9 Steps To Selling Your Property

California April Sales

5 Ways To Save On Home Renovation

Is your kitchen hopelessly outdated, and your bathroom a blast from the past? 

Then it sounds like you're overdue for some home improvements. There's just one problem: Remodeling can be a huge undertaking-and a costly one at that. 

The average kitchen remodel will set you back $60,000; a bathroom overhaul, $17,908. Ouch! But hey, that's just the average price homeowners pay.

 Plenty of home renovations can fall way under that wire if you know some tricks to keep your home improvement budget in check. Check out these smart ways to save on home renovation costs to achieve the home of your dreams without blowing wads of cash.

1. Don't do a complete remodel

Unless the room needs to be completely gutted, you can cut costs by refurbishing existing fixtures. When renovating the kitchen, staining the current cabinetry, replacing old drawer handles and knobs, and refacing moldings can save you thousands of dollars.

In fact, refinishing existing cabinets can save you up to 50% compared with the cost of buying new cabinetry, according to Angie's List. You can also cut costs by purchasing materials (e.g., granite, flooring, or lighting) yourself, says Chris Dossman, a real estate agent with Century 21 Scheetz in Indianapolis.

2. Pick decent, midgrade materials

Picking premium options or materials can raise the cost of your remodeling project substantially. One area where you'll find a major price difference? Carpeting.

While basic olefin and polyester carpeting costs around $1 to $2 per square foot, wool can cost upward of $9 to $11 per square foot, according to Angie's List. Those costs add up if you're recarpeting a large room or an entire floor.

Another biggie? Countertops: Granite costs $60 to $100 per square foot; laminate (i.e., Formica) looks like granite for $10 to $40 per square foot.

3. Do prep work yourself

To reduce the hours your contractors will need to put in-and save money on labor-do light prep work yourself, says Dossman. By removing and discarding old carpeting on your own, for example, you'll shave time off the installer's bill, which can lead to substantial savings when you consider that many companies charge an additional $4 per yard to remove old carpet.

4. Go DIY, but know your limits

Another way to cut remodeling costs is, of course, to do the work yourself. That's a good move for small projects, like painting a bedroom, where the work is fairly simple. Also, the materials you'll need, including paint, brushes, sandpaper, and tape, cost only $100 to $200. (Professional painters, meanwhile, charge $25 to $100 an hour.)

With larger projects, however, rolling up your sleeves probably isn't the best decision-especially if you lack handy skills. For major home improvement projects, you'll most likely want to hire a professional to do the work-it'll cost more, but it's worth it. Let's face it: The last thing you want to do is cheap out and need to pay a second contractor to redo the work.

Here are six home improvement projects you should never do yourself.

5. Shop around for the best (and budget-friendly) contractor

Last but not least, a home remodeling project is only as good as whom you hire. It's crucial to find a reliable contractor who will quote you a fair price and deliver high-quality work. To find this special someone, you'll want to meet with at least three contractors and get in-person bids. Doing so will give you a good idea of the price range; it'll also give you a sense of whether you'd be comfortable working with the person.

When vetting contractors, pay attention to small details, like whether they show up on time for the appointment.

Punctuality indicates whether the person is well-organized, which can affect how much you'll have to pay, says Matt Parker, a real estate agent in Seattle and author of "Real Estate Smart: The New Home Buying Guide."

If a contractor has a habit of running behind schedule, that might affect how long the project will take to complete-and how many hours of labor you'll need to pay for. The adage -time is money- can be painfully true when contractors are involved, so you want someone who takes your time seriously.

Another money-saving safety measure: Insist on seeing all renovation estimates in writing, and get a cap on the hours if possible. Meanwhile, a punch list can ensure that the renovation isn't officially done until you're satisfied. Any contractor who isn't willing to provide this par-for-the-course paperwork may not be worth the trouble, because it protects you both in case any part of your renovation goes off the rails.

Creating a pet friendly home

A pet-friendly home is not just a fun and safe space for your pet, but also a space that can stand up to...the kinds of things pets do to houses. Making pet-friendly choices in landscaping, design, and the materials you use will ensure that both you and your pet can enjoy your shared space together.

Opt for durable flooring 

Even if your pet is perfectly well house-trained, they're bound to have an accident or two. Choose a flooring material that's easy to clean and won't be damaged by accidents. Linoleum cleans easily and is naturally anti-microbial. Bamboo, cork, tile, and stone are also good picks. If you want carpet, try a modular kind, made of separate carpet squares. Buy back-up squares so if a section gets ruined, you can pop it out and replace it. Avoid wood and laminate floors. Wood is easily scratched and damaged by water and slippery laminate can cause injuries.

Choose pet-friendly materials and décor

Opt for satin paint instead of flat paint on walls. A glossier finish won't show stains as prominently and wipes clean. Chose low VOC (volatile organic compounds) paints, especially if your pet bites or licks walls. Match the colors of throw rugs, upholstery, and other décor to your pet's fur color to give yourself a little more leeway in how frequently you'll be vacuuming and de-furring the furniture. Set up a feeding area in a spot where you won't be accidentally kicking over the water bowl. Find a nearby place to store dog food, ideally in a sealed container, like a plastic bin or a metal garbage can with a lid.

