Essential Key Home Staging

H’mm whats that I asked myself when I received an email entitled “Virtual Staging” yesterday?

Now my take on virtual staging would be something along the lines of a client out of state or overseas, who explains about their home, sends you photographs and you make your suggestions accordingly.

Well apparently not, I’m not sure if this is the latest craze in the US or it’s just a gimmick someone has come up with.  I haven’t really looked into it in great detail and just considered the huge implications.

Check out the link  Virtual Staging

Here it allows you to have a photo of a room, then go on to change the colour scheme, add furniture, artwork, plants e.t.c.

I will be fascinated to see if this is something that takes off, as I personally am not sure.

Would a tool like this become available in Australia?  If so who would use it?  Would agents be able to or are there far to many implications?

I would love to hear your thoughts.

Oh and if we have any takers who think it’s a great idea I’ll fix you up with some photo’s of some slightly more appropriate furniture and artwork

Is your property Street Smart?

When you drive around a neighbourhood do you notice how some homes standout from the crowd whereas some pail into insignificance.  There is no secret as to why and I am going to share this with you.  A house does not stand out because it’s the biggest or the brightest, because it’s the highest or it’s sat nearer the road.

A property stands out because it has whats known as street appeal or kerb appeal.

In later posts I will explain exactly how you can have the smartest home in the street but firstly I would like to cover as to why it’s so important.

Most prospective buyers once they know your property is for sale will take a drive past your property.  They’ve been told it meets with their spec perfectly, it’s in an area they like, near the school, they are feeling excited, this could be a possibility, this could be their next home, they have big expectations.

Imagine their huge disappointment when they drive past to see an unkempt, unwelcoming property, that frankly looks like it’s never been looked after.  After their initial slump in enthusiasm they will then think, well if this is what the fronts like imagine what it’s like in side.  It must be run down, bet it needs loads of money spending on it.  Where would we start.  These basically puts a huge amount of negative thoughts in their mind and if I’m honest it would either be a miracle, desperation or a very pushy real estate agent if they were to ever set foot in the house.

To create a home with fabulous street appeal is not that difficult, it mainly takes some time and elbow grease.  Over the next couple of weeks I am going to share with you how you can easily get those buyers through the door and more importantly make them desperate to see more.

Read soon - Step 1 - Roadside Assistance

Essential Key recently had a booth at the Queensland Real Estate Agents Summit 2009 (QREAS).  The QREAS event was held over a 2 day period from Monday 30^th November til Tuesday 1^st December 2009.

With much hype and anticipation building up about the transformation of the Essential Key booth before the event there was no surprise about the excitement when Paula from WREN (Women’s Real Estate Network) and I exposed the creation on Monday.

The Essential Key/WREN booth had been transformed from a small space in the corner of a dull and lifeless  conference room into a mini lounge room filled with light and colour.  I always work with what is already there and pick inspiration from any original pieces, views or architectural features.  My inspiration was the artwork already hanging on the wall that sadly belongs to the hotel as I became quite fond of it.  From the artwork we chose a black and white theme and bought in a vibrant orange accent colour.  The booth caught the attention of all the attendees and I received many comments regarding the fantastic makeover.  The pictures below are the before and after snapshots.

The transformation of the space at QREAS was a small example of my work, and aimed to show the attendees just how important presentation is.

There were many inspirational speakers including Kurek Ashley, Mal Emery, Glenn Twiddle and Terri Cooper just to name a few.  As well as having many well know real estate professionals such as Kevin Turner.

The most interesting part for me was the panel, that consisted of Amber Werchon, Jason Adcock, Chris Hinds, David Beard & Peter Sissons.  Kevin Turner hosted this segment and asked them many interesting and insightful questions,  I enjoyed the way they were all so frank & honest and I know many people gained a very valuable insight from this.

All in all, it was a wonderful event and I know I met some amazing people and made some friendships that will last a very long time.  I thoroughly enjoyed myself  (although it was hard work) and can’t wait for QREAS 2010.

Will you be there next year?

Sellers have great difficulty in setting a realistic price.  Their greatest fear is underselling, so they set a high asking price.

Here are some facts:

1. Buyers know value.  They have done their homework and they know more about the competition than you do.

2. A buyer is not as emotionally attached to your property as you are.

3. Any property listed 10% over what it is really worth is likely to miss being considered by over 60% of buyers.

4. There is no recommended price for real estate.  Price is subjective.

5. It is buyers who determine how much your property is worth.

6. Good agents don’t like to work with overpriced property.

While you want to maximise the sale price, buyers want to purchase for a price well below expectation.

Detach yourself emotionally from the sale of your property to better make an objective assessment of the property’s worth.

A good agent should work as a disinterested third party providing you with a realistic market estimate.

Be wary of agents who quote price ranges that are extreme.

A good agent will not only help you place a fair price on your property but also help choose the best method of sale.

