Home staging week 5

1. Home Staging Week 5
 Reports Review
 Staging Plan
 Pre Showcasing Checklist
 Showcasing
 Highlighting Features
 Curb Appeal
 Open House Checklist
 Discussion Q&A

2. Reports
 Provide suggestions for best improvements
 Highlight positive features, view, upgrades, etc.
 Follow a formula for all rooms (FWCWS)
 Floors
 Walls
 Ceilings
 Windows
 Stuff

3. Room by Room Report
Primary Areas
-Exterior Front
-Entry
- Kitchen
- Family Room, Living Room
- Dining Room
- Master Bedroom / Ensuite

4. Room by Room Report
Secondary Areas
- Additional Bedrooms
- Bathrooms
- Storage
- Basement
- Study/Den/Office
- Laundry Room
- Mud Room
-Garage
- Unfinished Storage Areas

5. Room by Room Report
Storage Spaces
 Choose one designated storage area for packed items
 Label and stack boxes according to size
 All other areas staged
 Closets
 Upper and lower cabinets
 Linen Closet
 Pantry/Refrigerator
 Bookcases
 China Cabinets
 Laundry Room/Mud Room
 Garage/Shed
 Shed

6. Checklists

7. Report

8. Staging Plan
Creating a Priority List
 Deferred Maintenance
 Home Inspection
 Plumbing, Electrical, HVAC,
 Foundation, Windows, Roofing
 Water Damage, Mold,
 Best ROI Improvements
 Upgraded Flooring
 Fresh Paint
 Adequate Storage
 Curb Appeal

9. Pre Showcasing Checklist
Remove
-collections, personal items, photographs, valuables
-pets and associated pet equipment
-ashtrays, knife blocks, cultural or religion specific
elements, large toys, 2/3 of books
-all artwork and mirrors from walls
-small appliances, toiletries, mats, toilet seat covers,
plungers, toilet brushes, bars of soap, shampoo etc.
used linen

10. Clean and Keep Clean
-carpets, floors and baseboards
-walls, windows and doors
- electronics
- light fixtures and switches
- furniture and areas underneath furniture
- appliances, inside and out, range hood, sink,
faucets
- garbage and recycling containers
- grout and tiles

11. Repair or Replace
-nail holes from removed artwork and mirrors
-outdated or damaged light fixtures
-damaged trim, railings, stairs, doors, cabinets
-outdated faucets or bathroom fixtures
-hinges, knobs, pulls

12. Begin the Moving Process Early
Pack, Label, Store
 Off season tools, sports equipment, clothing,
accessories, decorations, linen
 Collections, memorabilia, books, trophies, awards
 Extra cleaning and repairing supplies
 Extra cosmetics and medications
 Label and consolidate touch up paints, materials,
appliance manuals

13. Pricing
Pricing is based on
 # hours x by your hourly rate
 Cost of onsite assistant
 Sourcing fee
 De-Staging fee
 First month fee for rental of accessories
 First month fee for rental of furniture
 HST

14. Contracts/Invoicing
It is key that your invoice details
include
 Your company name
 Client's name and address
 Services being rendered
 Rooms being staged
 Prices
 Monthly fees for rental of
accessories
 Taxes
 Payment Terms
 Fine print detailing penalty for late
payment.

15. Closing the Deal
 Like any professional service the product you
offer for sale is your time, knowledge and
expertise.
 When it is time to close the sale it is important to stress
the value of the you will be providing.
 By positioning the staging proposal as an investment and
stressing how beautiful the home will look you are
appealing to the clients emotional side.
 You want to convey that you are professional, reliable,
conscientious, experienced and confident in your ability to
deliver.

16. The 3 P's
People deal with who they
want to deal with
1. People the like.
2. People they trust.
3. People that are like themselves.

17. http://www.youtube.com/watch?v=5njxcHnBGYQ

18. Kelly’s Staged and Unstaged Rooms

19. Highlighting Features
 Focal point check (where do your eyes go first)
 Highlight fixed focal points buyers will inherit
 Remove distracting objects
 Use furniture placement, accessories and lighting to highlight features
 Create circulation paths that highlight features
Image Source: shedco.com

20. Outdated Furnishings
 Update with accents
 Remove worn and dated pieces
 Clean furnishing that remain
 Draw the eye to a fixed selling feature
 Use colour

21. Using Accessories and Artwork
 Assess artwork that has been removed during staging
work, select pieces for each room
 Select from existing mirrors and lighting
 Choose accessories for displays
 Supplement if necessary, box and label unused items