Protect furniture

Choose upholstered pieces covered in tough, easily-cleaned fabrics like leather or ultrasuede. Consider washable slipcovers, throws to protect furniture, or extra-durable fabric designed especially for pet owners. Keep pets from chewing furniture by spraying with store-bought, anti-chewing spray or applying a bit of cayenne pepper to their favorite biting spots. If you need to keep a pet out of a particular area, put up baby gates and provide the pet with plenty of sturdy toys for diversion. Set up a special bed or blanket so your pet has a comfortable, cushiony place of his own.

Eliminate dangers around the house

Walk around your house and assess possible pet hazards. Move chemicals and cleaning materials to high shelves or locked cabinets. Make sure trash cans are safely secured so pets don't get into something that could be harmful to them. (Many common household articles are toxic to pets including: coffee grounds, onions, grapes, and even nutmeg.) Latch lower cabinets with child locks if necessary and keep curtain and electrical cords out of pet reach. Put screens in upper level windows and make sure they're intact and securely attached. Keep toilet lids closed and avoid automatic bowl cleaners. Wipe up spills in the driveway and garage immediately so pets don't ingest poisons like antifreeze. Remove any indoor plants that are toxic to pets. You can find a list of toxic and non-toxic plants on the Humane Society's web site (www.humanesociety.org).

Consider a pet door 

If you are frequently away from home, consider putting in a pet door. Pet doors can be put in windows, doors, and walls. Smart models recognize your pet electronically and will only open for them, not for other animals. The doors can be controlled remotely and deactivated if you need the pet to stay inside. If you're worried about the resale value of cutting a hole in the wall, consider a model that's built into a glass sliding door. When you sell, you can replace that part of the door with a regular slider.

Create a yard for pets and people to share 

Find safe, pet-friendly materials for plants and hardscape. Put in some mint or catnip for cats and a clover ground cover for dogs because it won't yellow with urine. Outdoor cats like places to hide and things to climb and will make good use of trees and bushy areas. Dogs instinctively patrol the perimeter of the property and like running paths that follow the yard's circumference. If your dog has already created a path, embrace it, covering it with mulch and lining with attractive plantings. Make sure your fence is in good condition with no secret ways out (including benches, large rocks, or other items that can serve as pet launching pads). Consider putting in a small eye-level panel in the fence so dog can peek out and keep a watch on things. For safety, keep sharp tools put away, keep compost bins covered, and avoid chemical like fertilizers and pesticides. Make sure plants are non-toxic and avoid plants with thorns. And pets like a lot of the same things humans like, so you'll both be pleased if your yard has a shady spot to cool off and comfy places to sit



90 Ways to Sell Your Home Faster and for More Money!

The following pages will guide you step by step through the process of preparing your home for sale to achieve the highest possible sale price in the least amount of time.

Repairs

1. The rule of thumb is, if something needs repair, fix it! There are probably many things in your home that you have simply become used to over time . . . things that you have been promising yourself that you will attend to. 


Well, now is the time. The buyer will mentally add up the cost of repairing all those minor flaws and end up with an amount that is generally much higher than what it would cost you to do the repairs.

You might be saying to yourself, “These repairs aren’t any big deal.” But the buyer is thinking, “If the owners didn’t care for these little items, then what about the roof and the furnace?” Needed small repairs and perceived owner neglect will either lower the purchase price or lengthen the time required to sell.

2. Check all walls for peeling paint and loose wall paper.

3. Large repairs: In today’s climate of open disclosure and vigilant professional home inspections, the rule is “Treat a buyer as you would yourself.” Repair any problems with major systems or offer an allowance for the buyer to make repairs after closing. Always disclose anything that you know about the property. Having been a consumer yourself, you know that buyers will more readily make a purchase decision with someone whom they can trust.

Cleaning

4. Every area of the home must sparkle and shine! Each hour spent will be well worth it. Would you rather buy a clean car, or a dirty one? Would you hurry to buy a pair of shoes with mud on them?

5. Clean all windows, inside and out. This helps make the house sparkle.

6. Clean all wall-to-wall carpeting and area rugs. Clean and polish linoleum, tile and

wooden floors.

7. Clean and polish all woodwork if necessary. Pay particular attention to the kitchen and bath cabinets.

8. Clean and polish all light fixtures.

Neutralizing

9. Be cautious about selecting colors when painting or replacing carpeting. Your objective here is to make your home appeal to the largest possible buying segment. Ask yourself, “How many of the available buyers would be able to move into your house with their furniture and not have to replace the carpeting?” Position your home on the market to be as livable to as many people as possible, and allow the buyer to mentally picture the home as theirs.

10. Forget your personal taste . . . the “market” is always demand driven! The average buyer will have a hard time looking beyond blue carpeting and bold wallpaper. Consider replacing unusual or bold colors with neutral tones. Two coats of white paint may be the best investment you ever made.

Space Management

This involves creating the illusion of more space.

11. Arrange furniture to give the rooms as spacious a feeling as possible. Consider removing furniture from rooms that are crowded. If necessary, store large items.

12. Pack up collectibles . . . both to protect them, and to give the room a more spacious feel. Leave just enough accessories to give the home a personal touch. Dispose of unneeded items.

13. Remove all clutter and make it a habit to pick up clothing, shoes, and personal possessions each day for possible showings.

