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Preparing Your Home For Sale

My goal is not simply to sell your home, but to help you realize the best price in the shortest period of time.

A house that shows well appeals to more buyers and will sell faster and for a higher price. Buyers feel more comfortable purchasing a well cared for home because if what they see is maintained, they feel what they cannot see has probably also been maintained.

The topics listed below are not suggestions. They are items you must focus on in order to get top dollar in today's market. Some houses already meet these guidelines, but 99.9% do not, so don't feel alone. If you don't complete these, another seller will, and their home will sell before yours, and for more money. I just don't want to see you coming back to these pages six months after your home has been on the market asking why it has not sold.

Emotion vs. Reason

Buying real estate is a very emotional decision. When buyers are viewing the home and making the decision they are looking at the home as their home. They are placing themselves, their family, and furniture visually in the home before they make the offer to purchase. In order to do so they need you to de-personalize the house. If you do not consciously make this decision, you can inadvertently create a situation where it takes longer to sell your property. "Buyers can only imagine what they see, not what it is going to be". If you don't take down the dated wallpaper, paint your daughter's purple room, or remove orange carpeting the buyer cannot envision your house any other way.

De-Personalizing the House

The reason you want to make your home "anonymous" is because you want buyers to view it as their potential home. When a potential home buyer sees your family photos hanging on the wall, it puts your own brand on the home and momentarily shatters their illusions about living in the house themselves. People cannot see their home as a potential buyer does. You become attached to things. You do not notice what a buyer would notice. That is why you need an opinion from someone else.

Put away family photos, sports trophies, collectible items, knick-knacks, and souvenirs. Put away anything you would not see on the floor of a furniture showroom. Put them all in a box. Rent a storage area for a few months and put the box in the storage unit.

Do not just put the box in the attic, basement, garage or a closet. Part of preparing a house for sale is to remove "clutter," and that is the next step in preparing your house for sale.

Removing the Clutter, Though You May Not Think of it as Clutter

This is the hardest thing for most people to do because they are emotionally attached to every-thing in the house. After years of living in the same home, clutter collects in such a way that may not be evident to the homeowner. However, it does affect the way buyers see the home, even if you do not realize it. If you home has too much furniture, overflowing closets, crowded kitchen & countertops, potential buyers will not be able to see your home. They will not buy something they cannot see. You want your home to look as spacious as possible. Try to look at your home through the eyes of a buyer.

Clutter collects on shelves, counter tops, drawers, closets, garages, attics, and basements. You want as much open clear space as possible, so every little thing needs to be cleared away.

Take a step back and pretend you are a buyer. Let a friend help point out areas of clutter, as long as you can accept their views without getting defensive. Let your agent help you, too.

Take a step back and pretend you are a buyer. Let a friend help point out areas of clutter, as long as you can accept their views without getting defensive. This is not about your housekeeping, this is about selling your home- Let your agent help you.

Put away everything you would not expect to see on the floor of a furniture showroom.

Clear out shoes, coats, umbrellas and other outdoor items from your foyer or mudroom
Get rid of old newspapers, books, magazines.
Clean out your bookshelves so they are neat and orderly.
Get rid of sickly pants.
Organize your wires in computers, printers, televisions and other electrical equipment so it doesn't look sloppy.
Take boxes of tissues, medicine, magazines off nightstands. Only have a lamp, clock. & maybe a book.
Hide your hair dryer, razors, shampoos and toothbrush.
Clean out your medicine cabinet, check the dates of the medicine.

Kitchen Clutter

For today's homebuyer the kitchen is the most important room in the home. Buyers view kitchens as an area that has many functions. A recent survey from SieMatic Corp. revealed that 85% of the respondents said the condition of the home's kitchen is a major consideration when making a home purchase.

Start removing clutter by getting everything off the counters, even the toaster. Put the toaster in a cabinet and take it out when you use it. Find a place where you can store everything in cabinets and drawers. Of course, you may notice that you do not have cabinet space to put everything. Clean out everything including the dishes, pots and pans that rarely get used. Put them in a box and put that box in storage.

Homebuyers will open all your cabinets and drawers, especially in the kitchen. They want to be sure there is enough room for their "stuff." If your kitchen cabinets, pantries, and drawers look jammed full, it sends a negative message to the buyer and does not promote an image of plentiful storage space.

