and backsplash to choose a good white.

All white kitchens are still popular. Don't be afraid your white kitchen will look too sterile. You can add warmth and color with props like cutting boards, plants, fruit, cookware, or dishes.

If your kitchen floor is dated or shows signs of wear, get estimates on replacing the flooring. Depending on what type of flooring you choose and the size of the room, you may be surprised at what a quick and economical fix it can be.

If your kitchen is large enough to accommodate one, add an island, one that is not fixed to the floor, but one you can take with you like a commercial-grade, stainless work table, or a farmhouse-style vintage table.

A jazzy new faucet and sink are sure to impress buyers. Shop around for the best bargains. Or work with a local plumber who can give you suggestions for saving money.

White is always in style, in dining rooms,
kitchens, baths...everywhere.
It's easy to warm up these spaces with wood tones
and the right accessories. Even though
this dining room has a wall of windows,
a light over the table centers
the room and adds another layer of light.

Dark rooms

A well-lit home is a brighter, more spacious home. Sometimes just changing light bulbs to LEDs isn't enough. You don't have to purchase high-end lighting fixtures to make a room look big and bright. Shop online or at a Habitat ReStore for modern, economical fixtures that add plenty of illumination and style.

If you've rearranged furniture and the ceiling fixture isn't in an appropriate place anymore, it's possible you can easily swag it to a new location. You can find tutorials online for swagging or wiring a ceiling fixture yourself. Just follow instructions carefully. Take your time, watch where you step, and use a wooden or resin ladder that does not conduct electricity. You never see an electrician with an aluminum ladder!

Most rooms need some accent lights and task lights in addition to general ambient lighting. I like floor lamps because they look important, illuminate well, and don't eat up tabletop space. For your table lamps and floor lamps, avoid lampshades that obscure too much light. White, drum-shaped lampshades are in style now and they allow plenty of light to shine through and above and below them.

Don't list your house until you've made it as light and bright as you can. Pull back those curtains or use sheers. Make sure your Realtor knows where important light switches and lamps are located, and label them if it's not clear. Put some of your lights on timers or smart devices.

Your bath may not be huge or glamorous,
but the right staging can help it
look that way! Photo: Betsy Brown

Nothing unique

I hope you have one element of your home that sets it apart from all the other homes in your price range. If it's something you're proud of, make sure buyers see it!

Your unique feature could be the one thing they remember about your home after viewing five other properties that day. They will want to return for another look.

What you see as special about your home might not appeal to every buyer, but those who appreciate it will be willing to pay for a beneficial and unique characteristic. Again, go through those online pictures of your competition to discover what you have that the others do not.

Maybe you have an extra-large backyard. If so, show it off with landscaping or even adding a major element like an herb garden, a seating area around a fire pit, a patio with a grill, an enclosed hot tub, or a tennis court. These are the kind of improvements that make a home above average in buyers' minds.

Maybe you have a beautiful fireplace. Make it the focal point of the room. If your master bathroom is what you love most about your home, keep it pristine and gorgeously staged like a spa. If the garage is a selling point, don't use it for storage, but organize it, clean it, and stage it to make people jealous.

Don't have photos of your house taken until you have at least one special feature that will make online house hunters want to schedule a viewing.

A fireplace is always an asset, so make yours the
star of the show by clustering furniture
around it. Artwork above and a simple
mantel staging make this beautiful
Sarah Richardson's living room fireplace-focused.

Your home inspection

While you prep your home for sale, remember that whoever makes an offer on your property will likely be paying for a home inspection. You won't have any secrets. That mold in the basement? He will write it up. That window that doesn't close? He'll notice. That bathtub that drains slowly? Yup, that goes into his report, too.

Buyers will either want these problems fixed, or they will want a discount. You can speed up the sale of your home and save yourself some money by taking care of any neglected maintenance issues before you even talk to Realtors. The discounts buyers ask for will probably exceed what your repair costs will be.