14. Empty closets of off-season clothing and pack for the move. Organize them to demonstrate the most efficient use of space. Leave as few items on the floor or shelves as possible.

15. Use light to create a sense of space. All drapes should be open. Turn on all of the lights throughout the home before a showing, and be sure to replace any burned out light bulbs.

Atmosphere

When placing yourself in the potential buyer’s shoes, you will want to consider the overall atmosphere of your home. Keep in mind your sense of smell as you go through the check list. Create the atmosphere of your home as a shelter, a place that is safe and warm, and in good condition.

16. A clean smelling house creates a positive image in the buyer’s mind. Be aware of any odors from cooking, cigarettes, pets, etc., that may have adverse effects on potential buyers. Remember that some people are much more sensitive to odors than others. Smokers rarely notice the odor of tobacco that fills their homes, and pet owners may be oblivious to objectionable doggy odor.

17. You can use products like carpet deodorizers, air fresheners, and room deodorizers; but the best strategy is to remove the source of the smell rather than cover it up.

18. Unfortunately, often the only way to remove the smell of pet urine from flooring is to rip up the carpeting and padding and replace them. If this is preventing the sale of your home, don’t hesitate to make this investment.

19. If smoking and cooking odors have permeated your home, have your carpets and furniture cleaned, and air out or dry-clean your drapes.

20. Mildew odors are another no-no. Don’t allow wet towels to accumulate in hampers or dirty laundry to pile up in closets.

21. Once offensive odors are removed, consider adding delightful ones. Recent studies have shown that humans have strong, positive responses to certain smells. Cinnamon, fresh flowers, breads baking in the oven are all excellent ways to enhance your property for sale.

Staging

This part of preparing your home for sale is the most fun and involves the use of color, lighting, and accessories to emphasize the best features of your home.

22. Study magazine ads or furniture showrooms to see how small details can make rooms more attractive and appealing. The effect of a vase of flowers, an open book on the coffee table, a basket of birch logs by the fireplace, etc., can make the difference in a room.

23. The use of a brightly colored pillow in a wing chair or a throw blanket on a couch can add dimension to a sterile room.

24. Soften potentially offending views, but always let light into your rooms. Replace heavy curtains with sheer white panels. Never apologize for things you cannot change. The buyer will either decide to accept or reject the property regardless of the words you say. Just present the home in the best way possible with complete honesty.

25. Go through your photo albums and select pictures of your house and yard during all seasons. If hung at eye level in a well-lighted area, the pictures will speak for themselves and give you yet another selling edge.

26. Take advantage of natural light as much as possible by cleaning windows, opening shades and drapes, etc. Add lamps and lighting where necessary. Be sure that all fixtures are clean and have functioning bulbs.

The Exterior: Check your home for any needed maintenance just as a buyer would. Repaint or touch up as necessary. You can’t make a better investment when you are selling your house! Don’t let the outside turn buyers off before the inside turns them on.

27. Color has the power to attract. A tub of geraniums, a pot of petunias, or a basket of impatiens on the front steps is a welcoming touch.

28. If you are selling during the winter months, consider using a wreath of dried flowers on the front door.

29. If you have a porch or deck, set the stage with pots of flowers and attractively arranged furniture.

30. Check to see that all doors and windows are in good working order. Give special attention to your home’s exterior doors and front entry. Clean and paint doors if necessary. Remember, first impressions are likely to color the remainder of the house tour.

31. Wash all windows and replace any broken or cracked window panes.

32. Screens should be free of any tears or holes.

33. Inspect all locks to ensure that they are functioning properly

34. Check for loose or missing shingles.

35. Invest in a new doormat that says “Welcome.”

The Yard

36. Make sure the yard is neatly mowed, raked and edged.

37. Prune and shape shrubbery and trees to compliment your house.

38. Consider adding seasonal flowers along the walks or in the planting areas. Plop the plants into a well-placed wheelbarrow, an old-fashioned washtub, or what have you. Such standbys as nasturtiums, petunias, impatiens, and verbena are easy to maintain if you only remember to water them regularly. Try a row of sweet smelling alyssum to line a short sidewalk or pop in some perky dwarf marigolds to form a cheerful oasis of color in your yard.

39. It is important to devote at least one area of your yard to outdoor living. Buyers will still recognize a scene set with picnic table and chairs and respond positively to it. Cover your picnic table with a fringed, red-and-white checked cloth, set out some plastic plates and glasses, bring out the barbecuing equipment, and buyers will almost smell the hot dogs cooking!

The Driveway

40. The driveway is no place for children’s toys. Not only are such things dangerous, but the clutter is unsightly.

41. The surface of your driveway should be beyond reproach; after all, it’s one of the first things a buyer will see when he drives up. Sweep and wash the driveway and walks to remove debris, dirt and stains. Repair and patch any cracks, edge the sides and pull up any weeds.

Room-by-Room Analysis

The Front Entry: Whether a gracious proportioned center-hall or a small space just large enough for a coat rack and a tiny table, this part of your home deserves your particular attention.

42. Study your entry hall and ask yourself what kind of impression it makes of your home. Dried flowers or a small plant can make a striking focal point on a hall table any time of the year.

43. Virtually any entry hall will benefit from a well-placed mirror to enlarge the area.

44. Your entry hall’s flooring will be observed carefully by the prospective buyer. Make sure the surface is spotless and add a small rug to protect the area during showings.