The best way to do that is to have as much "empty space" as possible. For that reason, if you have a "junk drawer," get rid of the junk. If you rarely used a crock pot, put it in storage. Do this with every cabinet and drawer. Create open space. If you have a large amount of foodstuffs crammed into the shelves or pantry, begin using them, especially canned goods. Canned goods are heavy. You don't want to be lugging them to a new house, or paying a mover to do so. Let what you have on the shelves determine your menus and use up as much as you can.

Beneath the sink is very critical, too. Make sure the area beneath the sink is as empty as possible, removing all extra cleaning supplies. You should scrub the area down as well, and determine if there are any tell-tale signs of water.

Closets

Closets are great for accumulating clutter, though you may not think of it as clutter. We are talking about extra clothes and shoes you rarely wear but cannot bear to be without. Do without these items for a couple of months by putting them in a box, because these items can make your closets look "crammed full." Throw away those empty shoe boxes that only collect dust. Get those lightweight hangers so everything is on the same hanger in the same direction. Put in storage clothing that you have not worn in a while but refuse to give away. Put out-of season clothes in storage as well as, out -of-season sports equipment. Everyone feels they lack closet space- that is a priority of every buyer. Show them that you have space.

Clear out shoes, coats, umbrellas and other outdoor items from your foyer and mudroom. Keep the foyer and mudroom clear of all items. Hang your coats in the closet. Put out of season items in storage. Do not put your keys and mail in a foyer dish. The keys stay in your pocketbook. The mail goes with the other mail neatly hidden. On the foyer table can be a vase of flowers.

Furniture Clutter

Many people have too much furniture in certain rooms; not too much for your own personal living needs, but too much to give the illusion of space that a homebuyer would like to see. A lot of furniture makes a room look smaller, which makes the home less valuable in the eyes of the buyer.

Remove excess and large furniture and the rooms will look larger. Remove clutter and furniture from narrow hallways to give a more open feeling. A buyer needs to be able to mentally place their own furniture in each room. In every room, create a focal point on the farthest wall from the doorway and arrange the other pieces in a triangle around the focal point. In the bedroom, the bed should be the focal point. In the living room it may be the fireplace and your coach and sofa can form the triangle around it.

Storage Area Clutter

Basements, garages, attics, and sheds accumulate not only clutter, but junk. These areas should be as empty as possible so that buyers can imagine what they would do with the space. Hang as much as you can on the garage walls. Remove anything that is not essential and take it to a storage area or have a garage sale. Make the garage and basement look like you are ready for the movers to come.

* Store to door storage numbers at end of article.

Clean

Clean everything- clean from the floor to ceiling. Clean the baseboard, the windows inside, the windows outside, the ceiling fans, mantels, door handles, light switches, shelves, fireplaces and kitchen vents. Treat stains and power wash. Get rid of old curtains and buy sheers to let the light in. Clean the shutters, the blinds, the closet floors and the nooks and crannies. Polish wood cabinets, banisters and windows.

Dirt and grime can make a buyer feel that the home has not been cared for. It puts up their radar and makes them wonder if maintenance items have been property attended to when they see a messy house. This can result in no offer or a much lower offer than you might have otherwise received.

Paint

Painting can be your best investment when selling your home. A fresh coat of paint inside and out and new floor coverings give the home the look and smell of "new". Gone are the dirty walls, outdated wallpaper, and dark spots of stains. At the very least, paint trim, doors and windows. A white or off-white color makes a room look larger but color is "in". Paint the trim a contrasting color. Go around to open houses of new or renovated homes and see what colors are popular. It is of critical important that you make sure there is no chipped of peeling paint in your home.

Use Rooms as They Were Intended

Take the exercise equipment out of the bedroom and put a bed back in. Put a table and chairs in the eat-in kitchen. Get the home office equipment and filing cabinet out of your dining room. Use rooms as they were intended to be used so a buyer does not leave your home and say, "they did not have a dining room".

A Word About Pets

Pets of all kinds create odors that you may have become used to, but are immediately noticeable to those with more finely tuned senses. "If it smells, it won't sell". Minimize pet odors by not allowing them to sleep on coaches and carpets. Provide them with a bed of their own and reward them when they use it. Keep pets groomed and bathed more often. Be sure to empty kitty litter boxes daily. There are also products that you can sprinkle in a layer below the kitty litter that helps to control odor. Keep the dog outdoors as much as possible. Have your carpets professionally cleaned. Vacuum them daily with a deodorizer.