So, make those roof repairs. Check stairways and railings, both inside and out, so there is nothing that could cause someone to fall. Have your HVAC system and plumbing system checked. Millions of gallons of water are wasted each year due to running toilets, dripping faucets, or other leaks. If a buyer sees that your home has damaged fixtures or obsolete systems, they may put an offer on a home they like as much but that needs fewer repairs. People want move-in ready!

Get the look, get the book

You can avoid these mistakes and others common to home sellers if you download my home staging eBook. I'll walk you through all the smart steps you need to get your home market-ready so you can get the price you like, and quickly. Staged homes sell faster and for more money than unstaged homes. Maximize your investment when you sell. It's easy when I show you how.

Here's How to Make Your Green Home Someone's Dream Home

Friday, January 10, 2020

When the home you are listing is an up-to-date, energy-efficient, and environmentally friendly green home, some buyers will be skittish about exactly what they are buying.

"It's fancy, schmancy, and trendy," they're thinking, "But what does that mean to me and my pocketbook and what skills will I have to learn to maintain these new systems?"

Your job as a home seller is to set these qualms to rest and let prospective buyers know the distinct advantages of buying a green home. Most likely you'll communicate with prospects only through your listing agent, so it's crucial that your Realtor understands these benefits.

There are two ways to do this. One is to have a walk-through of your property with her, when you will point out the specifics that are considered energy-efficient money-savers or safety features. Or you can pass along literature you have (or can create) that explains these features, such as copies of the manuals that came with your Energy Star refrigerator or programmable thermostat. Alternatively, you can provide online links to these manuals.

Ideally, you can do both. It's all about communication.

Talk about the safety

Especially if your home is an older one, buyers might be concerned that materials and construction techniques used 50 or 100 years ago won't be energy-efficient by today's standards. They might be worried about the structural integrity, termites, radon, outgassing plastics, lead paint, asbestos, mold, and outdated plumbing or electrical systems.

Let your Realtor know whatever you know about the strength and quality of the materials in your home, highlighting their reduced impact on the environment. For example, if your home is partially constructed of recycled steel, buyers might be happy to know that steel is the most recycled material on earth, with up to 90% of recycled content.

A home inspection will reveal if there are problems with plumbing or electric wiring, but if buyers are nervous about an old fuse box or copper pipes, they might walk away rather than pay for an inspection.

If your home has asbestos siding, buyers need to be reassured that it poses no danger unless it is cut, sawed, or broken into small enough asbestos fibers that can become airborne. Actually, undisturbed asbestos is rot-proof, fireproof, and good at insulating a home. Termites don't bother it, and it's easy to paint.

Point out materials that may be unfamiliar to buyers, like flooring made from sustainable bamboo, or recycled flooring materials like stone, old wood, cork, and rubber. Emphasize the methods used to create certain recyclable plastic components, like reaction injection molding -- the new way molded polyurethane parts are made when two liquid components are mixed and injected into the mold where they chemically react and cure.

The Realtor should know about exterior lights that automatically come on at dusk and off at dawn, about the video doorbell that lets you see from your phone who's at the door, and about any home security system you have, including the fact whether or not these things convey with the home purchase. The more information your home shoppers have, the more confident they'll feel about buying your home.

Talk about the savings

Buyers love saving money. The more specific you can be about energy costs, the better. Heating and cooling make up 54% of annual utility bills in an average home. If buyers think they are paying extra for your double-paned glass windows and other energy-efficient features, let your Realtor have a statement from your utility company that shows your billing for the past year to demonstrate the savings that come with good windows and up-to-date insulation and HVAC systems.

If your major appliances convey with your
house and they are new-ish, make sure buyers
know they are energy-efficient. Photo: ComEd

Major appliances account for 25% of a home's energy costs. If you are replacing older appliances with newer models as part of your staging, you might even leave the yellow and black Energy Star stickers on them to make it obvious how energy-efficient they are!