45. The entry hall closet is the first one inspected. Make it appear roomy. Add a few extra hangers. Hang a bag of cedar chips or a pomander ball to give a pleasant, fresh scent. Remove all off-season clothing.

Living Areas: Think of these areas as if they were furniture showrooms. Your job is to make each room generate a positive response. Add touches that make a room look truly inviting.

46. Sweep and clean the fireplace. Place a few logs on the grate to create an attractive appearance. You are welcome to have a fire going for showings during the winter months. . . it creates a great atmosphere.

47. Place something colorful on the mantel, but don’t make it look like

48. Improve the traffic flow by removing excess furniture. Have easy traffic flow patterns. Be sure that all doors open fully and easily.

49. Draw attention to exposed beams or a cathedral ceiling with special lighting. Be sure to remove any cobwebs and dust.

50. Remove oversized television sets if they dominate the room. If necessary, substitute with a smaller one until you move.

The Dining Room: Avoid going overboard. To be effective, any stage setting that you create should reflect the character of your entire home appropriately.

51. Set the scene by setting the table with an attractive arrangement. Add fresh or silk flowers as a centerpiece.

52. Visually enlarge a small dining area. If your dining table has extra leaves, take one or two out. Consider placing your dining table against the wall. Remove any extra “company” chairs. Consider putting oversized pieces in storage until your house is sold.

The Kitchen: Pay particular attention to your kitchen. This room continues to be the “heart of the home.” A pleasant, working kitchen is near the top of most buyers’ list of priorities and is a room that buyers always scrutinize closely.

53. Avoid clutter! Clean counters of small appliances and store whenever possible to maximize the appearance of work space.

54. Check the counter top around your sink, and remove any detergent or cleanser, etc., that may be cluttering the area.

55. Sinks, cabinets, and counter tops should be clean and fresh.

56. All appliances should be absolutely clean, bright, sparkling and shiny!

57. Clean off the top of the refrigerator! If you must use that space for storage, use baskets and bowls to camouflage the items kept there.

58. Set the scene with an open cookbook, a basket filled with fruit, a basket of silk flowers, or a ceramic mixing bowl and wire whisk.

59. Create the aromas associated with happy homes! Bake some cookies from premixed, refrigerated cookie dough, start baking a loaf of refrigerated bread dough, or pop a frozen apple pie in the oven.

60. In the heat of summer, place a bowl of lemons or limes on the counter to provide a fresh and pleasant aroma.

61. Clean and organize all storage space. lf your cabinets, drawers, and closets are crowded and overflowing, buyers assume that your storage space is inadequate. Give away items you don’t use, storing seldom-used items elsewhere, and reorganize the shelves. Neat, organized shelves and drawers look larger and more adequate for prospective buyer’s needs.

62. Large, cheerful kitchen windows are an advantage and should be highlighted as a special feature of your home. Take a critical look at the window treatment . . . is it clean, sharp and up-to-date? Do the curtains need washing or the blinds need cleaning? Would the window area look better without any window treatment?

63. If you have a counter top eating area, set two attractive place settings with coordinating napkins and placemats, and place cushions on the stools.

64. Set the table for an informal meal with bright placemats and a generous bowl of fruit as a centerpiece.

Laundry Room: A separate laundry room is a true asset and is one of the most frequent requests that buyers make during a home search. Don’t hide this treasure behind closed doors. Spruce up the room and open the door proudly for inspection.

65. Add a fresh coat of paint or put up a cheerful wallpaper.

66. Organize all closets and storage space.

67. Remove all dirty laundry. Keep current with your laundry or store all dirty laundry in a closed container (maybe even hermetically sealed and welded shut).

68. Clean and polish the washer and dryer.

69. Consider adding an attractive, coordinated throw rug.

Stairways: Stairways should provide an attractive transition from one level of your home to another.

70. Make certain the stairs are safe! Stair lighting should be more than adequate, stairs must be clutter free, stair railings tight and secure, and runners or carpeting tacked securely. Remove any items from the surface of the stairs and store elsewhere. Check the condition of the walls, and paint or re-wallpaper if necessary.

71. If the stairs are a focal point of the main living areas, carefully choose accents to improve the visual appeal. If you have a wide, gracious staircase, emphasize this feature by hanging a few pictures along the wall. Draw attention to a handsome lighting fixture by polishing the brass and dusting each small light bulb or crystal prism.

Bedrooms: Imagine for a moment that you’re in the “bed-and-breakfast” business. How would you change your home’s bedrooms to appeal to a paying lodger? Naturally, you’d make up the beds with your prettiest sheets and comforters. Maybe you’d add a vase of flowers on the dressing table or a cozy armchair in the corner. Every bedroom in your home should invite prospective buyers to settle right in.

72. Large master bedrooms are particularly popular among today’s home buyers. Make your bedroom larger. Paint the room a light color, remove one of the bureaus if the room is crowded, and minimize clutter to maximize spaciousness. Aim for a restful, subdued look.

73. A private bathroom off the master bedroom is a real sales plus. Decorate to coordinate with the color scheme of your bedroom, creating the “suite” effect.

