JEFF’S STAGING FOR MORE MONEY AND A FASTER SALE.
Jeff has formal training in interior design and architecture.
I would be happy to use my abilities to stage your property, too. I do not charge for my staging services or for using my stock items (towels, pictures, etc.) when available.
Please also see the Testimonials page for comments about my staging.
In this living room photo, the owner and I shopped for a few new items she could use in her next place. She chose to purchase a few items from Ikea and a local upscale resale shop I recommended. I own the art, mirror, rug, coffee table, kitchen tablecloth, and the (barely visible) chair and table by the doorway.
The room’s walls were originally all dark blue; I suggested she paint the room “cream” but leave the one wall blue as an accent.
This photo also includes a mixture of the homeowner’s items and mine. The chrome table in the foreground, the tree, the rug, and the art are from my staging stock.
This was a completely vacant house, using my bathroom staging items.
I have staged many, many houses. I have staged completely vacant homes and homes using the owner’s items, rented ones, or a mixture of both.
I have lots more photos, too. If you would like to see more, ask. I would be delighted to send you more.
Best, Jeff
Below is an email to a budget-constrained and out-of-state selling client with my suggestions for preparations before listing her property.
I always offer this type of advice to clients and potential clients. It is included here for example purposes only.
Dear ______,
I have some furniture, art, mirrors, towels, etc, that we can use to stage this nicely when it is ready. Here is that page on my website that I would like you to look at. Here’s the link (the link was actually for this page, with the above content).
It is hard to put a firm price on the property until we have it ready. (We will look at the comparable sales again before listing.) But I think it would do very well. It should do considerably better than you had hoped and possibly list at $ 189 K. The comps are there, and all forecasts for the upcoming 2014 Spring market in the Chicago area are excellent. (Google this, too, please.)
I promised to give you a written list of items that should be repaired or updated to show the property in its best light. Here is that list.
Note: ESTIMATES ARE FOR MATERIALS AND TIME. COSTS ARE FIGURED (FOR THE HELPER/FRIEND YOU MENTIONED) AT $10 PER HOUR.
These are the minimal things that need to be done.
If you have any extra money for upgrades, the kitchen would be the place to put it. Any upgrades there would return to you many times over and likely make a much faster sale, too.
Granite, newer sink, and upscale faucet, add cabinets and countertop opposite the fridge. Again, this is not imperative, though, only if you can. It could be several thousand more, but we could ask much more, and people would probably fight over buying the house then too.
It is a beautiful place. However, with at least a new glass door in the kitchen, mirrors, and some light staging, it will feel much more spacious.
(See photos at the end of this page.)
SHOPPING:
3-4 hours $30-$40.
PAINTING:
Repair the walls and paint everything on all 3 floors an off-white cream color (eggshell finish); paint the trim a pure white (semi-gloss). The painter should not make the filling of the holes a big deal, as it is not.
Paint, 7-8 gallons at $30 per gallon, $210-$240,
1 gallon trim pain: $30. (Don’t buy cheap paint; you’ll regret it if you do.)
2 people 3-4 days, three people 2-3 days.
$ 10 per hour, $80 per person per day, about $500-800.
EXTERIOR:
Some exterior trim areas could use a little attention and touch-up painting when we get a warmer day. Try to match the paint color to the old color.
$30 for a gallon of paint,
$10 for the quick-set filler
should be no more than a day’s work for someone, $80.
KITCHEN:
A new kitchen countertop by the dining room pass-through, with a granite look in a light cream tone, is $30, 1 hour.
A new glass kitchen door will open up the kitchen and show off the three-season room and the beautiful backyard beyond: $200, 4 hours.
Re-set the present kitchen faucet: 1 hour.
Replace the damaged wood and shelf under the kitchen sink: $10, 2 hours.
Clean the fridge and replace the refrigerator handle (that you already bought): 1 hour.
Clean Stove: 1 hour.
Fix the threshold in the dining room. Fill with wood putty and stain: $10, 1 hour.
1st FLOOR BATH:
Caulk bathtub: $5, 1 hour.
Repair the tile above the bathtub faucet. It’s hard to say how long it will take: 2-4 hours, $20-40. (Make sure the cause of the leak is addressed first.)
1st FLOOR HALLWAY:
Replace doorknob: $10, 1/2 hour.
BASEMENT:
After painting, slap down some 12×12 peel & stick tiles on top of the damaged Pergo basement floor.
Use the cheap 38-cent oak wood-look tiles. They will look just as good as the $2 tiles. The materials cost about $150, and the time for two people is about 6 hours, or $120.
The new paint will hide any watermarks from the previously repaired flooding. When fixed, check to ensure there is no other evidence of this repaired problem that may frighten potential buyers.
LAUNDRY ROOM:
The ceiling should be repaired. This room should also be painted. Everything should be painted here. Freshness everywhere will bring the most money and a faster sale.
$10 for repair netting. (Make sure the cause is addressed 1st.) 1 hour.
MISCELLANEOUS: $200-$500 (There is always something that will be unexpected.)
After the work is done throughout the house, the wood floors and carpets should be cleaned. It costs $100 to rent a carpet cleaning machine and any materials.
XXXX, I am concerned for you as you live out of state. To begin, I suggest you pay the head worker no more than 20% of the labor or $300, whichever is less. Then, have the head worker pick out the materials at Home Depot, and you will make a plan with this worker for you to be available by phone to pay for the materials at the contractor’s desk of Home Depot.
This is very important. Keep in mind that paying as much of the balance as you can at the completion (and not “near” the completion) will help you to avoid potential headaches and major disappointments with (even well-intentioned) workers dragging their feet or even not finishing. This is true even if you know someone well. The better you know them, the more secure THEY should feel that you will pay them.
You can make me the “bad guy” here; let them know that this is what your Realtor INSISTS on even if you know them well.
PS: I do not mind going by and giving a final “punch list” when your head worker feels near completion. This is important too, as jobs can often be “half-done,” even when they “think” everything is fine. Details in construction are important, and final payment should be held until the punch list is complete.
Best to you,
Jeff