If you've had insulation added to your attic space, basement, or crawl space, let your Realtor have copies of the invoices itemizing the work that was done. Buyers will be happy that they don't have to pay for the work.

Buyers can also learn that you've swapped out your incandescents with warm-colored LED bulbs that last 50 times longer.

A programmable thermostat looks impressive, the simple ones aren't expensive, and they can shave as much as 10% off heating and cooling costs. If you have a tankless water heater, specify it in the MLS data, because people will notice. Typical water heating accounts for 12% of a home's utility bill.

Look for ways to decrease energy consumption further before listing your green home. The Environmental Protection Agency’s Energy Star Program estimates that by adding insulation and properly sealing air leaks, monthly energy bills could be slashed by up to 20%.

Eco-friendly homes emphasize lower energy use for the sake of a reduced carbon footprint, and less energy consumed means more money saved.

Talk about the environment

While some eco-friendly, green homes feature unconventional landscaping like an overgrown wildflower meadow for a front yard, or an expanse of barren rocks and sand in place of turf, an environmentally sound landscape doesn't have to call attention to itself.

A drought-resistant yard design that relies on native plants
can look good all year. Photo: ThePressDemocrat

If your landscaping is appropriate for your climate, if it conserves water, if it incorporates indigenous plants instead of exotics, if it includes some wild areas as habitats for wildlife like birds and butterflies, if deciduous trees shade your home in summer and evergreen trees protect it from winter winds, and if you have mulched around flower beds and trees to reduce water usage and minimize lawn, then you have a right to brag about it as an environmentally friendly landscape.

Other signs that you are conscious of your home's impact on the environment: a bat house that will help control the mosquito population, ground covers that don't require chemical fertilizers or irrigation to thrive, and a rain barrel. Most people don't realize that one inch of rainfall on a 1,000-square-foot roof can produce 600 gallons of water that can be collected in rain barrels at the corners of the home and used to irrigate a property.

Your city or county may have restrictions in place that ban some plants as invasive species, that don't allow an outdoor clothesline, that determine how near trees can be to your home, or how much water can be used for irrigation. Ideally, any irrigating you do will be on a drip system rather than a more wasteful spray system.

When you're marketing your home, it's crucial to fine-tune your curb appeal by keeping trees and shrubs pruned and tidy. Avoid "topping" them, and instead practice "crown thinning" to keep them healthy and attractive, removing only 10 to 15% of the live growth in the tree's interior.

Once you've listed your home, you'll need to check features like fountains, birdbaths, and pools so they are clean and functioning. If you have a pool, it can boost your home’s value by up to 7%, if it is customary in your market area and if the pool is in good condition.

Get the look, get the book

Your home may be greener than you realize! Advertise your eco-friendly qualities by making them obvious and attractive.

Selling an eco-friendly home doesn't have to be a challenge. In fact, savvy buyers will appreciate the modern conveniences, the safety, and the ethics of your property. Even buyers reluctant to purchase a home only a techy could love, once they are educated, will happily get on board. And that means a purchase offer coming your way!

Learn more about how to get your home sold quickly at a price you like by downloading my eBooks on home staging. You can start your staging today.

How to kick off your homestaging

Friday, January 03, 2020

Is one of your New Year's resolutions is to sell your home this year? If so, it's never too early to begin planning for success.

Even if selling isn't on your agenda yet, if you own a home, chances are that sooner or later you'll be selling it. Last year, the stats show that the average homeowner in America moved after eight years.

The time to begin your home staging plans is as soon as you are confident that you will place your home for sale. Here is my 7-step program to make the home-selling process smooth and profitable.

1. Get a Realtor

I always encourage sellers to work with a real estate agent. I've given tips on how to choose a Realtor and how to work with your Realtor so you both benefit.

An experienced Realtor will provide you with the information to get you started and help you understand the process, the current market, and a realistic value for your home. Get to know what your competition looks like. Study online photos of similarly priced homes. You need to meet or beat those standards!