74. Virtually all buyers are looking for a house with plenty of closet space. Try to make what you have appear generous and well planned. Remove and store all out of season clothing. Remove any items from the floor area. This will make a closet seem more spacious. Arrange all shelves to maximize the use of space.

75. Make sure all articles in the closet are fresh and clean smelling. When prospective buyers open your closet door, they should be greeted with a whiff of fresh smelling air.

76. Make sure all closet lights have adequate wattage and are operating. Add battery operated lights to those closets that lack them. Lighted closets look bigger, are more attractive, and allow buyers to inspect the interiors easily.

77. Take the time to explain the importance of marketing to your children. Encourage them to participate in preparing your home for showing, particularly the principle of appealing to the widest possible market segment. Ask your children’s cooperation in making their beds and picking up their rooms prior to showings. Consider promising a special reward if they willingly participate in your house selling goals.

78. Have them pack up any items that are not currently in use and dispose of unused possessions.

79. Remove any crowded, unusual, or personal wall hangings such as posters and store them until your home is sold.

Bathrooms: Wise sellers take special pains with preparing their bathrooms for scrutiny by strangers. The bathroom is a room after all, and a very personal one. Prospects will inspect yours carefully, so be sure it is immaculate. Cleanliness is the key! Make sure that all surfaces are spotless.

80. Replace worn or dirty shower curtains, clean and repair caulking, and remove non-skid bath decals that are in poor condition.

81. Clear off countertops and store all personal care products out of sight.

82. Repair any faucets that leak or do not function properly. Clean off mineral deposits with vinegar or commercial products.

83. Clean and organize all cabinets and drawers. Don’t forget the medicine cabinet: dispose of old prescriptions, and polish the shelves. The same goes for the storage cabinet under the sink.

84. Remember to appeal to a wide range of buyers. Play down dominant colors with contrasting neutral colored towels and accessories. If your bathroom is mostly white or neutral, add a few cheerful accents of color: use towels in the popular new shades. Don’t hesitate to buy a few new towels and a rug . . . you’ll be taking them with you to your new home.

85. Scrub and wax an old floor. Cover the largest area you can with a freshly washed scatter rug.

86. Decorate and personalize to create a pleasing, individual look. Consider bringing out your best towels and perfumed guest soaps. Add a plant for color and freshness.

87. A gentle hint of fragrance in the air is fine, but keep it subtle.

Garage

88. Sweep and wash the floor to remove dirt and stains. Organize tools, garden equipment, bicycles, etc. A clean, organized garage appears larger.

89. If the area is dark, add more light. If it is small and accommodates only one car, remove your car before buyers visit. An empty garage always looks larger. If you have a two car garage with very little extra room, remove one of your cars so that buyers can make their inspection in comfort.

90. Get rid of anything that you don’t plan to move to your new home. Place remaining stored material neatly in boxes, and position away from walls.

12 Strategies for Hosting a Sucessful Open House

“You don't need a golden toilet. You just need a working toilet,” said Holly Sose, of City Connections Realty. 

“Any wild shenanigans are just that, shenanigans. … The market will always dictate a trade price. No amount of gorgeous models dancing in bikinis or catered sushi is going to do that for you.”


Once a seller figures out the right price, it may take some weeks to prepare a home so it looks ready for a showing. Here's how:

1. De-clutter your home
“Buyers want to envision themselves in the home, and it’s difficult to do so if your clutter is in the way,” said Shannon Aalai, of CitiHabitats.
Cleaning out closets is especially important since many city house hunters are obsessed with closet space and will surely open all doors, she said.

2. Add a fresh coat of paint, and fix anything that’s broken, especially if it’s squeaky.
"When people walk into an apartment they’re nitpicky and want to find something wrong even if they like it," Aalai said.
So, make sure everything is in working order, including light bulbs.
Vik Kukar, of Rutenberg Realty, recalled one open house where a broken dishwasher handle turned off prospective buyers.
“You’re really trying to create emotion when you walk in,” he said. “You don’t want anything to break that positive emotion.”

3. Stash your honeymoon photos and hide your doll collection.
“Take down anything I tell you is offensive or weird, and remove anything personal,” Aalai said. 
The goal is to keep the focus on the apartment. 
“Your dog is cute but we don’t need to see [it] in every photo," she said. "People are easily distracted. They look at the photos, and say, 'That’s a cute couple, that’s a cute baby.' They’re more interested in [the sellers’] lives.”
When taking a couple to look at a SoHo loft, Aalai heard the prospective buyers talking nonstop about the series of “creepy” collage boxes hanging on the wall instead of chatting about the home.
“The husband said you’ll never get rid of that energy,” she recounted.

4. Consider using a professional to stage your home.
It could cost anywhere from $4,000 to upwards of $25,000 to have your apartment staged, but there could be a big payoff, Kukar said.
“It’s often going to have a 300 percent return,” he said, especially if a home has no furniture.

5. Give your agent ample access to your house.
“Allow open houses, and let brokers show the property after work and on weekends,” Aalai said.

6. Target your outreach.
Teplitzky stressed the importance of “building momentum” by listing a home in different outlets, online and elsewhere.
Sometimes her agents will do mailings in the neighborhood to increase the number of people showing up.

7. Don’t be home for showings or open houses.
“Buyers are never honest in front of sellers, and frankly it often makes them uncomfortable,” Aalai said.

