Welcome to your regular staging advice column designed exclusively for real estate professionals. Whether you’re grappling with how to enhance the visual appeal of your listings or seeking innovative strategies to captivate your target audience, you’ve come to the right place. This is your opportunity to pose any and all staging-related questions and receive expert advice, for free.

No query is too big or small — if it’s about elevating the look of your real estate, we want to hear it and we want to help! Email your questions to ninadoiron@isodesign.ca

 

When it comes to selling a home, staging has become a crucial element in making a property more appealing to potential buyers. Home staging involves preparing a property to be shown in the best possible light, often by arranging furniture, decorating and sometimes even renovating certain aspects of the home.

However, one question that frequently arises among homeowners and real estate agents is why staging costs differ so much from one stager to another. Several factors impact staging costs, which we’ll get into below.

 

1. Scope of services    

 

One of the primary reasons staging costs differ is the scope of services offered by different stagers. Some stagers provide a basic consultation where they advise on how the homeowner can arrange their own furniture and decor. This service might cost anywhere from $150 to $500, depending on the thoroughness of advice provided, the region and the stager’s experience. 

On the other hand, full-service staging involves a more hands-on approach, including the stager bringing in furniture, artwork and accessories. This level of service can cost significantly more, often ranging from $2,000 to $10,000 or even more depending on the size of the home, the quality of the furnishings and accessories and the length of time the staging items are rented.

In some cases, stagers may also offer specialized services like decluttering, deep cleaning or minor repairs, which can add to the overall cost. The more comprehensive the service, the higher the fee. For instance, a stager who also handles renovations or provides high-end luxury furniture might charge significantly more than one who simply rearranges existing items or offers standard-quality furniture.

 

2. Experience and expertise    

 

The experience and expertise of the stager also play a critical role in determining cost. A seasoned stager with a proven track record of helping homes sell faster and for higher prices can command higher fees. Staged homes spend significantly less time on the market compared to non-staged homes, which underscores the value of hiring an experienced stager who may charge more because of their ability to deliver results. 

Just like with professionals such as accountants and lawyers, the more experience a home stager has, the higher their fees tend to be. With greater expertise comes a deeper understanding of the market, refined skills and a track record of success, all of which justify the higher cost. 

Experienced stagers often have a deep understanding of buyer psychology, market trends and what appeals to specific demographics. They may also have a well-established network of vendors and resources, which can enhance the staging process. For instance, a stager with 10+ years of experience may charge upwards of $500 per hour for consultation, while a newer stager might charge closer to $200 per hour.

 

3. Geographical location    

 

Location is another significant factor in the cost of staging. In high-demand real estate markets such as Toronto, other larger cities and British Columbia, staging costs are typically higher than in smaller, less competitive markets. This is partly due to the higher cost of living and partly because homes in these areas often have higher price points, which can justify a more significant investment in staging.

For example, in Toronto, full-service staging for a mid-sized home might cost anywhere from $5,000 to $10,000, while in smaller cities on the East Coast, the cost could be as low as $2,000 to $4,000. The difference in pricing can be attributed to factors like the availability of staging resources, the cost of transporting furniture and the level of demand for staging services in the area.

 

4. Inventory and quality of materials    

 

The quality and type of inventory a stager uses can also influence the cost. Some stagers own a large inventory of high-end furniture, artwork and accessories, which allows them to create luxurious and highly appealing spaces. The cost of maintaining, transporting and insuring this inventory is reflected in their fees.

For example, a stager who uses luxury brands like Restoration Hardware or custom-made furniture will charge more than one who uses standard or rental-grade furnishings. The difference in cost can be substantial — luxury staging can cost 50 per cent to 100 per cent more than standard staging, especially if the home is large and requires many high-end items to appeal to high-end buyers.

We recently staged a $7 million luxury waterfront property, where each room featured expansive dimensions. To complement the scale of the space, we not only incorporated high-end, luxury furniture and accents but also sourced large-scale pieces specifically tailored to suit the grand proportions of the rooms. This ensured the staging was not only visually striking but also appropriately proportioned to the property’s grandeur.

 

5. Customization and client expectations    

 

Customization is another factor that can drive up staging costs. Some clients may have specific requests or high expectations that require additional time, effort and resources. For example, a homeowner might want the staging to reflect a certain lifestyle or theme, such as a modern minimalist look or a coastal vibe. Accommodating these preferences often requires the stager to source specific items or make special arrangements, which can increase the overall cost.

Additionally, some stagers offer bespoke services, where every aspect of the staging is tailored to the client’s needs. This level of customization is typically more expensive because it involves more planning, sourcing and sometimes even custom furniture or artwork.

 

6. Duration of staging    

 

The length of time the staging items remain in the home can also affect the cost. Most stagers include a certain period (typically 30 to 60 days) in their base price. If the home does not sell within that timeframe and the staging needs to be extended, additional fees will apply. These extension fees can range from a few hundred to several thousand dollars, depending on the stager and the inventory involved.

 

7. Insurance and liability costs    

 

Stagers must also account for insurance and liability costs, which can vary depending on the size of the staging operation. Larger companies with more extensive inventories may have higher insurance premiums, which are passed on to the client in the form of higher fees. This includes coverage for potential damages to the home, the staging items or injuries that might occur during the staging process.

 

8. Overhead costs

 

Another critical factor that contributes to the varying costs of staging services is the difference in overhead costs between stagers who run large teams and those who operate as solopreneurs. Stagers with a large team often have higher overhead expenses, including salaries for employees, rent for office space, warehouse storage for inventory, transportation costs and insurance for both the business and the team members.

These costs add up and are typically reflected in higher fees for services. For example, a stager with a team may need to cover the costs of a dedicated logistics manager, movers and administrative staff, all of whom play essential roles in delivering a seamless staging experience. 

In contrast, solopreneurs who work out of their homes have significantly lower overhead costs. They often manage all aspects of the business themselves, from client consultations to physically staging the property, which allows them to keep their prices more competitive. However, this can also mean that their capacity is limited and they may not be able to take on as many projects simultaneously as a larger team could. The trade-off between a solopreneur’s lower costs and potentially more personalized service versus a larger team’s resources and scalability is something homeowners and agents should consider when selecting a stager.

 

The cost of home staging can vary widely from one stager to another due to a range of factors including the scope of services, experience, geographical location, inventory quality, customization, duration and insurance and overhead costs.

When selecting a stager, homeowners and real estate agents should carefully consider what’s included in the service, the stager’s track record and how well the staging aligns with the property’s target market. While it might be tempting to choose the least expensive option, investing in a skilled stager who understands the nuances of the market can lead to faster sales and potentially higher offers, ultimately making the cost well worth it.

 

Got home staging questions for a future column? Submit them to ninadoiron@isodesign.ca

 

Welcome to your regular staging advice column designed exclusively for real estate professionals. Whether you’re grappling with how to enhance the visual appeal of your listings or seeking innovative strategies to captivate your target audience, you’ve come to the right place. This is your opportunity to pose any and all staging-related questions and receive expert advice, for free.

No query is too big or small — if it’s about elevating the look of your real estate, we want to hear it and we want to help! Email your questions to ninadoiron@isodesign.ca

 

Selling a home is one of the most significant financial transactions many people will ever undertake. In today’s competitive real estate market, where buyers often make judgments within seconds of stepping through the door — or even before, based on online photos or video — having your client’s property stand out is crucial. This is where professional home staging comes into play.