If buyers don't see a pet, there is a good chance they can look at the home more objectively. If they spot a dog or cat, they will be alerted to look for stains, odors and scratch marks. If your home has suffered damage due to pets, you need to take action before you put it on the market.

Fixing Up the Interior

Buyers expect everything in their new home to operate properly. Buyers definitely notice and likely magnify minor maintenance problems that have been ignored for months or years. These repairs may seem small, but left undone they can lead buyers to question the amount of care you have given the house. Deferred maintenance in a home often brings down the price for buyers. For the money they are paying, buyers want a problem-free home.

As a seller, your top priority is to overcome any real or imagined obstacles buyers have. Fixing things that are broken, and selling a home that looks like it's been impeccably maintained over the years is your goal. The money and time it will cost you will make the difference in selling your house. It is not a question of, "Well the buyers can fix this, it is a small ticket item". That is not the market we are in. The buyers expect you, the seller, to do everything necessary in your home. They do not have the time, the inclination or the desire- they will just walk away..

So let's grab a pen and paper. Tour your home looking for things that need to be done. Remember that a prospective buyer will be opening every drawer and door. Making a good impression will go a long way towards getting your home sold quickly and for top dollar. And you only have one opportunity to make that good impression. Perhaps your walls or trim need a fresh coat of paint. Or that third floor bathroom has some cracked tiles. Start by checking the list below.

Check all appliances. They do not need to be new, but they have to be in good working order. Clean out the lint from the lint dryer. Make sure the ice maker is working properly.
Inspect and repair if necessary the heating, cooling, water heater and alarm systems
Have your furnace serviced. Install new filters in your heating and air-conditioning systems. Clean out the air-conditioning compressors. Make sure your humidifier is working properly.
All your sink fixtures should look shiny and new. If this cannot be accomplished by cleaning, buy new ones where needed. Don't buy something fancy. This can be accomplished inexpensively. Make sure all the hot and cold water knobs are easy to turn and that the faucets do not leak. If they do, replace the washers.
Check to make sure you have good water pressure and that there are no stains on any of the porcelain. If you have a difficult stain to remove, one trick is to hire a cleaning crew to go through and clean your home on a one-time basis. They seem to be wonderful at making stains go away.
Check all the ceilings for water stains. Sometimes old leaks leave stains, even after you have repaired the leak. Of course, if you do have a leak, you will have to get it repaired, whether it is a plumbing problem or the roof leaks.
You should do the same for walls, looking for not only stains, but also areas where dirt has accumulated and you just may not have noticed.
If the basement has an odor of mildew or animal, paint the floor. Check the garage floor for sign of oil and paint the floor if necessary.
Painting can be your best investment when selling your home. It is not a very expensive operation. Make sure you do not have any cracked or chipped paint. Do not choose colors based on your own preferences, but a neutral color as you would see in a model home. A white or off-white color helps your rooms appear bigger. If you have any peeling wallpaper get some wallpaper glue and make sure to get the air bubbles out when you press it to the wall. If that does not work than paint the room.
If you have hardwood floors underneath your carpet, throw your carpet away. Today's homebuyers want hardwood floors. If you do not have hardwood floors underneath, than a good carpet cleaning will suffice. If the carpet needs to be replaced, choose a neutral color.
If your carpet has pulled up in places, make sure you tack it down.
Repair or replace broken floor tiles. Buffing and applying a coat of polyurethane on a hardwood floor can help some scratch marks.
Check all of your windows to make sure they open and close easily. If not, a spray of W40 often helps. Make sure there are no cracked or broken windowpanes. If there are, replace them before you begin showing your home. And make sure to repair all screen doors and window screens.
Do the same things with the doors, make sure they open and close properly, without creaking. If they do, a shot of W40 on the hinges usually makes the creak go away. Be sure the doorknobs turn easily, and that they are cleaned and polished to look sharp. As buyers go from room to room, someone opens each door and you want to do everything necessary to create a positive impression. A fresh coat of paint on a front door looks great.
Make sure the caulking grout in the tub and shower are fresh. Change a worn toilet seat. A new toilet, shower curtain and bath rug gives a fresh, clean look to a bathroom.
All the hinges, knobs or pulls on the kitchen cabinets should be tightened. Make sure the doors all open smoothly and close tightly.
Pets of all kinds create odors that you may have become used to, but are immediately noticeable to those with more finely tuned senses. For those with cats, be sure to empty kitty litter boxes daily. There are also products that you can sprinkle in a layer below the kitty litter that helps to control odor. For those with dogs, keep the dog outdoors as much as possible.
For those who smoke, clean your drapes and carpets and paint the interior of the home to help eliminate the odor. Too many buyers are turned off to the smell of smoke and think you can never get rid of the odor.
Change the light bulbs. Make sure all the light bulbs are working and that they are the highest wattage possible. Houses are often too dark when buyers come through in the late afternoon or evening for a showing. Before every showing, make sure every light is on.
During a showing place a piece of lemon down a disposal and grind it.