8. Be prepared for possible questions.
Make sure whoever is hosting the open house knows where to find the nearest gym and grocery stores and the closest subway and bus stops. Make sure they know what, if anything, was renovated and when, and whether walls can come down or be put up, Kukar said.

9. Get a cleaning service.
“People will notice if it’s dirty,” Aalai said, especially in bathrooms where prospective buyers often turn on faucets and use toilets.
“They move the shower curtain when they want to turn the water on, so make sure there’s no hair in the tub,” she said, also advising sellers to make sure there’s soap, and the good towels are hanging.

10. Take the dog or cat out; hide litter boxes and feeding bowls.
Not all house hunters are animal lovers.
“If a dog is there, sometimes people are worried about the dog jumping on them, and they’re freaking out,” Aalai said. “And with cats, a lot of people have allergies.”

11. Add simple, nice touches.
Aalai likes to bring flowers or set out a bowl with lemons or pears.
Teplitzky likes to offer little bottles of cold water or fruit in the heat of summer.
Sose likes to put on music.
“Music makes everything better,” she said.

12. Make sure the house doesn’t smell.
People often get accustomed to their homes' odors, said Aalai, who will often light a scented candle in the bathroom.
Many brokers will open windows before a showing to let it air out.
Kukar gently lets sellers know not to do any heavy cooking an hour or so before a showing. He remembered an open house where a family had just cooked a pot roast.
“It smelled good, but it was too much,” he said.
“Apartments are sold on emotion,” Kukar said. “The agent is the director of [a movie called] ‘Selling This Home.’ We’re trying to produce these strong feelings of joy, hope and happiness.”

6 Things You Think Add Value To Your Home - But Really Don't

Every homeowner must pay for routine home maintenance, such as replacing worn-out plumbing components or staining the deck, but some choose to make improvements with the intention of increasing the home's value. Certain projects, such as adding a well thought-out family room - or other functional space - can be a wise investment, as they do add to the value of the home. Other projects, however, allow little opportunity to recover the costs when it's time to sell. Even though the current homeowner may greatly appreciate the improvement, a buyer could be unimpressed and unwilling to factor the upgrade into the purchase price. Homeowners, therefore, need to be careful with how they choose to spend their money if they are expecting the investment to pay off. Here are six things you think add value to your home, but really don't.

1. Swimming Pools
Swimming pools are one of those things that may be nice to enjoy at your friend's or neighbor's house, but that can be a hassle to have at your own home. Many potential homebuyers view swimming pools as dangerous, expensive to maintain and a lawsuit waiting to happen. Families with young children in particular may turn down an otherwise perfect house because of the pool (and the fear of a child going in the pool unsupervised). In fact, a would-be buyer's offer may be contingent on the home seller dismantling an aboveground pool or filling in an in-ground pool.

An in-ground pool costs anywhere from $10,000 to more than $100,000, and additional yearly maintenance expenses need to be considered. That's a significant amount of money that might never be recouped if and when the house is sold.

2. Overbuilding for the Neighborhood
Homeowners may, in an attempt to increase the value of a home, make improvements to the property that unintentionally make the home fall outside of the norm for the neighborhood. While a large, expensive remodel, such as adding a second story with two bedrooms and a full bath, might make the home more appealing, it will not add significantly to the resale value if the house is in the midst of a neighborhood of small, one-story homes.

In general, homebuyers do not want to pay $250,000 for a house that sits in a neighborhood with an average sales price of $150,000; the house will seem overpriced even if it is more desirable than the surrounding properties. The buyer will instead look to spend the $250,000 in a $250,000 neighborhood. The house might be beautiful, but any money spent on overbuilding might be difficult to recover unless the other homes in the neighborhood follow suit.

3. Extensive Landscaping
Homebuyers may appreciate well-maintained or mature landscaping, but don't expect the home's value to increase because of it. A beautiful yard may encourage potential buyers to take a closer look at the property, but will probably not add to the selling price. If a buyer is unable or unwilling to put in the effort to maintain a garden, it will quickly become an eyesore, or the new homeowner might need to pay a qualified gardener to take charge. Either way, many buyers view elaborate landscaping as a burden (even though it might be attractive) and, as a result, are not likely to consider it when placing value on the home.

4. High-End Upgrades
Putting stainless steel appliances in your kitchen or imported tiles in your entryway may do little to increase the value of your home if the bathrooms are still vinyl-floored and the shag carpeting in the bedrooms is leftover from the '60s. Upgrades should be consistent to maintain a similar style and quality throughout the home. A home that has a beautifully remodeled and modern kitchen can be viewed as a work in project if the bathrooms remain functionally obsolete. The remodel, therefore, might not fetch as high a return as if the rest of the home were brought up to the same level. High-quality upgrades generally increase the value of high-end homes, but not necessarily mid-range houses where the upgrade may be inconsistent with the rest of the home.

In addition, specific high-end features such as media rooms with specialized audio, visual or gaming equipment may be appealing to a few prospective buyers, but many potential homebuyers would not consider paying more for the home simply because of this additional feature. Chances are that the room would be re-tasked to a more generic living space.