A skilled home stager can turn a property into a buyer’s dream, often leading to faster sales and higher offers. But with so many stagers out there, how do you choose the right one for your needs? Here’s what you should look for in a professional home stager.

 

1.  Experience and portfolio

 

One of the first things to consider when choosing a stager is their experience. How long have they been in the business? Do they have a track record of successfully staged homes that sold quickly and for a good price? Ask to see a portfolio of their work. A reputable stager will have before-and-after photos of previous projects, which can give you a sense of their style and ability to transform spaces.

For example, if you’re selling a modern condominium in the city, you’ll want to see how the stager has handled similar properties. Conversely, if you’re selling a large, traditional family home, the stager should have experience in making such spaces look inviting to a wide range of potential buyers.

The more varied their portfolio, the better equipped they’ll be to handle the unique challenges of your client’s property. Your stager should be a creative problem-solver, capable of transforming even the most challenging room layouts into functional, visually appealing spaces that attract potential buyers.

 

2. Training and accreditation

 

While staging is an art, it’s also a science that involves understanding buyer psychology, design principles and real estate market trends. A stager who has received formal training from a recognized organization, such as the Real Estate Staging Association (RESA), or has an accreditation like Accredited Staging Professional (ASP), has demonstrated a commitment to the craft. This background ensures that they’re equipped with the knowledge and techniques to effectively stage homes.

For instance, a well-trained stager will know how to highlight a home’s strengths while downplaying its weaknesses. They will use colour, lighting and furniture placement to create an atmosphere that appeals to the broadest range of potential buyers. Experienced stagers are constantly honing their craft, staying up-to-date with the latest design trends to ensure they deliver the modern, appealing aesthetics that today’s homebuyers crave.

 

3. Understanding of the local market

 

Every real estate market is different and what works in one area may not work in another. A good home stager should have a deep understanding of their local market and what buyers in that area are looking for. They should be familiar with the types of properties that are selling quickly and at top dollar and should know what appeals to buyers in your client’s specific neighbourhood. Since each local market has unique characteristics, stagers should maintain a diverse inventory that accentuates the distinct features of properties in those specific markets.

For example, if you’re selling a home in a family-oriented suburb, the stager should know how to create a warm, welcoming environment that appeals to young families. On the other hand, if the property is in a trendy urban area, the stager might focus on creating a chic, modern look that appeals to young professionals.

 

4. Customizable services

 

Every home is unique and so are the needs of every seller. A good home stager should offer a range of services that can be tailored to your client’s specific needs and budget. Whether you need a full staging service with furniture and decor brought in, or just a consultation to provide some DIY tips, the stager should be able to accommodate you.

For instance, if the home is already beautifully furnished, you might only need a staging consultation to help you declutter and rearrange existing furniture. On the other hand, if the home is vacant, you might need a full staging service where the stager brings in all of the necessary furniture and accessories to make the home look lived-in and inviting.

 

5. Attention to detail

 

Staging is all about the details. A good stager will pay attention to every aspect of the home, from the arrangement of furniture to the placement of accessories. They’ll think about how the home will look in photographs, how it will feel when buyers walk through the door and how to create a cohesive look throughout the entire property. An exceptional stager will go above and beyond to ensure every room is flawlessly presented and fully optimized to captivate potential buyers.

For example, a stager with a keen eye for detail will ensure that each room has a focal point, whether it’s a beautiful piece of artwork or a cozy seating area. They’ll also check that all of the little details, like flowers, crisp linens and strategically placed mirrors, are taken care of.

 

6. References and testimonials

 

Just like hiring any other professional, it’s essential to check the stager’s references and read testimonials from previous clients. A good stager will have a list of satisfied clients who are willing to share their experiences. Look for reviews that mention the stager’s ability to listen to the client’s needs, their professionalism and, most importantly, the results they achieved.

For example, if you read a testimonial that mentions how the stager helped sell a property within a week at above asking price, that’s a good sign they know what they’re doing.

 

7. Fully insured

 

Another crucial factor to consider when choosing a home stager is whether they have adequate insurance coverage. Professional liability insurance is essential as it protects both the stager and the homeowner in the event of any accidents, damages or unforeseen issues that might occur during the staging process. 

For example, if a piece of rented furniture damages some flooring, or if a team member accidentally breaks a valuable item, insurance protects you and your client from footing the bill. Working with an insured stager provides peace of mind, knowing that the stager is prepared to handle any mishaps that may arise. This level of professionalism not only protects the investment but also underscores the stager’s commitment to running a reputable and responsible business. Always ask for proof of insurance before hiring a stager to ensure that you, your client’s property and the stager are all adequately protected.

 

8. Clear pricing structure

 

It’s important that the stager has a clear and transparent pricing structure. You should know exactly what services you’re paying for and how much they cost.

Some stagers charge a flat fee, while others charge by the hour or based on the size of the property. Make sure you understand what’s included in the price and if there are any additional costs for things like furniture rental and renewal fees.

 

9. A comprehensive contract

 

When hiring a home stager, one of the most important aspects to consider is whether they provide a comprehensive contract that clearly outlines the responsibilities and expectations of all parties involved, including the homeowner, realtor and staging team. A detailed contract should specify the scope of work, timelines, costs and payment schedules, as well as the roles and responsibilities of each party involved. 

For example, the contract should state what the stager will provide in terms of furniture, accessories and design services and it should also clarify what the homeowner is responsible for, such as moving personal items or making certain repairs before staging begins.

Additionally, the contract should address important details such as what happens if the home doesn’t sell within the expected timeframe, how rental items are handled and any cancellation policies. This clarity helps prevent misunderstandings and ensures that all parties are on the same page throughout the staging process.

A well-drafted contract not only protects your interests but also demonstrates the stager’s professionalism and commitment to delivering quality service. Before signing, be sure to review the contract carefully, and don’t hesitate to ask questions if anything is unclear. This step is crucial in ensuring a smooth and successful staging experience.

 

Selecting the right home stager can make a significant difference in how quickly your client’s property sells and for how much. By looking for a stager with experience, training, a deep understanding of the local market and attention to detail, you’ll be setting yourself up for a successful sale. Don’t hesitate to ask for references, review their portfolio and ensure their services align with your needs and budget.

 

Got home staging questions for a future column? Submit them to ninadoiron@isodesign.ca

 

Welcome to your regular staging advice column designed exclusively for real estate professionals. Whether you’re grappling with how to enhance the visual appeal of your listings or seeking innovative strategies to captivate your target audience, you’ve come to the right place. This is your opportunity to pose any and all staging-related questions and receive expert advice, for free.

No query is too big or small — if it’s about elevating the look of your real estate, we want to hear it and we want to help! Email your questions to ninadoiron@isodesign.ca

 

When preparing a property for sale, you may face a critical question: can home staging be customized to fit various budgets and meet the specific needs of sellers?

The short answer is yes. Effective home staging can be adjusted to accommodate a range of financial constraints while still enhancing a property’s appeal to potential buyers. 

Home staging is a powerful marketing tool that can significantly impact a property’s sale price and time on the market. For these reasons, staging is a worthwhile investment, but the challenge lies in tailoring this service to fit different financial scenarios.

This article will explore how you can leverage flexible staging solutions to suit different budgets and seller requirements, with practical and actionable tips as well as pros and cons for each solution. We’ll start with the most affordable solutions first.

 

1. Staging consultation

 

For sellers with a limited budget, a DIY staging consultation is a cost-effective solution. Professional stagers can provide a detailed report with actionable steps that homeowners can implement themselves. This approach allows sellers to benefit from expert advice without the higher costs associated with full-service staging. 