2. Plan your budget

As soon as you know what your home could sell for, you'll have a better idea of what you can spend to make it as marketable as possible. Yes, it takes money to make money. Every home needs tweaking to become the dream home for a large demographic. Even if it's just cleaning supplies and a storage unit, be prepared to spend something to get the best return on your most important investment.

3. Evaluate your home

Get real about your home's problems and needs. Here's another area where a Realtor and a home inspector are indispensable. If you've chosen the right ones and pay attention, they will steer you in the right direction about ways your home might be outdated, cluttered, or in need of repairs. Don't get offended or defensive. It's just business. It's time to detach yourself emotionally from this piece of property.

Even when a home doesn't have an
open floor plan, buyers like to see
from one room to another.
Keep doors open, and let photos
for MLS reflect how
rooms relate to each other.

4. Plan furniture arrangement

Determine the traffic pattern through your home -- the way people on tour will enter and walk through your house. That's the first step in deciding what furniture will go where.

Make the path obvious and easily accessible.

Make the focal point or best feature of each room quickly visible.

Make the eye move evenly and smoothly around the room.

Make the singular purpose of each room clear.

5. Take Inventory

Based on what your real estate agent has told you and what you've learned by studying your floor plan and traffic pattern, you can determine what furniture will best increase the perceived value of your home and what will detract from it.

Do you want to sell the furniture that "just isn't working?" You might decide that some can be refreshed with a coat of paint, or a new slipcover to jive with a simplified color scheme. The furnishings that don't help sell your home, but are pieces you value and don't want to part with can be stored off-site.

Once you know what furnishings will stay, it's time to list what pieces might be missing. Now's a good time to hunt for bargains. Don't forget to let friends and relatives know what you need.

6. Create a staging area

Your collection of samples and possible
staging supplies doesn't need to
look this neat!
But it should keep you motivated.
Photo: BeachBlissLiv

This next step really gets the ball rolling and convinces you that your home will be on the market soon!

Anything new that will be part of your home's staging can ideally be stored in one place.

Clear an area somewhere in your home where you can keep everything from fabric, notes to yourself, color swatches, and inspirational shelter magazines, to that new end table you found at Salvation Army and the throw pillows you're going to recover.

Seeing all these items in one place is constantly reassuring to me.

When you've set up your staging area, there's always one place to go when you need to check a measurement or color match. It's also a place to put the "maybes" -- those pictures and vases and trays and blankets you're not sure what to do with yet.

Your staging area might be part of a closet, under a bed, a corner of the garage, or it could be a spare bedroom or the attic. Of course, this process is much easier if the home you are staging is vacant, but most DIY home stagers don't have that luxury.

7. Get the look, get the book

As a final step to home sale prep, you'll need my eBook, DIY Home Staging Tips to Sell Your Home Fast For Top Dollar. The title says it all. I give you everything you need to make staging both economical and effective! You'll learn what I've learned over my years in the construction, real estate, and home decorating businesses. It's all there in a 150-page pdf -- the formulas, the secrets, the shortcuts, ideas, and encouragement you need. You can do this! You're just two clicks away from kicking off your home staging plan.

Top and middle photos: BHG

The Hidden Dangers of DIY Projects

Monday, December 09, 2019

Homeowner enthusiasm for DIY home improvement projects keeps growing.

It makes sense because enhancing your home with your own hands saves money, and gives you a feeling of satisfaction and pride.

But as fun and fulfilling as doing it yourself can be, many projects can lead to falls, cuts, burns, and bruises. Whether you're putting in a new bathtub, painting over old paint, or repairing a fence, it's never wise to ignore the old adage, "Safety first!"

Did you know that over a fourth of U.S. patients reported in 2016 that they had visited an urgent care center in the last two years? For someone in the midst of a DIY project, that visit could represent pain, long-term injury, financial expenses, and a postponed or canceled project at home.