Household Odors

Put 1-2 quarts of water in a saucepan over the low heat on one of the back burners.
Add 2 Tbs. of ground cinnamon
Add 1/2 Tbs. of ground nutmeg
Add 1 Tbs. of vanilla extract
Add ½ Tbs. of lemon or orange extract (if desired)
Add 2 teabags of your favorite strong flavor (is desired)
Leave it on the lowest setting throughout the day.
Simmer one cinnamon stick with 4-6 cloves in water in a pot on the stove daily If you have a lemon or an orange, you can add a small rind to the pot for a fresh Citrus smell. Because it is natural it doesn't have an overpowering smell of a scented spray.
Make raison toast just before a showing.
Lemon juice mixed with a little water sprayed throughout the home is a great air freshener.
Before a showing place a lemon down a disposal and grind it.

White Vinegar

White vinegar works wonders on toilet odors, and cleans at the same time..
Neutralize the smell of mold by placing small cups filled with white vinegar in corners of the room. Make sure to refill weekly.

Baking Soda

Keep an open container in the refrigerator & freezer to absorb odors.
Sprinkle baking soda on carpets and let sit for a ½ hr before carpeting.
Put baking soda in the bottom of trash cans and the kitty litter box.
Use it in the garbage disposal to keep it smelling fresh and clean.
Keep an open box in all the closets and the laundry room.
Sprinkle baking soda in the shoes sitting in the mud room.

Fixing Up the Exterior

When putting your home up for sale your first concern is the exterior. If the outside or curb appeal looks good people will want to see what is in the inside. Within 15 seconds a buyer has already developed an attitude toward your property. That is why establishing the first impression is critical to achieving a successful sale. Ninety percent of all buyers are searching the Internet before they contact a Realtor. The exterior picture of your home will determine whether they will want an appointment to view the interior. So take a walk across the street and take a good look at your house.

How does your landscaping look? Is your landscaping regraded away from your house? Do you need more bushes planted? Do not put in trees. Mature trees are expensive, and do not really add much to the appearance value of the home. Replace dead and leggy bushes and plant flowers in your beds.
If you have an area for flowers, buy mature colorful flowers and plant them. They add a splash of vibrancy and color, creating a favorable first impression. Have flowers surround your home's entrance.
Your lawn should be evenly cut, freshly edged, well watered, and free of brown spots. If there are problems with your lawn, you should probably take care of them before working on the inside of your home. This is because certain areas may need re-soding, and you want to give it a chance to grow so that re-sod areas are not immediately apparent. Plus, you might want to give fertilizer enough time to be effective.
Always rake up loose leaves and grass cuttings. Remove broken tree branches.
Patch holes in your driveway, and reapply sealant, if applicable.
The big decision is whether to paint the exterior. It is always a very good investment and really adds to the appearance of a house.
As for the roof, if you know your house has a roof that is at the end of its useful life, replace it. If you don't the inspector will tell the buyer that he will need a need a new roof in the immediate future and the buyer will be looking for you to compensate for its cost. Replace missing roof shingles; repair your gutter if it has come apart. Clean out your gutters and downspouts.
The back yard should be tidy. If you have a pool or spa, keep it freshly maintained and constantly cleaned. For those that have dogs, be sure to constantly keep the area clear of dog "poop". If you have swing sets or anything elaborate for your kids, it probably makes more sense to remove them (if they are old fashioned) than to leave them in place. They take up room, and you want your backyard to appear as spacious as possible, especially in newer homes where the yards are not as large. If you have old lawn furniture get rid of it now.
The front door should be especially sharp, since it is the entryway into the house. Polish the door fixture so it gleams. If the door needs refinishing or repainting, make sure to get that done.
If you have a cute little plaque or shingle with your family name on it, remove it, even if it is just on the mailbox. Get a new plush door mat, too.
Make sure the lock works easily and the key fits properly.
Turning on your sprinklers for 30 minutes before an Open House to make your lawn sparkle.