A professional home staging consultation can include decluttering tips, furniture arrangement advice and suggestions for inexpensive updates like new throw pillows and fresh paint. The total cost ($250-$500) is a fraction of full-service staging, yet the home can still present beautifully if homeowners follow all the advice provided. 

Most stagers will offer this affordable solution.

Pros

• Cost-effective
• Homeowners receive professional step-by-step guidance
• Flexibility to implement changes at their own pace

Cons

• Requires homeowner effort and time
• May cause delays if homeowners cannot execute on time
• May lack the polished look of professionally executed staging
• Results depend on the homeowner’s ability to follow through with recommendations

 

2. Virtual staging

 

Virtual staging is an innovative and budget-friendly alternative to traditional staging. Digital images of empty, sparsely furnished or outdated rooms can be enhanced with virtual furniture and decor to create appealing online listings. There are apps today that allow you to create your own virtually staged photos. Virtual staging can range between $50-$150 per photo.

Pros

• Cost-effective
• Quick and easy to implement
• Ideal for online listings

Cons

• Only effective for online viewing; physical showings may disappoint potential buyers
• Buyers might feel misled if the home appears significantly different in person
• Limited to digital presentation; cannot address physical imperfections when buyers view the property in person

 

3. Showcasing/photo-prep staging

 

Showcasing staging, sometimes referred to as photo-prep staging, is a budget-friendly option that utilizes only the homeowner’s belongings to prepare a property for sale. Unlike traditional staging, which involves renting furniture and accessories, showcasing staging focuses on rearranging and enhancing what’s already available in the home.

The stager may recommend the purchase of a few minor items, but the primary cost is their time and expertise. This approach allows homeowners to benefit from professional staging services without the significant expense, often costing less than $1,000.

Pros

• Affordable, often costing less than $1,000
• Utilizes existing furniture and decor, minimizing disruption
• Quick and easy to implement
• Adds a personal touch to the home

Cons

• Limited by the quality and style of the homeowner’s belongings
• May not achieve the same polished look as traditional staging
• Potential buyers may find it harder to visualize the home’s full potential
• Less flexibility in creating a universally appealing aesthetic

 

4. Occupied staging

 

Occupied staging leverages the seller’s existing furniture and decor, enhanced with select rented items as needed. Depending on the property, this might involve adding just a few accessories or incorporating some key furniture pieces.

This option is ideal for sellers who continue to live in their homes during the sale process but want to elevate the overall appeal of their space. With the right accents and professional guidance, occupied staging can effectively highlight the property’s best features, making it more attractive to potential buyers.

Occupied home staging can range from $1,500-$3,500

Pros

• Utilizes existing furniture, reducing costs
• Allows sellers to stay in their home
• Professional touches and minimal rental items can add to the home’s charm

Cons

• Limited by the quality and style of existing furniture
• Potentially disruptive for the occupants
• May not achieve the same level of polish as a fully staged home

 

5. Partial staging

 

Partial staging is a versatile approach that can be applied to both occupied and vacant properties. 

For occupied homes, partial staging typically involves adding or rearranging a selection of furniture and accessories to enhance the home’s appeal. This service generally ranges from $1,000-$2,000. 

In the case of vacant properties, partial staging might include furnishing key areas like the living room, dining room and primary suite to give potential buyers a sense of the home’s potential. The cost for this level of staging usually falls between $3,000 and $5,000. 

This approach is ideal for sellers who want to highlight key spaces without the expense of staging the entire property.

Pros

• Highlights key areas
• More affordable than full-service staging
• Effective in showcasing the home’s best features

Cons

• Other areas of the home may appear less appealing
• Potential buyers might feel the home is incomplete
• Limited to selected spaces, which might not be enough in highly competitive markets

 

6. Full-service staging for maximum impact

 

For sellers seeking maximum impact and who have a larger budget, full-service staging offers a transformative approach that dramatically enhances a property’s appeal. This comprehensive solution is particularly effective for vacant properties and involves the complete furnishing and decoration of all indoor and sometimes outdoor spaces.

The investment for fully staging a four-bedroom property with a finished basement typically ranges from $6,000-$10,000. This cost reflects the high level of detail and the quality of furnishings used to present the home in the best possible light.

Pros

• Comprehensive and cohesive look throughout
• Professional execution ensures high-quality presentation
• Maximizes appeal and potential sale price

Cons

• Higher cost
• Requires more coordination and time
• Might be overkill for lower-priced or less competitive markets

 

Tailoring home staging to suit different budgets and seller needs is not only possible but essential for maximizing a property’s market potential.

You can offer a range of staging options, from budget-friendly consultations to full-service staging, ensuring that every seller can present their home in the best possible light. By understanding and accommodating various financial constraints and property types, you’ll help your sellers achieve successful sales in any market.

 

Got home staging questions for a future column? Submit them to ninadoiron@isodesign.ca

 

Welcome to Ask A Stager, your regular staging advice column designed exclusively for real estate professionals. Whether you’re grappling with how to enhance the visual appeal of your listings or seeking innovative strategies to captivate your target audience, you’ve come to the right place. Ask A Stager offers you the opportunity to pose any and all staging-related questions and receive expert advice, for free.

No query is too big or small — if it’s about elevating the look of your real estate, we want to hear it and we want to help! Email your questions to ninadoiron@isodesign.ca

 

As real estate professionals, guiding your clients through the home selling process is crucial to ensuring a smooth and successful transaction. One key aspect of this process is pre-sale preparation, which can significantly impact the property’s appeal, market time and final sale price. 

 

Start prepping 1-6 months out

 

A common question about this from sellers is, “How far in advance should we start preparing our home before listing?” The answer depends on several factors, including the condition of the property, the local market conditions and the level of preparation needed.

However, a general guideline is to begin the pre-sale preparation process at least one to six months before listing the property. This timeline allows ample time for a comprehensive approach, ensuring the property is market-ready and maximized for its potential while minimizing stress and overwhelm.

Here’s a step-by-step plan to help sellers prepare for a successful sale.

 

Step 1: Initial consultation and planning (1-3 months before listing)

 

Objective: Obtain expert insights on the property’s condition and create a tailored action plan to strategically invest time and resources, maximizing return on investment (ROI) in key areas.

Start the process by engaging with a professional home stager to provide an in-depth consultation with the sellers. During this meeting, the stager will evaluate the property’s current state, including both interior and exterior conditions. Discuss the local market trends and the target demographic for the area.

Based on these factors, a tailored plan will be created to include necessary repairs, upgrades and staging strategies. It’s also essential to discuss the budget and timeline, ensuring that the sellers understand the potential ROI for each proposed improvement.

 

Step 2: Decluttering and deep cleaning (1-3 months before listing)

 

Objective: Create a clean and clutter-free environment to highlight the home’s best features.

Decluttering is one of the most effective ways to prepare a home for sale. Advise the sellers to begin by sorting through their belongings and deciding what to keep, donate, sell or discard. This process can be time-consuming, so starting early is crucial. 

If this step feels overwhelming or emotionally taxing, suggest that your client hire a professional home organizer or move manager. These experts can often declutter the entire house within a week, whereas it might take sellers months or even years to accomplish the same task, depending on the home’s size and the volume of belongings.

Once the home is decluttered, recommend a deep cleaning of the entire property, including carpets, windows and hard-to-reach areas. This task should be done prior to staging day. A clean home not only looks better in photos but also creates a positive first impression during showings.