It's all preventable if we review some basic safety measures to keep you on the job, healthy, and happily creating a more valuable home.

Start right

Every DIY project makes a mess before it makes something better. Clutter is your enemy when you begin because it only complicates the chaos as you work.

Starting with a clean work area -- whether it's a workbench in the garage, your kitchen's center island, or a full floor of a house -- is essential. When your surroundings are neat and organized, you'll feel more in control of the project. Less stress equals better focus equals fewer accidents.

I always designate a central spot where tools and supplies are returned, even if it's just a simple project like framing a page from a book to hang as artwork. When I paint a room, I keep everything I need in one place, in the center of the room. It lessens the chance that I'll trip over something or knock over a can of paint. When I have a hot glue gun project, I collect all the supplies I will be using before I even plug in the gun. You don't ever want to walk away from a hot glue gun if you have children or pets.

In fact, keep things like sharp tools, moving machinery, and toxic material way out of reach of young children.

These are the kinds of practices that save injuries, save steps, save time, and save frustration. They can also save you the cost of emergency room care, physical therapy sessions, and chiropractic treatments!

For projects that take up room, like installing overhead light fixtures, upholstering chairs, cleaning gutters, tiling a backsplash, or painting a deck, give yourself working room. Clear pathways to eliminate tripping hazards. Keep cords, ladders, equipment, and other obstacles out of your way.

Another important part of starting a DIY project is a tool check. This is an especially important step if you're planning to use anything electric or sharp. Is every tool you'll use in good working order? Batteries charged? Drill bits and utility knife blades sharp? Electric cords in perfect condition?

I would not think of doing any kind of gardening,
no matter what time of year, or how
messy or brief the task, without gloves
and long sleeves. They both protect me
from insects, cuts, thorns, and dirt. Yesterday
I pruned my overgrown shrubs with my loppers.

Dress for the job

While you probably don't need to wear a HAZMAT suit for most home improvement projects, you do need to wear what's appropriate for the job at hand. The wrong clothing could make you uncomfortable, distracted, and vulnerable.

For example, if you're wearing loose clothes like floppy sleeves, an unzipped jacket, any dangling jewelry, or untied shoelaces, they could snag on a moving piece of equipment, or make your trip. Keep long hair out of the way as well.

Please don't wear open-toed shoes like sandals or flip-flops. Wear waterproof boots if you are pressure washing. Wear work boots that support your ankles if you move around on uneven surfaces. Wear heavy-duty workshoes if you will be moving heavy things that you could drop. Wear comfortable athletic shoes or Crocs if you'll be standing on your feet for long periods. Wear shoes with good sole support if you'll be going up and down a rung ladder.

Don't drink while you DIY

More than 7% of the population aged 18 years and older — nearly 13.8 million Americans — have problems with drinking, including 8.1 million people who suffer from alcoholism.

If you drink or use recreational or prescription drugs that alter perceptions, do so separately from any do-it-yourself home improvement projects. Even a glass of wine can impair your judgment. Postpone the drinking until the work is done. I know people like to have friends over for a beer-and-painting party, and that's just foolish for all kinds of reasons. It's not good for your home or you!

When I gave a demonstration for my garden club on making a hypertufa container for planting, I stressed
the importance of protecting yourself from airborne
dry cement and toxicity from wet cement.

Protect your eyes, ears, and lungs

Work glasses or safety goggles are designed to protect your precious vision.

You don't want any foreign objects in your eyes that can irritate, cut or scrape. Get a good pair and then use them loyally if you are subject to sawdust, cement powder, wood chips, tile dust, tree branches, metal slivers, chemicals that can splash or outgas, insulation fragments, or airborne sand particles. Sunglasses are not the same as safety goggles.

You can protect your hearing by wearing earplugs, headphones, or some form of hearing loss protection. Wear them when you are around anything accompanied by high levels of noise and intense decibels. Many people ignore the negative effects that loud, sustained noise can have on their long-term hearing. The damage can be irreparable, and hearing aids aren't sexy, convenient, or cheap.