5. Wall-to-Wall Carpeting
While real estate listings may still boast "new carpeting throughout" as a selling point, potential homebuyers today may cringe at the idea of having wall-to-wall carpeting. Carpeting is expensive to purchase and install. In addition, there is growing concern over the healthfulness of carpeting due to the amount of chemicals used in its processing and the potential for allergens (a serious concern for families with children). Add to that the probability that the carpet style and color that you thought was absolutely perfect might not be what someone else had in mind.

Because of these hurdles, wall-to-wall carpet is something on which it's difficult to recoup the costs. Removing carpeting and restoring wood floors is usually a more profitable investment.

6. Invisible Improvements
Invisible improvements are those costly projects that you know make your house a better place to live in, but that nobody else would notice - or likely care about. A new plumbing system or HVAC unit (heating, venting and air conditioning) might be necessary, but don't expect it to recover these costs when it comes time to sell. Many homebuyers simply expect these systems to be in good working order and will not pay extra just because you recently installed a new heater. It may be better to think of these improvements in terms of regular maintenance, and not an investment in your home's value.

The Bottom Line
It is difficult to imagine spending thousands of dollars on a home-improvement project that will not be reflected in the home's value when it comes time to sell. There is no simple equation for determining which projects will garner the highest return, or the most bang for your buck. Some of this depends on the local market and even the age and style of the house. Homeowners frequently must choose between an improvement that they would really love to have (the in-ground swimming pool) and one that would prove to be a better investment. A bit of research, or the advice of a qualified real estate professional, can help homeowners avoid costly projects that don't really add value to a home.

       

 

Tips on how to buy, sell, or rent a house or apartment.

Here are some insider tips and non-boring advice on how to buy, sell, or rent a house or apartment.   

Tax/Financial Benefits: Home buyers can take potentially advantage of a whole slew of tax benefits, such as:  

- Mortgage Interest Deductions 

As long as your mortgage balance is smaller than the price of your home, mortgage interest is fully deductible on your tax return. Interest is the largest component of your mortgage payment. In some cases, you may also deduct homeowners association fees and property taxes.

- Property Tax Deductions  

Real estate property taxes paid for a first home and a vacation home are fully deductible for income tax purposes. In California, Prop 13 limits property tax increases to 2 percent per year or the rate of inflation, whichever is less.

 - Capital Gain Exclusion 

If you've lived in your house for two of the past five years, you can exclude up to $250,000 for an individual or up to $500,000 for a married couple of profit from capital gains.

- Preferential Tax Treatment 

If you receive more profit from the sale of your home than the allowable exclusion, that profit will be considered a capital asset as long as you owned your home for more than one year.

 

 - Building Equity 

Over time, you may be able to use the equity you build to fund home improvements, or pay off other, higher interest debts, such as credit card debts or student loans.

Buyers pay premium for move-in-ready homes

First impressions are lasting. Home buyers and real estate agents remember what they see, not what you say your home will look like after you reduce the clutter, paint, and replace outdated floor coverings and light fixtures.

Most people don't have the ability to visualize how a home will look spruced up. If you show your home to prospective buyers or their agents before it's ready to show, you could lose out on a possible offer because they're turned off by the lack of appeal. It's often difficult to get someone back for a second look after you've made improvements.

One couple who'd been looking for a home that was big enough for their family heard that one of the largest homes in the neighborhood was coming on the market. They contacted the sellers and asked if they could look at the house before it went on the market. If they liked it, they could save the sellers the expense of preparing the house for sale.

The sellers agreed. The prospective buyers looked at the house but turned it down. They couldn't see past the dated décor.

The house went on the market months later. The interior was painted in decorator colors; old carpet was removed and the hardwood floors underneath were refinished; the overgrown yard was pruned and a new lawn was installed; and all the seller's belongings were moved out and the house was staged.

The house looked fabulous. It received multiple offers and sold for well above the asking price. Ironically, the couple who had seen the house before it was fixed up and passed on the opportunity were encouraged by a friend who attended the open house to take another look.

They did and ended up making an offer in competition. Unfortunately, another buyer made a better offer. The couple who first saw it lost out on an opportunity because they couldn't visualize the property's potential. This worked to the sellers' advantage because they netted much more on the sale than they would have if they'd sold it to the first buyers for the list price.

HOUSE HUNTING TIP: Many sellers resist the notion of fixing their house up for someone else. Although it's not a good idea to make major renovations just before selling a home, cost-effective cosmetic improvements can make your home more salable and could increase the amount you recoup when you sell.

Most sellers find the decluttering process tedious. The bonus of weeding out what you no longer want or need is that you don't have to pay to move these items. And, you're making your home easier to sell.

Some agents don't want to take time to help sellers prepare their home for a more profitable sale even though buyers pay more for a home that's in move-in condition. Ask your real estate agent how much your home might sell for in both its "as is" condition and after making cosmetic improvements. If you decide to prepare your home for an advantageous sale, use an agent who will assist you with this by prioritizing what should be done and helping you find people to complete the work.

It's not always possible for sellers to cosmetically update their homes before selling. The trade-off will be a lower sale price.

THE CLOSING: Make sure if you are going to spruce up your home for sale that you don't show it before the work is done.

Checklist for First-Time Buyers

Here’s your step-by-step guide to getting all your ducks in a row so that you’re ready to make a winning offer on the home of your dreams.


Step 1: Make sure you’re (really) ready


Homeownership is a big commitment. Before you leap, make sure you can answer “yes” to the following questions:

Is your job stable?