 

Step 3: Repairs and maintenance (1-2 months before listing)

 

Objective: Address necessary repairs to prevent buyer concerns and maximize the property’s value.

Minor repairs and maintenance can make a significant difference in how buyers perceive the property. Hire a professional inspector to complete a pre-sale inspection to identify any issues that might be raised during a buyer’s inspection. 

During peak season, securing handyman services can be challenging due to high demand. To avoid delays, it’s crucial to plan and schedule these services well in advance. This will help ensure that all necessary repairs are completed before the listing date, allowing your property to be market-ready on time.

Addressing these repairs beforehand can prevent potential deal-breakers and avoid last-minute negotiations. Common repairs include fixing leaky faucets, repairing broken tiles, patching holes in walls and ensuring all appliances and systems are in good working order.

 

Step 4: Cosmetic upgrades and improvements (1-2 months before listing)

 

Objective: Enhance the property’s visual appeal and update outdated features.

Cosmetic upgrades can provide a high ROI by making the property more attractive to buyers. Suggest neutral paint colors to appeal to a broader audience and replace outdated fixtures or hardware. Consider recommending cost-effective updates such as new light fixtures, updated cabinetry hardware and modern faucets. These small changes can significantly improve the overall aesthetic without a substantial financial investment.

If the home feels outdated and the budget permits, consider updating the kitchen and bathrooms. While a full renovation might be costly, there are budget-friendly improvements such as painting the cabinets, changing out the hardware and replacing the countertop that can significantly enhance the perceived value for buyers.

 

Step 5: Landscaping and curb appeal (2-4 weeks before listing)

 

Objective: Make a strong first impression with well-maintained exterior spaces.

Curb appeal is a critical factor in attracting potential buyers. As the saying goes, the first impression starts at the curb.

Advise sellers to invest in landscaping, including trimming bushes, mowing the lawn, planting flowers and adding fresh mulch. Clean and spray the driveway, repair walkways and consider painting or replacing the front door if needed. 

Keep in mind that a home’s exterior often sets the tone for what buyers can expect throughout. A welcoming exterior can increase the number of showings and the property’s perceived value.

 

Step 6: Staging and professional photography (1 month before listing)

 

Objective: Showcase the property’s best features and create an emotional connection with buyers.

Staging is an essential marketing component of the selling process. Engage a professional stager to arrange furniture and decor in a way that highlights the property’s strengths and minimizes any weaknesses. 

Similar to handyman, painter and contractor services, professional stagers are also in high demand during peak season. It’s crucial to book their services early to ensure your target listing date stays on track and doesn’t get delayed. The actual staging date should be scheduled for no later than 2-3 days ahead of the target listing date.

The goal of professional staging is to create a neutral yet inviting space where potential buyers can envision themselves living. Once staging is complete, get professional photography to capture high-quality images for the listing. Excellent photos are vital for online listings, as they are often the first impression buyers have of the property.

 

Step 7: Final preparations and marketing (1-2 weeks before listing)

 

Objective: Ensure all aspects of the property and marketing materials are ready for the market.

In the final weeks before listing, review all aspects of the property and marketing strategy.

Ensure that all repairs, upgrades and staging elements are completed and in place. Prepare all necessary marketing materials, including listing descriptions, floor plans and virtual tours. Plan the launch strategy, including open houses and targeted online advertising, to generate maximum interest from potential buyers.

 

Starting the pre-sale preparation process one to six months before listing gives sellers ample time to address all necessary aspects of getting their home market-ready. Guiding your clients through this timeline ensures that the property is presented in the best possible light, ultimately leading to a quicker sale and a higher final sale price. Early preparation allows for thoughtful decision-making, budgeting and execution, reducing stress and maximizing the property’s potential in a competitive market.

By following this step-by-step plan, sellers can approach the market with confidence, knowing their property is well-prepared and positioned for success. As a real estate professional, providing this level of guidance and support not only benefits your clients but also enhances your reputation as a knowledgeable and reliable professional in the industry.

 

Got home staging questions for a future column? Submit them to ninadoiron@isodesign.ca

 

Welcome to Ask A Stager, your regular staging advice column designed exclusively for real estate professionals. Whether you’re grappling with how to enhance the visual appeal of your listings or seeking innovative strategies to captivate your target audience, you’ve come to the right place. Ask A Stager offers you the opportunity to pose any and all staging-related questions and receive expert advice, for free.

No query is too big or small — if it’s about elevating the look of your real estate, we want to hear it and we want to help! Email your questions to ninadoiron@isodesign.ca

 

Whether you believe it or not, effective home staging is essential in today’s competitive real estate market. It helps potential buyers visualize themselves living in the space and can lead to quicker sales at higher prices.

However, staging is not a one-size-fits-all design; different types of properties require different approaches as well as furniture and accents. It’s best to avoid designs that clash with the home’s style. Instead, embrace the property’s unique features to enhance its appeal for buyers specifically looking for that type of home.

Here, we’ll discuss simple staging techniques tailored to various property types as well as what to avoid to ensure your staging efforts are cohesive and successful.

 

Modern new builds

 

Characteristics:

 

Today’s modern new builds tend to be sleeker in design, and often have open-concept floor plans, large windows and a minimalistic aesthetic.

 

Staging tips:

 

Maximize light. Use light, airy curtains or blinds/shades that allow natural light to flood in. Mirrors can also be strategically placed to reflect light and make spaces appear larger.

Declutter. Keep surfaces clear and maintain a minimalistic look to highlight the clean lines and open spaces typical of modern homes.

Neutral palette. Use neutral colours for walls and furniture to create a sophisticated backdrop. Add pops of colour through accessories like cushions, throws and artwork.

Contemporary furniture. Select modern, sleek furniture that complements the space’s architecture. Avoid overly bulky, dark or ornate pieces.

Functional spaces. Demonstrate the functionality of the space by clearly defining areas for living, dining and working. This helps buyers visualize how they can use each area. Strategic placement of furniture or area rugs can help define the different spaces.

 

What to avoid:

 

Overcrowding. Don’t fill the space with too much furniture or decor, as this can make it feel cluttered and small.

Personal items. Avoid leaving personal items out. They can distract potential buyers from imagining themselves in the space.

 

Traditional suburban homes

 

Characteristics:

 

Traditional suburban homes, built in the 80’s and 90’s, are synonymous with comfortable, family-friendly layouts, often with a mix of formal and informal spaces.

 

Staging tips:

 

Warm and inviting. Use warm colours and cozy textiles like plush rugs, throws and cushions to create an inviting atmosphere.

Highlight formal spaces. Stage formal living and dining rooms with elegant furniture and decor to emphasize the home’s traditional charm.

Functional family areas. Arrange family rooms and kitchens to showcase their practicality and comfort. Consider adding a few family-friendly touches like a game area or a cozy reading nook.

Connecting spaces. Widen doorways or remove doors to create a more open-concept feel.

Personal touches. Use tasteful decor and accent pieces to create a homey feel, but be careful in overdoing it with highly personal items and collectibles. You want potential buyers to imagine their own family in the space.

 

What to avoid:

 

Outdated decor. Avoid using large outdated furniture or decor that can make the home feel less appealing to young families and the modern buyer.

Over-personalization. While some personal touches are good, too many can make it hard for buyers to see past them.

 

Farmhouse properties

 

Characteristics:

 

Modern farmhouses exude rustic charm, large kitchens, wood elements and a cozy, lived-in feel.