Project your lungs from the fumes that can come from paints, solvents, and cleaning supplies. Read labels. Use adequate ventilation. If necessary, wear a full-face respirator, not just a dust mask. Those little white masks screen out only airborne particles, not vapors. Buy zero-VOC paints. Take painting and staining projects outdoors, especially when using spray paints and especially if you are pregnant.

Take care of the little repairs in your home early, and you'll keep
big repairs at bay. This photo and top photo: Family Handyman

Keep up routine inspections

Home improvement DIY projects are more fun when they are upgrades rather than repairs. Routine inspections minimize repairs. Part of being a homeowner means there is always something to inspect before it becomes a problem.

Make sure your home doesn't have exposed surfaces that are asbestos or lead paint. Removing these materials calls for pros, but covering them with safe paints and new, impermeable surfaces takes care of the problem.

Check your air filters monthly. Watch that your gutters aren't full of leaves. Look for cracks in your foundation and any concrete surfaces like driveways, patios, and sidewalks. Check the expiration dates on fire extinguishers. Make sure no mold is forming in basements, window openings, or under sinks. Inspect your roof once or twice a year for loose shingles and damage from animals or trees.

When you keep on top of these systems, your home will be safe for everyone inside. And you'll save money because you'll identify potential problems before they turn into costly, larger problems.

Practice good work habits

People who work every day in the blue-collar trades learn safe routines for the work they do. Use your own common sense and awareness to do the same.

Tackling home improvement jobs yourself can be enriching and fulfilling, but also dangerous. Stay safe as you work, and you'll be encouraged to handle additional projects to make your home look and function better. For more about working safely while doing home improvement, check these additional simple safety tips.

And for more tips on staging your home when it's time to sell, be sure to download my eBook DIY Home Staging Tips to Sell Your Home Fast for Top Dollar

Curb Appeal: Front Entrances That Say "Happy Holidays!"

Thursday, December 05, 2019

If you're like most people, your schedule is crammed during the holidays. And if you are marketing your home during December, there's additional pressure to make it look inviting and neat every day. Tall order!

You don't need to tackle new craft projects or break the year-end budget to have your home looking stunning. Just simplify your decorating and seasonal staging! Make the entrance of your home -- what greets people coming to tour it -- the focus of your curb appeal and homestaging.

Here are easy ideas for making your home inviting to buyers during the winter holidays. As always, it's about curb appeal!

Create a plan

Start by selecting a simple decorating plan. Maybe it's a two-tone color scheme, a candy and cookies motif, or a Santa theme. If you have something that looks like a collection of antique toys (teddy bears, an old wagon, sleds, or skates) collect them all in one place to create a unified look. Maybe the nativity is your theme, or angels, or greenery, or plaids, or snowflakes.

This is the approach professional decorators in upscale department stores employ to cast a spell over shoppers, setting a consistent, feel-good, mood. That's how you want home buyers to feel when they enter your home on the market, that everything they see is intentional, not lazily thrown together. It builds their confidence in the maintenance and quality of your home as a whole.

You'll need to clean up your outside entrance of the stuff of summer and autumn. You want a blank slate to spark your creativity. Collect the props and outdoor decor that you can press into service to cast your Christmas spell! With luck, you'll have what you need from previous Decembers, but you may choose to add some new filler items to freshen the look and pull it all together.

Start with a seasonal wreath on the front door.
I've blogged about
how to make a greenery wreath,
a rag wreath, and
a felt wreath.
This twig wreath cost me 90 cents at Salvation Army,
and the silver poinsettias are from Dollar Tree.

Add something to ground the doorway and add seasonal personality. I spray-painted these branches white and tucked them into the nursery containers of
three small juniper shrubs nestled in a lightweight plastic urn.