Do you see yourself living in this town for the next five to 10 years?

Are you prepared for all the extra work that comes with homeownership, such as repairs and maintenance, yardwork, pest control, and attending HOA meetings?


Step 2: Create a list of “musts”


Homebuying is like dating: If you’re expecting absolute perfection, you’ll be disappointed. Few people find a home that’s 100 percent ideal. It’s important to know which issues you’re willing to compromise on and which are deal breakers.


Maybe you’re willing to buy a fixer-upper if it’s in a great location. Maybe square footage matters most to you, and location is secondary. Maybe you’re willing to get a home that requires a major makeover as long as the “bones” underneath are solid.


Check out different neighborhoods, home styles, and listings online to get a feel for what’s most important to you.


Step 3: Figure out what you can afford


Your mortgage payments aren’t the only cost you’ll need to consider.


First, you’ll need a down payment. Ideally, you’ll want to put down at least 20 percent of a home’s purchase price to avoid paying private mortgage insurance (PMI), an additional charge tacked onto your mortgage payment.


You’ll also want to make sure you’re financially secure enough to handle any maintenance or repair costs that can (and will) crop up. If the plumbing bursts or the roof needs replacing in a few years, do you have enough of an emergency fund on hand to cover it?


As a rule of thumb, you should set aside 1 percent of the purchase price of the home, each year, in your “house emergency fund.” That’s $83 per month for every $100,000 of home value.


Step 4: Gather documents


The loan approval process is a test of how much paperwork you’re willing to endure. It’s time to spend a weekend organizing your files.


Collect your proof of employment, such as pay stubs and copies of the past two years of W2 forms (or 1040 tax returns if you’re self-employed). Print out bank and investment account statements from the past 30 days, canceled checks from the past 12 months showing that you’ve paid rent on time, and contact information for your landlords for the past two years.


Step 5: Get prequalified or preapproved


You don’t want to lose out on your dream home because you haven’t gotten pre-approved for a mortgage. (It’s happened.)


Before you visit a single house, gather that documentation from Step 3 and get prequalified for a loan. The prequalification process is relatively quick and easy — you’ll simply provide information about your income and debts. Many sellers won’t even consider a bid unless you’re prequalified for a loan.


For extra credit, take the next step and obtain a preapproval letter. This step is more time-intensive and requires a through credit and background check, but it can make you a stronger candidate in a seller’s eyes.


Step 6: Assemble your support team


You’re new to the homebuying game, so you’ll need the right people on your side to help you navigate it. Find a real estate agent you trust and communicate well with, and don’t hesitate to enlist a friend or family member for a second opinion. 

Happy Hannukah! חנוכה שמחה

Finding the right stager

Buyers in some areas complain about walking into an open house and finding dirty laundry in bedrooms. 

In places like the San Francisco Bay Area, so many listings are well presented for sale that sellers who don't stage their homes are at a disadvantage.

Occasionally, a home shows beautifully as is and needs little work to get it ready to sell. 

A listing in the hills above Oakland, Calif., came on the market last year without the aid of a professional stager and sold for the asking price within a week. The house had just been renovated and the sellers had great taste. Their furnishings and paint colors were perfect for the house.

Most sellers need to put more effort into preparing their homes for sale if they want to sell successfully. Some of this work can be done on their own, like decluttering, painting and sprucing up the yard, if they have the skills, time, and are so inclined.
Many sellers will benefit from hiring a stager, which is a decorator who specializes in preparing homes for sale. Finding the right stager is important. You want to hire someone who will give your home a look that will sell it for the highest price possible.

HOUSE HUNTING TIP: One way to get familiar with different stagers' work and style is to visit Sunday open houses. Usually stagers display their business cards at the property. If not, ask the agent holding the house open if it was staged. If so, ask for the stager's name.

Most professional stagers have Web sites where you can find out more about them and preview samples of past staging jobs. Your real estate agent is a good resource. Some real estate agents have a favorite stager. If your agent has had success working with that stager, that could be an obvious choice. You're looking for results. A stager who has a good track record in your area is someone to seriously consider.

If you live in an area where staging is not popular, ask your agent for the name of an interior decorator to consult with about how best to arrange your furniture and artwork. Make sure, before you pay for a consultation, that this person also can select colors for you if your home needs painting. 

Some sellers talk to several stagers before deciding on one. Each stager should meet with you at the property. Try to arrange for your agent to attend the meeting to give input on how the house should be staged to appeal to the most buyers. For example, should a bonus room be staged as a den or home office?

Find out if the stager can use some of your personal possessions -- those that are appropriate for selling the house. The staging cost should be less if the stager doesn't have to bring in as much furniture and accessories. Ask if the stager will select paint colors. If not, there might be an additional cost for hiring a colorist.

A stager should provide you with a written proposal, including the scope and price of the job, the term of the contract, and the cost to extend, if you need it. In this market, it could take months to sell your home. Staging contracts usually run for two to three months from the date the house is staged. Extensions are usually 10 percent to 25 percent of the original fee for each additional month.

Deciding who should stage your home shouldn't be based on price alone. A cheap look is not going to generate an enthusiastic response. Go with the best stager you can afford.You want your home to look amazingly good so that it creates a buzz among buyers and their agents.