 

Staging tips:

 

Embrace rustic elements. Highlight wooden beams, exposed brick and other rustic features as the focal point. Use wooden furniture and natural textiles to complement these elements.

Farmhouse decor. Incorporate farmhouse-style decor like mason jars, wooden signs and galvanized metal accessories.

Cozy and inviting. Create a warm, inviting atmosphere with plush textiles like quilts, woven rugs and soft cushions.

Functional spaces. Showcase large, functional kitchens with farmhouse sinks and ample counter space. Set up the dining area with a rustic table and pair with elegant dining chairs.

Outdoor areas. Stage outdoor areas with comfortable seating, a fire pit or a porch swing to highlight the property’s connection to nature.

 

What to avoid:

 

Too much clutter. Farmhouse decor can easily become cluttered. Stick to a few well-chosen pieces to avoid overwhelming the space.

Neglecting modern touches. While embracing rustic elements, don’t forget to include modern amenities that buyers expect, such as additional bathrooms or the addition of a powder room if one does not exist. While not all clients will want to take on this renovation, some will if they know that there’s a positive return on investment.

Lighting. Farmhouses tend to have a cozy and darker ambiance. Enhance the lighting by adding fixtures with dimmers to allow for more illumination in the evening, while still maintaining the warm and inviting atmosphere of the rooms.

 

Victorian-style homes

 

Characteristics:

 

Victorian-style homes have more ornate detailing, high ceilings, large windows and an eclectic mix of styles.

 

Staging tips:

 

Highlight architectural details. Emphasize unique features like stained glass windows, intricate mouldings and decorative fireplaces.

Elegant furnishings. Use furniture with classic lines and rich fabrics to complement the home’s ornate details.

Bold colours. Don’t shy away from using bold, rich colours that were popular in the Victorian era. These can be incorporated through paint, wallpaper or decor.

Mix styles. Embrace the eclectic nature of Victorian homes by mixing different furniture styles and periods. Just be sure to use a less-is-more approach while still maintaining an overall cohesive look.

Dramatic lighting. Choose chandeliers and ornate light fixtures to enhance the home’s dramatic feel.

 

What to avoid:

 

Overcrowding with antiques. While antiques can be charming, too many can make the space feel like a museum. Balance them with modern pieces while still making each room feel spacious.

Neglecting light. Victorian homes can feel dark. Ensure that all rooms are well-lit to avoid a gloomy atmosphere.

 

Effective staging is a critical component of the home selling process, tailored to highlight the unique features of each property type.

By following these simple staging techniques and avoiding common pitfalls, you can create inviting spaces that appeal to potential buyers and help your property stand out in a competitive market. Whether it’s a sleek modern space, a cozy farmhouse, or a grand Victorian, the right staging can make all the difference in your sale.

 

Got home staging questions for a future column? Submit them to ninadoiron@isodesign.ca

 

Welcome to Ask A Stager, your regular staging advice column designed exclusively for real estate professionals. Whether you’re grappling with how to enhance the visual appeal of your listings or seeking innovative strategies to captivate your target audience, you’ve come to the right place. Ask A Stager offers you the opportunity to pose any and all staging-related questions and receive expert advice, for free.

No query is too big or small — if it’s about elevating the look of your real estate, we want to hear it and we want to help! Email your questions to ninadoiron@isodesign.ca

 

In today’s competitive real estate market, creating a memorable first impression is crucial for attracting potential buyers. With the majority of homebuyers starting their search online, the importance of tying good staging with good photography cannot be overstated. Well-staged homes paired with high-quality photographs not only capture attention but also highlight the property’s best features, creating an emotional connection with prospective buyers right from the start. 

Here’s why this combination is essential to helping your listing stand out online.

 

Why good staging and photography matter

 

First impressions count

 

The first impression a buyer has of a property often comes from online listings. According to the National Association of Realtors (NAR), 89 per cent of homebuyers say that photos are quite important in their home search. Well-staged homes photographed professionally can create an inviting atmosphere that encourages buyers to schedule a viewing.

 

Showcasing potential

 

The combination of good staging and good photography highlights a property’s potential, showing buyers how they can utilize spaces effectively, especially for awkwardly laid-out spaces. This helps buyers see how to best lay out furniture and allows them to envision their own lives in the home, which can be a significant factor in their purchasing decision.

 

Standing out

 

In a sea of online listings, high-quality photos of well-staged homes stand out. They can make the difference between a listing that gets clicked on and one that is overlooked. Eye-catching images are more likely to be shared on social media, increasing exposure.

 

Creating emotional connection

 

Good staging combined with professional photography can evoke positive emotions about the property. A beautifully staged and photographed home can create a sense of warmth, comfort and desire, helping buyers emotionally connect to the home and resulting in a higher likelihood that they’d want to see more of it in person.

Source: Nat Kay

 

What you gain from good staging and photography

 

Faster sales

 

Homes that are well-staged and beautifully photographed tend to sell faster. According to the Real Estate Staging Association, staged homes sell faster compared to their unstaged counterparts.

 

Higher selling price

 

Well-presented homes often sell for more money. NAR reports that 20 per cent of sellers’ agents believe staging increases the dollar value buyers are willing to offer by one to five per cent, compared to similar homes that aren’t staged.

 

Enhanced perception

 

Professional photos highlight the best features of a home, making it appear more attractive and valuable. This can lead to a more favourable perception of the property, reducing the likelihood of lowball offers.

 

Common pitfalls in staging and photography

 

Clutter and personal items

 

Avoid leaving personal items and clutter in the home. This can distract buyers and make it difficult for them to envision themselves in the space. A clean, decluttered home is essential for good staging and photography. It’s not the photographer’s responsibility to remove the clutter. Ensure the home is free of unsightly items on countertops and floors. A magazine-worthy photo will garner more attention.

 

Poor lighting

 

Poor lighting can make even the most well-staged home look dull and unattractive. Ensure that rooms are well-lit with natural and artificial light to create a bright and welcoming atmosphere. Strategically place table lamps and floor lamps to add more lighting to darker spaces. 

 

Low-quality photos

 

Avoid using low-resolution or poorly composed photos. Blurry, dark, overly saturated, over-exposed or unflattering images can turn buyers away. Invest in professional photography with natural lighting to ensure the home is presented in the best possible light.

 

How to make your listing shine

 

Hire professionals

 

Engage professional stagers and photographers. Their expertise can transform a property and capture it in its best light, making the listing more appealing and professional. Don’t invest in staging and then photograph with your phone — the difference is significant no matter how good the phone may be.

 

Highlight key features

 

Use staging and photography to highlight the home’s unique features. Whether it’s a beautiful kitchen, a spacious backyard or a cozy fireplace, make sure these elements stand out. While most real estate photos are taken with a wide-angle lens to make the rooms look larger, it’s also important to take some close-up views of key features of the home.

 

Don’t replace with virtual staging

 

While a virtual staging 2-in-1 option is a more cost-effective alternative, it’s not a replacement for good staging. Good staging combined with good photography promises buyers what they see online is what they will see in person. Even with improvements in AI technology, buyers will be left disappointed when they visit the property in person and it does not match what they see online. 

 

Tying good staging with good photography is a powerful strategy for real estate agents looking to sell homes quickly and at the best price. By creating a visually appealing and emotionally engaging online presence, you can attract more buyers and stand out in a competitive market.

Remember to avoid common pitfalls, use high-quality photos to highlight the property’s best features and leverage professional expertise to ensure your listings shine both on and offline.