An assortment of evergreens on your steps is a simple way to give a
nod to the season and greet people coming to the door (be sure to de-ice the steps!).
The greens can be real potted shrubs, artificial topiaries, or just branches cut from your tree or shrubbery. Their containers don't even have to match,
the winning way the gals at TheMerryThought set up their front entrance.

Keeping it clean and still festive, this entrance plays with simple signs of the
season -- a holly wreath, an evergreen garland draped casually over the doorway,
some logs, and winter boots. Photo: InTheFields

If you have a front porch or even a small landing where you've staged with
chairs or a bench, now's your chance to add some
welcoming winter accessories. Photo: One Sutton Place

Make your outside decor local as well as seasonal --
reflecting the charm of your area, whether it's an
urban or rural location. This wreath has a coastal theme.
Don't forget to add a fresh and cheery welcome mat!

Any garland or wreath you add can be real or faux as long as it is weatherproof.
This red door makes quite a statement. But I'm not suggesting you paint your front
door just for the holidays! It's not a good idea to cover it with a holiday wrap either
because buyers will want to see your real door if they are serious buyers. Photo: BHG

The holidays are a time to go bold. So don't be afraid
of color combos you might ordinarily avoid for homestaging.
Pepto Bismol pink and bright red? Yes! Photo: JuliaRyan

Instead of a wreath or other decoration on your door,
the siding or trim near your entrance can be the
background for that festive touch. This wreath is
attached to the exterior light fixture. Photo: CitrineLiving

This wreath of plastic sandwich bags I made years ago and it
comes out to play and get a makeover every Christmas. One of its best qualities is that
it looks attractive from both sides, so it's perfect for glass doors.

Streamline your decor

I love seeing home exteriors decorated during December with outdoor lighting. Who doesn't? The more lights the better, but it seems to me that the fun of putting up the lights and enjoying their sight turn into their opposite when it's time to take them down. Talk about unpleasant chores!

My advice is to skip the elaborate lighting displays and make your entrance the star. This simple approach will free you so you'll have more time and energy for what counts, being with family, neighbors, and friends at the end of the year and observing the traditions you honor.

I'm wishing all my readers the happiest of holidays!

5 Steps to Selling a House During a Divorce

Monday, November 11, 2019

As if going through a divorce wasn't stressful enough, adding the sale of a jointly owned home turns the process into a minefield.

Whether the home is occupied by both partners, only one, or neither, decisions about the sale will take ongoing cooperation -- something that's often missing when a couple is calling it quits. If you are currently in the process of divorcing, or perhaps contemplating a divorce, the more you educate yourself about your rights and how the home selling process happens, the more you'll be able to protect yourself now and ongoing, as well as create a quick sale at a good price.

Dissolving joint ownership of property, although painful, is a necessary step so each of you can establish independent finances. Done equitably, you'll both will get money you need to start over.

The sale also allows both of you to see yourselves in a new light.

If you are sure you are going to sell the house, you should have already consulted a divorce lawyer. Laws regarding jointly owned property vary from state to state, and you'll need to know your rights.

Then, to help you make sensible decisions and create a peaceful transaction, review these five steps to selling your home.

1. Choose a real estate agent

I never recommend selling a house without a real estate professional, and especially when the owners are divorcing. The agent provides a buffer and acts as a mediator just by nature of the job description.

If you and your ex-to-be agree that the agent you worked with when you bought the house is a great match for you, see if that agent is still available. If not, you can each make a list of agents you know or who have been recommended. Then, you can compare lists and see if any one name pops up on both lists.

Alternatively, you could each enlist the aid of a friend or relative, and these two people could as a "committee" choose a real estate agent together. The important thing is that you not begin the process of selling by arguing about who the listing agent will be.

Do not hire a personal friend or one of your relatives as your agent. You want someone both parties implicitly trust and feel comfortable with, and you don't want to put a friend or family member in what could become an uncomfortable position.

Image: simplehousedfw.com

2. Decide on the listing price

You can't set a listing price based on how much money you need. Or on what you originally paid for the house. Or what the Zillow Zestimate is. You need relevant facts and figures to establish its current market value.