Home staging, property styling, property presentation, house doctoring whatever you call it, is the art of preparing a home for sale.  When we talk about the process, looks and first impressions is always prevalent however successful home staging and property styling is not just about how a property looks.

In part 1 I want to talk about bad odours and smells.  This is something that no property styling professional can not take into account.  Have you ever walked into a room that has such a bad smell you just want to leave?  I think this has happened to all of us many times.  Imagine if this was a house you were viewing?  Could you imagine it being your home?

I recently viewed a property, that had the most awful smell, it was a disgusting concoction of dog, cat litter and babies nappies.  I whizzed around the house and could not wait to get out.  This house didn’t fit the bill of what we were looking for, so I personally disregarded it.  It did get me thinking though, if you were genuinely interested in the actual home would the smell put you off.  To an extent I think it would and if you had a few houses that met your requirements I bet the stinky one would be at the bottom of the list.

A bad smell may also cause prospective buyers to want to knock down the price, not because of the smell but subconsciously they may be thinking there’s something wrong with the house.

Here is a list of smelly no no’s for when selling your home:

• Cat litters - These need to be outside and out of sight for viewings, if this is not possible it must be perfectly clean with no traces of odour.
• Doggy smells - We love dogs but sometimes not their smell, make sure your home is free of all doggy smells.
• Nappies - Nappy bins are the worst culprits if they are not emptied regularly, I personally think they are a bit gross anyway.  When selling your home, there’s one place for nappies in the bin outside.
• Bin Smells - Everyday waste and kitchen waste can make bins smell, keep the bin itself clean and empty regularly, especially before viewings.
• Cigarette’s - These are an absolute NO NO.  If you smoke, for the duration of selling you home do it outside.  A couple of weeks before the home goes on the market you will need to think about de-odourising the home.
• Cooking Smells - Don’t cook a curry or fish the night before viewings.  We all know how long cooking smells of strong foods can linger.
• Bathroom Smells - If a bathroom is clean it smells clean and as for the use of the toilet, I’m not even going there but I’m sure you know what I mean.
• Bedroom Smells - Bedrooms can smell fusty from time to time, in the mornings and especially before a viewing open the windows and give a good airing.  If smell remains change the bedding.

Other smells are ones that actually come from the building itself, now these are much harder to remedy.  For example if there is a damp smell.  This will put buyers off for sure, I would never recommend trying to mask a smell like this.  A far better cause of action would be to deal with the problem at it’s source.

Do you have any smelly house nightmares to share?  Or any tips to deal with them?  Please email through Essential Key Home Staging & Property Styling website or on hayley@essentialkey.com.au or add a comment below.  Please don’t be shy, I don’t bite.

Coming soon in Sense & Sensibility Part 2 we will look at pleasant smells and what to use to create the right vibe in your home or property.

It’s a well known fact that when you consider the rooms inside  a property kitchens and bathrooms are the most costly to renovate.  When you are presenting your property for sale,  kitchens and bathrooms should be an important consideration.

Prospective buyers may look at a tired looking bathroom that looks a bit shabby and dirty and all they’ll be thinking is “how much is this going to cost to put right?”  Often some time, effort and a small amount of money can fix up a bathroom a treat.  It may not be cutting edge contemporary chic, but all you need is for a prospective buyer to feel comfortable and think they would be comfortable using that space and making it their own.

I conducted a home staging consultation last year and your first impressions may be “oh my god, where do I start!”

If this bathroom was in a property you were thinking of buying, ask yourself  “how much would you want knocked off the asking price to put it right?”

Here’s the good news for the homeowner:-  a days work, a cost of $100 that included re grouting the tiles, some new towels and a new plant and some elbow grease really got this bathroom looking ship shape.  In an ideal world we would have liked to replace the brass fittings but the budget simply did not stretch this far.  We decided to work with what we had.  The whole room was given a thorough clean, we re grouted the tiles and then bought in some accessories to compliment the brass fittings rather than fight against them.

As I mentioned before, there is no cutting edge design here but look at how much more appealing it is, not to mention you have just helped alleviate a price reduction in your home.

The moral of this story is “Better the devil you know, than the devil you don’t know!”

There are three reasons why properties don’t sell:- price, presentation and marketing.

Price. There is a buyer for every property.  properties on busy roads,under a flight path, backing onto a railway line - they all sell but properties listed 10% over what they are really worth will miss at least 50% of the buyers. If you don’t get the price right (or the expectation) right, your property will not sell no matter how well it is marketed or presented.

Presentation. Good presentation will sometimes help a moderately overpriced property to sell but a well presented property, priced and marketed well, will increase competition and the chance of a achieving a premium price.

Marketing. You can’t sell a secret. Even the best priced and presented property will not sell unless buyers know it’s on the market.

If your property is not selling here is what I suggest:-

Sit down with your agent and review the price, presentation and marketing.