 

Got home staging questions for a future column? Submit them to ninadoiron@isodesign.ca

 

Welcome to Ask A Stager, your regular staging advice column designed exclusively for real estate professionals. Whether you’re grappling with how to enhance the visual appeal of your listings or seeking innovative strategies to captivate your target audience, you’ve come to the right place. Ask A Stager offers you the opportunity to pose any and all staging-related questions and receive expert advice, for free.

No query is too big or small — if it’s about elevating the look of your real estate, we want to hear it and we want to help! Email your questions to ninadoiron@isodesign.ca

 

When it comes to selling homes, staging is an essential tool that can significantly impact a property’s appeal and ultimately its sale. However, a common question among real estate agents and homeowners alike is why staging fees are not calculated by square footage or by the number of rooms.

To answer this, we need to delve into the complexities of home staging, the variables that influence its cost and why a one-size-fits-all pricing model does not work in this industry.

 

The complexity of home staging

 

Home staging is much more than simply placing furniture in a room. It is an art and science that involves understanding design principles, market trends and buyer psychology. Staging professionals work to create an environment that allows potential buyers to envision themselves living in the space.

This process involves several detailed steps:

1. Consultation and planning. A staging project begins with a consultation, during which the stager assesses the home and discusses goals with the client.

This initial step is crucial as it sets the foundation for the entire staging planning and process. During the consultation, needs for the home (e.g. furniture and accessories) are assessed to accurately prepare the quote.

2. Design and selection. Based on the consultation, the stager develops a design plan tailored to the home’s architecture and target market, along with current trends. This plan includes selecting furniture, accessories, artwork and other decor items to highlight the best features of the home.

Not all homes are the same. While some properties benefit from modern furniture and accessories, others may shine with more traditional pieces. Knowing precisely what to bring to each property is both an art and a skill that only well-trained stagers possess.

 

Photo credit: Justin Dadswell & Lorenzo Yenko

 

3. Logistics and coordination. Staging involves coordinating many moving parts including the delivery and placement of items, which requires logistical planning.

This may include renting furniture, arranging transportation and sometimes coordinating with other professionals like painters or cleaners. A stager’s job is to assist in alleviating some of the burden and stress for both sellers and the agent.

4. Execution. After much planning, the actual staging day(s) involves setting up the furniture and decor, ensuring everything is in place to maximize the home’s appeal both online and in person. This is a labour-intensive and time-consuming process that could involve as many as four to eight people, depending on the size of the project.

Each of these steps involves a significant amount of time, effort, and expertise, which are not directly correlated to the home’s size or number of rooms.

 

Variables influencing staging costs

 

Several factors contribute to the cost of staging, and these factors often make it impractical to price staging services strictly by square footage or room count:

1. Condition of the home. A well-maintained home with good existing furniture and accessories might require minimal staging, while a home that needs significant updates or repairs will require more effort and unique pieces to stage effectively.

2. Market and target audience. The target market for the home can influence staging decisions. High-end luxury homes will require more sophisticated (and expensive) staging inventory compared to a condominium, which requires smaller condo-size furniture. Condo-size furniture is often more expensive than standard-size furniture.

 

Photo credit: Evios Media

 

3. Scope of staging. The extent of staging can vary greatly. Vacant homes will need full staging, while occupied homes might only need partial staging or enhancements to existing decor. Even in these cases, some homes have more wall space which requires more artwork, while open-concept homes may require less artwork, even if both homes have the same number of rooms. Larger projects often demand additional movers and designers to ensure everything is executed flawlessly.

4. Inventory requirements. The cost of purchasing, renting and transporting furniture and accessories can vary depending on the style and quantity needed. Luxury items cost more, as can unique or custom pieces.

 

Photo credit: Nat Kay

 

5. Geographic location. The cost of staging can vary based on the location of the property, especially with rising fuel prices which impact transportation costs. Additionally, moving furniture in and out of a condominium presents unique challenges that can increase moving costs.

 

The downside of per-square-footage or per-room pricing

 

Charging by square foot or room count does not accurately reflect the true cost and effort involved in staging. For example:

1. A small home with extensive work needed. A small home that needs significant decluttering, painting and repairing will require more effort and resources than a larger, well-maintained home that needs minimal staging.

2. High-end homes. Luxury homes, regardless of their size, require high-quality furniture and decor that are more expensive to rent and transport. Marketing a home involves presenting it to its ideal target audience. Just as each home is unique, so too are the buyers it attracts.

3. Unique layouts. Homes with unique layouts or features might require more customized staging solutions, which can add to the complexity and cost.

 

Why value-based pricing makes sense

 

Staging companies often use value-based pricing, which considers the overall value and impact of the staging service rather than just the size of the property. This approach aligns the stager’s incentives with the seller’s goals, ensuring that the stager focuses on maximizing the home’s marketability and sale price.

 

Home staging is a nuanced and multifaceted service that cannot be reduced to a simple per-square-foot or per-room pricing model. The variables involved in staging — ranging from the home’s condition and target market to the quality of furniture and geographic location — make a one-size-fits-all approach impractical.

By understanding these complexities, real estate agents and sellers can better appreciate the value of professional staging and the rationale behind its pricing structure, and make more informed decisions that ultimately benefit the home sale process.

 

Got home staging questions for a future column? Submit them to ninadoiron@isodesign.ca

 

Welcome to Ask A Stager, your regular staging advice column designed exclusively for real estate professionals. Whether you’re grappling with how to enhance the visual appeal of your listings or seeking innovative strategies to captivate your target audience, you’ve come to the right place. Ask A Stager offers you the opportunity to pose any and all staging-related questions and receive expert advice, for free.

No query is too big or small — if it’s about elevating the look of your real estate, we want to hear it and we want to help! Email your questions to ninadoiron@isodesign.ca

 

As a real estate agent, you know the importance of making a property look its best before listing it on the market. However, convincing clients that home staging is a necessary investment can sometimes be challenging.

To help, here’s a comprehensive guide on how to effectively communicate the benefits of home staging and persuade your clients to take this crucial step to help them achieve their sales goal.

 

1. Explain the concept of home staging

 

Start by educating your clients on what home staging actually entails. Many homeowners might think it’s merely about cleaning up or rearranging furniture. Clarify that home staging is marketing that involves strategically enhancing a property’s appeal by arranging furniture, décor and accessories to highlight its strengths, downplay its weaknesses and appeal to the greatest possible pool of prospective buyers.

Use analogies to get this point across (e.g. which of these two cupcake options would you pay more for and why?) Analogies can help make abstract concepts more relatable. Compare home staging to preparing for a job interview: just as a candidate dresses well and prepares thoroughly to make a strong impression, a home should be presented in its best light to impress potential buyers.

 

 

2. Share the statistics

 

Nothing is more convincing than hard data, and numbers are a universal language. So, do your research and share relevant statistics that demonstrate the impact of home staging.

For example, according to the National Association of Realtors (NAR) 2023 Profile of Home Staging, 58 per cent of buyers’ agents reported that home staging had an effect on most buyers’ view of the home, and 81 per cent of buyers’ agents said staging made it easier for a buyer to visualize the property as a future home.

A report from the Real Estate Staging Association (RESA) found that staged homes spend 72 per cent less time on the market compared to their unstaged counterparts. Better still, keep your own performance track record of staged properties vs. those that are unstaged properties and share your own personal success stories with clients. If you don’t have your own data, reach out to a local stager for their statistics. 