Your Realtor will give you the data necessary to determine an asking price for your property. He or she will examine homes like yours in your area that have sold in the past three months and then zero in on a fair price. The agent might also show you specs on homes that have sales pending, and homes near you that have not sold, including how many days they have been on the market, and homes that have lowered their prices waiting for a serious buyer. All this info will give you the big picture,

You could also pay for an appraisal by a licensed real estate appraiser. He will survey other sold properties and compare them to the condition, features, and location of your home.

When you base your asking price on what the research shows as fair market value, you're more likely to sell quickly for a price you can't argue with. Rather than bump heads with your ex-to-be, you're deferring to the unbiased experts --- the Realtor and the appraiser. This deferring is a common tactic all successful negotiators use.

Your buyers, if they finance the purchase, will pay for their own appraisal, and it may not jive with yours, but that's okay. At least you've set your asking price and you're ready to list it, show it, and accept offers.

Once your home is staged, and you've removed personal objects, you'll see it with new eyes. It's always best if one spouse moves out, and the other takes responsibility for keeping the home show-ready. Photo: Meg Braff

3. Fix and stage the house

Before the house can be shown to potential buyers, you'll need to get it market-ready for the competition it will face. Here's where things can get dicey, when you and your "insignificant other" may differ on what needs to be fixed, removed, or replaced.

Almost every home needs minor repairs before it is ready for showings. Rather than bicker over what needs to be done and who will pay, once again it's best to get the opinions of your Realtor. Making these decisions will call for maturity and level-headedness. Remember that you both want the same outcome -- a sold home, so it's no time for petty jealousies or vindictiveness.

If you can jointly draft a list of repairs and updates deemed necessary to command a good selling price, and then get price quotes, and split the bill evenly, that's ideal. Otherwise, one party might provide the labor and the other one the money. Or agree to some other equitable arrangement, depending on your financial circumstances.

Hopefully, you can both agree on the necessity of staging. Staging the home will help you both disentangle emotionally from the property. Once family keepsakes, valuables, photos, and memorabilia are removed, it's easier to see the house as a major investment instead of "our home."

DIY home staging can be economical. Try to agree on a budget in line with the value of the property. According to Realtor.com, a staged home sells for 20% more than an unstaged home, and staged homes sell 88% faster than ones that aren't. With these statistics in mind, it's easier to justify spending some money on things like repairs, painting, and some trendy, new accessories. One percent of your asking price is a realistic figure to use when you calculate how much to allot for home staging.

Do not let your listing agent include terms like "motivated buyer," "must sell," or "all offers considered." It only makes you look desperate.

4. Review offers together

When the time comes to review purchase offers from potential buyers, you'll need to work together to make sure you both feel you're getting a good deal. Your agent will advise you during this process, but you and your ex-to-be will ultimately be making the decision together. Follow the lead of your Realtor. You are paying for his or her expertise.

No matter what kind of offers you get, always counteroffer. It will keep the negotiating ball in the air and can lead to an agreement. It's best if your buyers not know that you are divorcing. It will only encourage low-ball offers and hard-nosed negotiating.

5. Let lawyers distribute the money

You don't need to sweat the division of the proceeds once the house has been sold. The escrow company will distribute the money to you and your ex after all the obligations on the house and other payments have been made. The attorney you hire will educate you about laws in your state.

In the U.S. between 40% to 50% of marriages end in divorce. So, you're not alone if you are in the midst of the divorce process. Selling the home can be a rocky road, but it doesn't have to be. It takes patience and compromises for both partners to cooperate and trust their real estate and legal advisers. Once the house sells, you'll both be ready financially and emotionally for a new start.

For more valuable tips on how to get your home ready to sell, be sure to check out my eBook, DIY Home Staging Tips to Sell Your Home Fast and for Top Dollar. Go here to see what you get!