If you are thinking about doing a minor or major improvement before you sell your home take a look at the chart that compares the job vs. the cost recouped for homes sold in the Boston area for the years 2010-2011.
Click here for the Cost vs. Value Report

Home Staging is the very best proven way to get top dollar for your home as you prepare it for sale.
Homes that are Staged sell faster and for more money! This is because staging sets the scene
throughout the house to create immediate buyer interest in the property. This will then lead to your
selling for the highest possible price in today's market.

Before	After

Redecorators

This is a sampling of one-day decorators and one- day decorating resources. Services include remaking a room using the furniture and accessories you already own, and make a list of suggested improvements. They will help you reduce clutter and help you organize (could be more than one-day service).

Before	After

On The Move Interiors

A full-service interior design firm in the Boston area
Shiela R. Selby 617-277-9422
srselby@otminteriors.com

Pamela Markson Interiors

Pamela Markson
508-655-3330
Cell: 508-277-8180
pmarkson@pmarkson.com
http://pmarkson.com
Organizing, Uncluttering, Staging, Color Selection, Furnishing, Accessorizing, Redecorating
Used often by Newton and Brookline Brokers

On Stage

Joni Golub 508-561-6882
joni@onstage.com
Suzanne Wilkos 781-799-4813
Suzanne@onstage.com
Wayland, MA 02778
http://www.onstagestaging.com
Organizing & Decluttering, Color Consultation, Staging, Consultation, Furniture Rental
Used often by many Newton and Brookline Brokers

Boston Home Stage

Lisa Kaufman Thark
978-897-4780
Lisa@BostonHomeStaging.com
http://www.porticohomestaging.com
Home Staging, Color Consultation, Redesign Services
Best of Boston 2008

Setting the Space

Staging, Floral Design, Interior Design
Blair Hamaty
508-277-0600
blair@settingthespace.com
http://www.settingthespace.com
14 Roberts Rd. Plymouth

General Home Repair

Handyman Fran

Small home repairs
Fran Carito
Watertown, MA
617-924-9159

Ferris Handyman Service

From loosening a sticky window to replacing broken bathroom tiles and recaulking the tub, he will take care of your list.
Marlborough, MA 01752
Phone: 617-733-6316
http://www.ferrishandyman.com

Home Specialists, Inc

Specialize in small jobs
Call: 781-424-4561
Fax: 781-634-0486
Email: info@homespecialistsinc.com
http://www.homespecialistsinc.com

Home Maintenance Organization

Repair, maintenance, grounds, snow removal, painting, security, risk management
1-877-207-1110
Fax: 617-964-1115
Email: info@homemaintenanceorg.com
http://www.homemaintenanceorg.com
345 Boylston St., Newton, MA 02459

Senior Citizen Services

House Works

Solution for Independent Living Responsible and reliable home care services that help seniors live independently, no matter how challenging the circumstances.home repair, modifications, moving to a retirement home, transportation, cleaning.

One Gateway Center Suite 902
Newton, MA 02458
617-928-1010
1.800.928.3393
fax: 617-244-8256
Email: info@sb-ventures.com
http://www.house-works.com
A Division of SolomonBalis Ventures

Independent Living Solutions

Assessment, Care Planning, Service Coordination and Monitoring, Advocacy, Consultation/Evaluation, Caregiver Coaching, Family Support Group.

19 Central Street, Suite D
Byfield, MA 01922
978-463-0090
Email: eileen@ilsolutions.org
http://www.ilsolutions.org

Rubbish Removal

Barisano Brothers

Rick Barisano
50 Pembroke St.
Newton, MA 2458
(617) 965-0094

AAA Fast Trash Removal

Commercial D, Dumpster, and Bulk Stop
West Roxbury, MA
(617) 325-7779
1-800-Got Junk

Mobile Storage Units

Storage units brought to your front door, You fill them up,
and then they are stored until you need them.

Door to Door Storage & Moving

888-410-3667
http://www.doortodoor.com/

Fetch Storage

Best of Boston 2009
Will pick up your personal and business effects at your leisure and deliver items you want back at your convenience.

1-(888) 610-1684
http://www.fetchstorage.com/
12 Nottinghill Road
Brighton, MA 02135

Door Step Storage

1-800-508-8082
http://www.doorstepstorage.com/

Nancy Comenitz and Nancy Comenitz Real Estate does not endorse, sponsor or warranty the products and services listed, and is not responsible for any damage caused by any such product or service.

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