 

3. Show before and after photos

 

Visual proof can be very persuasive. Prepare a portfolio of before and after photos of properties you’ve staged. Highlight how staging transformed cluttered, personalized spaces into clean, neutral environments that appeal to a wider audience. Better still, take them to see a few properties that are staged vs. unstaged, watch their reactions and discuss their first impression when walking through these properties. Seeing the tangible difference can help clients understand the value of staging.

 

 

4. Discuss the return on investment

 

Home staging is an investment, not an expense. Explain that while there is an upfront cost, the potential return is significant. Staged homes not only sell faster but often for a higher price. 

According to the NAR report, 20 per cent of sellers’ agents reported an increase of 1-5 per cent in dollar value offered by buyers compared to similar homes. Remind them that the cost of staging ($4,000 on average) is significantly less than the first price adjustment (about $50,000) when interest softens after two weeks on the market.

 

5. Highlight buyer psychology

 

Discuss how buyers’ psychology plays a role in the homebuying process. Buyers often make a decision within the first few minutes of seeing a home and in today’s busy world, they want a move-in-ready home with minimal deficiencies.

A well-staged home not only creates a positive first impression, making buyers feel more emotionally connected to the property, but it can also put them at ease knowing that the home has been well-maintained. This connection can be the deciding factor in whether they make an offer or move on to the next property.

 

6. Provide testimonials

 

Share testimonials from past clients who have benefited from staging. Personal stories about how staging helped them sell quickly or for a higher price can be compelling. Written testimonials or short video clips can add credibility and help hesitant clients feel more confident in your recommendation.

7. Offer a staging consultation

 

Sometimes clients need to hear it from an expert. At a minimum, arrange a consultation with a professional home stager. During the consultation, the stager can explain their process, offer insights specific to your client’s property, answer questions and concerns and provide an estimate.

This professional opinion can often tip the scales in your favour. Even if they decided against the full staging services, they will now be equipped with valuable advice to get their home closer to being show-ready.

 

8. Discuss the competition

 

Explain that in a competitive real estate market, every advantage counts. This is especially important as we move closer to a buyer’s market where the number of competitive listings outweighs buyer demand.

Show them the number of competing homes on the market that are staged, and buyers will compare staged homes to unstaged ones. In such comparisons, unstaged homes often fall short.

 

9. Address cost concerns

 

If cost is a significant concern, suggest budget-friendly staging options. Sometimes, minor adjustments like decluttering, rearranging furniture and adding a few new décor items can make a huge difference. Emphasize that even small investments can yield substantial returns.

Here are some solutions to recommend to clients:

1. Take out a line of credit 
2. Consider reverse mortgage (if applicable)
3. Discuss consolidation options with a mortgage broker
4. Agent to subsidize the staging cost upfront and be paid back at closing

 

10. Detail the process

 

Have your stager walk your clients through the staging process step-by-step. Knowing what to expect can alleviate their concerns.

Explain that the stager will handle everything, from planning and moving furniture to accessorizing and final touches. Emphasize that the inconvenience is temporary but the benefits are long-lasting and far outweigh the pre-sale preparation efforts.

 

Convincing clients that home staging is necessary involves a combination of education, evidence and empathy. By presenting clear statistics, sharing visual proof, addressing concerns and demonstrating your commitment, you can help clients see the value in staging and take the necessary steps to ensure a successful sale.

Let your clients know that you’re committed to helping them achieve the best possible outcome. Explain that home staging is a part of your overall marketing strategy to ensure their home stands out in the market. When clients see your dedication to their success, they’re more likely to trust your recommendations.

Home staging is not just about making a property look pretty; it’s about creating a strategic marketing tool that maximizes the property’s potential and appeal, ultimately leading to a faster and more profitable sale.

 

Got home staging questions for a future column? Submit them to ninadoiron@isodesign.ca

 

Welcome to Ask A Stager, your regular staging advice column designed exclusively for real estate professionals. Whether you’re grappling with how to enhance the visual appeal of your listings or seeking innovative strategies to captivate your target audience, you’ve come to the right place. Ask A Stager offers you the opportunity to pose any and all staging-related questions and receive expert advice, for free.

No query is too big or small — if it’s about elevating the look of your real estate, we want to hear it and we want to help! Email your questions to ninadoiron@isodesign.ca

 

As a home stager, one of the most frequently asked questions I get is, “What do I do with my stuff?” The truth is, when preparing a house to sell, managing client belongings can be a daunting task. This part of the process can feel overwhelming. It’s often a balancing act to ensure that the house is the star while not offending the client with the suggestion of removing their treasures. 

From decluttering to storage solutions, it’s crucial to have a plan in place to ensure the home is presented in the best possible light. Here, we’ll explore seven solutions for successfully handling client belongings during the pre-sell preparation process.

 

1. Declutter

 

The most important step is to have clients declutter each room to create a clean and spacious environment. Encourage them to pack away personal items, knick-knacks and excess furniture to showcase the home’s full potential.

You can help clients compartmentalize this process by providing a specific plan for four zones: 1. Keep 2. Donate 3. Sell 4. Trash.

Offering a visual solution such as marking items with a small piece of removable tape will help them remember what needs to go and what can stay. While this is often the most difficult step, it’s also one that clients find most satisfying once completed. “Why didn’t I do this sooner?” is a remark that I often hear.

 

2. Rent a storage unit

 

When clients feel overwhelmed and are concerned that they need to get rid of their “stuff”, remind them that this process is only temporary and it will all be carefully stored and ready to be transported to their new home. Ask them to consider renting storage space to temporarily store personal belongings during the selling process.

I recommend placing a storage pod on their driveway, allowing them to load items easily without the need to rent a large vehicle and make multiple trips. Making the process easy for clients will go a long way in minimizing their stress and will allow for a clutter-free home which will give buyers a better sense of the space. If they prefer to easily access these items or wish to bring them back once the house is sold, a storage unit may be more feasible.

 

3. Host a garage sale

 

It’s garage sale season! Recommend a garage sale to sell unwanted items and declutter their home. If the client is downsizing and has a lot of items that they will no longer want or need, suggest an online auction like MaxSold, which is the easiest and quickest way to sell a lot of items in a secure and efficient manner.

Suggest that anything that is not sold be donated and not brought back into the home. This will save on the cost of moving unwanted items to their new home.

 

4. Donate unwanted items

 

Encourage clients to donate gently used items to local charitable organizations. Not only will this help those in need, but it also reduces the amount of clutter in the home. Here is a list of places to donate to:

• Furniture Bank — accepts furniture, appliances and household items. They pick up for a fee but will offer a tax receipt for the items.
• Canadian Diabetes Clothesline program — accepts clothes, small appliances and household items. They will pick up for free.
• Habitat ReStore — accepts furniture, appliances and household items. They will pick up for free.
• Women’s/family shelters — generally accept clothes, small appliances and household items. Drop-off is required.
• Second Life Books (North York, Ontario) – accepts all types of books. They offer free pick-up.

 

5. Pack early

 

Advise clients to start packing non-essential items early in the selling process. If it’s the spring season, pack up all winter items. If it’s the fall/winter season, pack up all summer items.

I recommend clients keep 3-4 months’ worth of clothing and belongings, and the rest can be packed up. This allows them to gradually declutter and makes moving day a lot less overwhelming.

 

6. Utilize in-home storage

 

Maximize storage by organizing existing spaces such as cold cellars, under-stairs storage and the garage. Install shelving or wall-mounted organizers to utilize the vertical space of these areas.

This helps to keep items off the floor and creates a more organized environment, while still allowing buyers to see and inspect the space. Your clients can use these same vertical storage solutions to organize their new homes.