Be honest with yourself and ask your agent to be frank.  A perfect blend of all three is what is needed for a truly successful sale however at the end of the day you will likely discover that it is the price.

I am delighted to announce that Kevin Turner has agreed to contribute on Property Presentation Pro as a guest writer.  He really doesn’t need an introduction but here’s some interesting information about Kevin and his career.

Kevin commenced his real estate career in Paddington, Brisbane in 1988.

Before starting in real estate, Kevin worked in radio as an announcer, salesperson, promotions manager and was General Manger of various radio stations in Queensland and New South Wales.

While selling in real estate he was ranked as Top Salesperson in Queensland and remained in the Top 10 Salespeople in the state until 1991 when he commenced with a major real estate franchisor as a sales trainer, business development associate and was appointed as State Franchise Director 1992.

Kevin has operated a number of real estate offices as business owner and was  General Manager of several real estate offices in Christchurch, New Zealand with a sales force of 120 people.

Kevin has been able to combine both his radio and real estate careers to create an interesting and informative real estate program that features live on air property appraisals.

Kevin is the host of Real Estate Talk and covers real estate related issues for buyers, sellers and investors. Tips and hints about buying and selling and loads of information to help demystify the world of real estate.

Each week Kevin looks at various properties and plots what they are worth today taking into account the improvements that have been made and the owners estimate of the properties rating.

His radio shows reach listeners in every Australian state with an estimated audience of almost 1 million people a week.

You can visit Kevin’s website at www.realestatetalk.com.au

and listen to the show on Saturday 10 to noon - 4BC Brisbane and Thursday 1.30 - 2pm - 2UE Sydney.

Kevin’s first post is coming very soon.

Following on from “How can a BBQ help sell my home?” I would like to look at another idea for setting your property head and shoulders above the rest.

The Property Fact Pack, this can be as simple or as elaborate as you choose to make it. The idea is to give prospective buyers above and beyond what they expect.  This is where YOU the home owner really gets to brag about your home and the area.  If the school within walking distance is fantastic tell them why.

Really look at your area, consider transport links if you are near rail and buses detail how often they run.  Do you have any great restaurants, cafes near by?  Are there recreation facilities, children’s parks e.t.c? Do you live near the shops?  Are they walking distance?  Does your local bakers have great pastries or does your local butchers have fantastic sausages?

Think about who your target market is and who your most likely buyer is and really direct your fact pack to them.  If you live in a funky and vibrant area, where there are great dining options, wine bars, cafes e.t.c make sure you tell them.

Another idea more specific to your property rather than your area is list any works that you have had done on the property and especially mention if you have any guarantees in place.  Do you know any reliable local trades people?  If so list your plumber and electrician e.t.c. with their telephone numbers.

It’s best to keep your fact pack as clear and concise as possible, definitely best not to ramble, you want your prospective buyers to be captivated and interested.  I would recommend keeping it to 2 or 3 pages. 

Make sure you make several copies as its likely that most people who pass through your property will pick one up.  Put them in a prominent place so people see them, on a dining table or kitchen worktop is ideal.  Finally discuss it with your real estate agent so they know to hand out copies.

So if your selling your home what are you waiting for?  Make yourself a coffee and get writing!

We are definitely in thinking out of the box territory here, however tough times call for something different.

Economically, we know we are going to be hit to some degree, how much at the moment we really don’t know.  However as with anything it helps to be ahead of your competition and have a few tricks up your sleeve.

First and foremost when marketing your home for sale, there are 3 key factors that need to be met if you want a successful sale:

1. The property being listed at a realistic price.  If it’s overpriced it will simply not sell or you put yourself open for ridiculous price reductions.
2. The correct marketing for the property.  You can’t sell anything if people don’t hear about it or know about it.
3. The best possible presentation.  Your home needs to be clean and clear from everyday clutter. The one that stands out and that everyone remembers.

If that’s done right it should be enough, however there are lots more things you could do to be different and wow those prospective buyers.  Remembering you want your property to stand out from the crowd.

Whats more natural in Australia than a Barbie in the yard?  On your open day get the BBQ fired up and get those snags and burgers on.  Open some beers and some champers and get a real party vibe going.  Do not worry about being different or appearing a bit naff, it’s all about selling your home.

The more people that know about your home being on the market the better, people talk!  Make sure the neighbourhood knows about the open home/BBQ, tell local shops and business’, invite your friends, family and neighbours.  Basically tell anyone who will listen.

This may not be a tactic for everyone, but when you consider what you stand to gain versus what you stand to loose, I don’t think you can go wrong.  Even if you don’t sell your home straight away you will have probably had a great time, met some brilliant people and it will be an event that will certainly be remembered and talked about.

Interested in other tips on “How to sell your home in tough times!” keep your eyes peeled in the next few days.

If you have any ideas or suggestions to share please feel free to comment below and share with everyone.