 

7. Hire a professional organizer

 

For clients overwhelmed by the decluttering process, recommend that they hire a professional organizing service. Professional organizers can offer expert advice, create customized storage solutions and streamline the packing process. Using the services of a professional organizer or move manager will mean one less thing for clients to worry about. 

 

Managing client belongings when preparing a house to sell requires sensitive and careful planning and organization. By implementing these solutions, you can help clients effectively and efficiently declutter their homes to present them in the best possible light to potential buyers. Everyone is happier when the home sells quickly and for top dollar.

 

Got home staging questions for a future column? Submit them to ninadoiron@isodesign.ca

 

Welcome to Ask A Stager, your regular staging advice column designed exclusively for real estate professionals. Whether you’re grappling with how to enhance the visual appeal of your listings or seeking innovative strategies to captivate your target audience, you’ve come to the right place. Ask A Stager offers you the opportunity to pose any and all staging-related questions and receive expert advice, for free.

No query is too big or small — if it’s about elevating the look of your real estate, we want to hear it and we want to help! Email your questions to ninadoiron@isodesign.ca

 

As a real estate agent, understanding home staging can significantly impact your success in helping to sell clients properties quickly and for top dollar. However, navigating the dos and don’ts of home staging requires an eye for design principles and attention to detail.

For today’s frequently asked question, I will provide a comprehensive guide to the dos and don’ts of home staging to help you maximize the potential of every property you represent.

 

Do

 

1. Start with curb appeal

The exterior of a home sets the first impression for potential buyers. Invest in landscaping, clean the driveway and ensure the front door is welcoming with a fresh coat of paint.

For the winter months, add a bit of freshness using potted evergreen plants at the front entrance. For the early spring season, rake the yard to remove any dead plant/grass debris and consider hardy and frost-resistant plants. 

Photo credit: Reel Sparrow

 

2. Prioritize deep cleaning

 

A clean home is essential for staging success. Ensure every surface is spotless, including floors, countertops, windows and bathrooms. Don’t forget the vents throughout the house — these are notorious dust collectors.

Consider hiring professional cleaners for a thorough deep clean which should also include the interior of appliances. A dirty house is often seen as a poorly maintained home and invites further suspicion about other deficiencies in the home.

 

3. Depersonalize and declutter

 

As a rule, it’s critical that you help buyers envision themselves living in the home by advising sellers to remove personal items and clutter. Clear countertops, minimize family photos and streamline furniture to create a spacious and inviting atmosphere.

According to the Real Estate Staging Association (RESA), the vast majority of people cannot envision a home’s potential when it’s cluttered. When selling, less is more.

 

4. Focus on neutral decor

 

Opt for neutral color palettes and modern decor to appeal to a broader range of buyers. Neutral tones create a blank canvas that allows potential buyers to envision their own style in the space. 

Neutral tones can create a calming ambiance and don’t have to be bland. Pops of colour can be added using artwork and accents. Think about calming accent colours such as blues, sage green and soft buttery yellow.

 

5. Highlight key features

 

Showcase the unique selling points of the home, such as architectural features, fireplaces or stunning views.

Use strategic placement of furniture and artwork to draw attention to these features and enhance their appeal. In this instance, a picture is worth a thousand words and well-placed furniture and artwork will do the talking without you having to explain the unique features of the home. At the same time, well-placed staging can help to detract from things you wish not to draw attention to.

 

6. Maximize natural light

 

Open curtains, clean windows and let natural light flood into the home. Bright, well-lit spaces feel more inviting and spacious, making them more appealing to potential buyers.

If a room is dark, be sure to add table and floor lamps to brighten it up. Some older homes may not have a ceiling fixture. In this instance, consider adding recessed lighting if the budget allows. Avoid using fluorescent lights as these tend to be harsh and uninviting.

 

7. Invest in professional staging

 

Consider partnering with a professional home staging company to elevate the presentation of your listings. Professional stagers have the knowledge, expertise and resources to transform properties into irresistible spaces that command top dollar, freeing up your time to focus on building your real estate business.

There are many different forms of professional staging for all budget types. Let your stager know your budget and they can design a custom package to fit your needs.

 

Don’t

 

1. Overlook odours

 

Unpleasant odors can instantly turn off potential buyers. Address any lingering smells, such as from pets or cooking, to ensure a fresh and inviting atmosphere.

Strong lingering odours, like those from smoking, may require an ozone generator that can quickly and effectively remove unwanted scents from the home. Carpets and rugs will retain odour, especially in homes with pets. In this instance, consider professional steam cleaning.

 

2. Neglect repairs

 

Address any visible repairs or maintenance issues before staging the home. Cracked tiles, leaky faucets or chipped paint can detract from the overall appeal and raise concerns about other hidden issues for buyers.

Today’s buyers want move-in-ready homes. If the home comes with a long list of repairs and maintenance issues, buyers will be asking for a pricing concession or removing the home from their consideration list altogether.

 

3. Crowd spaces with furniture

 

Avoid overcrowding rooms with too much furniture. Opt for minimalistic staging that allows for easy traffic flow and showcases the functionality of each space. This may mean having to remove overstuffed furniture and replacing it with contemporary pieces with clean lines. Avoid placing furniture that will block the natural flow of traffic.

Reassure clients that the more effort they put into preparing their home for sale, the better it will resonate with potential buyers and the sooner they can return to normalcy.

 

4. Ignore the exterior

 

While staging the interior is crucial, don’t neglect the exterior of the home.

A well-maintained yard, patio or deck can significantly enhance the overall appeal of the property. This is especially true after the winter months with dust, dirt and sand. Encourage clients to invest in a power washer to quickly clean siding, windows and decking.

 

5. Rely solely on virtual staging

 

While virtual staging can be an affordable tool, it should not replace physical staging altogether. Virtual staging cannot offer the tactile experience and emotional connection that physical staging provides.

Consider how potential buyers will feel when they walk into a space unlike what they saw online. It may cause more questions than provide answers, especially for buyers who have difficulty visualizing a space.

 

6. Forget to update outdated decor

 

Things that will scream outdated are light fixtures, bathroom and kitchen hardware and fixtures. Replace these outdated fixtures, furnishings and decor items to give the home a fresh and modern look.

Dated decor can make the home feel stale and unappealing to buyers, not to mention add to the list of things they will need to fix and replace, which only increases their costs. By making the home move-in ready, it will have a greater chance of sales success.

 

7. Skip the final walkthrough

 

Photo credit: WV Media

 

Before showcasing the staged home to potential buyers, conduct a final walkthrough to ensure everything is in place and presentation-ready. Pay attention to every detail including styling beds, fluffing cushions, lowering the toilet seat and putting away anything unsightly such as toilet brushes and trash cans.

Make all necessary adjustments before the photographer arrives to ensure perfect photos are taken and shared online. According to RESA, 90 per cent of homebuyers searched for properties online during their process. So, be sure that the photos you have of the property are worthy of booking an in-person visit.

 

Mastering the dos and don’ts of the pre-sale prep is essential if you’re looking to achieve greater success in today’s competitive real estate market. By following these guidelines and making the necessary investment in updates and professional staging, you can maximize the appeal of your listings and attract more buyers.

With careful attention to detail and a focus on creating inviting spaces, you’ll set yourself apart as a top-notch agent committed to delivering exceptional results for your clients. Word of your dedication will travel and lead to new business opportunities.

 

Got home staging questions for a future column? Submit them to ninadoiron@isodesign.ca