22. Break

23. Showcasing
 Showcasing is the merchandizing step
in home staging and refers to the
strategic placement of furnishings,
light, art and accessories to show off the
best features of every room
 Creates an appealing atmosphere that
targets buyers

24. Showcasing the Exterior
Curb Appeal
 Front Door – clean, freshly painted, condition
 Hardware – clean, condition, function
 Numbers – visible, clean, updated
 Lighting – clean, updated, high wattage
 Plants – well cared for, manicured, colour
 Beds – weed free, mulch, planted
 Landscape – lawn, edges, hardscape
 Driveway – pressure wash, repair, edge
 Stairs – maintained, safe, functional
 Doorbell – functional, two tone

25. Exterior Before and After
Image Source:guardianagnelscleveland.com

26. More Outdoor Tips
Additional
Seasonal floral to highlight entrance
Paint or replace garage doors, hardware
Remove outdoor storage or garbage cans
Walkway and railings maintained
Toys, sports and play equipment, lawn ornaments removed
Driveway cleaned, repaired if necessary, edged, top coated
Eves and down spouts clean and maintained
Windows cleaned, trim painted
Roof inspected, maintained, all vents clear and in good repair
Cars parked in garage
Garage staged, pressure washed
Garage door opener in good repair with remotes
Garage door closure if attached to house
Outdoor living areas staged, dining, lounging, cooking, entertaining
Colour coordinated to indoor room adjacent

27. Interior Showcasing Formula
6F’s
 Function – return room to original
 Focal Point – architectural or non fixed
 Floor Plan – enhance focal point through
placement of secondary items
 Furniture – updated or existing
 Flow – circulation, clearances, colour
 Feeling – sight, touch, smell, sound, taste

28. Showcasing
7 Layers
 Flooring – hard, soft, character
 Furniture – scale, proportion, condition, amount
 Colour – scheme, flow, impact, psychology
 Lighting – ambient, task, decorative, accent
 Greenery – plants, trees, flowers
 Artwork – size, scale, appropriateness
 Accessories – emotional, lifestyle, impactful

29. Lifestyle Elements
- Match quality to intended buyer
- Match style to attended buyer
- Match price point of elements to that of the house
- Match function of the furnishings and accessories to
that of the room
- Create a sense of harmony and flow with colour and
light

30. Showcasing Entry
-Clear bulbs for clear fixtures, new high wattage bulbs,
halogen
-Mirror
-Seasonal floral to highlight entrance
-New welcome mat
-Seating
-Mail or key storage
-Clean, tidy, inviting
-Assess sightlines

31. Entry Before and After
Image Source: instantstylehomestaging.net Image Source: instantstylehomestaging.net

32. Showcasing the Entry Closet
 Closet at least half empty
 Shoe storage, boot tray, mat
 New hangers, facing same direction
 Items in closet colour blocked and by length
 Shelf clear or items in storage baskets
 Secure closure, tracks, hardware

33. Entry Closet Before and After
Image Source: simplyfabulousliving.comImage Source: simplyfabulousliving.com

34. Showcasing Hallways and Stairways
 Address squeaks
 Remove family photos
 Add artwork or a mirror on the landing
 Light the way
 Smooth clean railing
 Remove runners and throws

35. Hallway Before and After

36. Showcasing Primary Rooms
Living Room
More formal, luxury, elegant
Symmetrical balance
Parallel furniture placement
Decorative lighting
Crystal, floral, large framed art, bound books, candle
sticks, layered groupings, “threes”
Formal neutrals, historical colours

37. Living Room Before and After
Image Source: thelastdetail.ca Image Source: thelastdetail.ca

38. Showcasing Primary Rooms
Family Room
- Less formal, warm, welcoming
- Fixed focal point preferred
- Conversational grouping
- Reading or game area
- Ambient and task lighting
-Lighten up the bookcases or storage areas
- Warm colours, warm textural elements, pillows,
throws

39. Family Room Before and After
Image Source: thelastdetail.com Image Source: thelastdetail.com

40. Showcasing Primary Rooms
Dining Room
- elegant, inviting, formal
- allow for proper clearances and circulation
- assess dining suite size and pieces, hutch, sideboard, china
cabinet
- clear out liquor or bar carts
- consider the carpeting
- appropriate and properly proportioned lighting
( l+w ft. = fixture diameter in inches) replace fixture if not
remaining ,centre table on fixture, 30-40 inches above
-center piece and runner only table decorations
- add, artwork, lighting, mirrors, warm colours, floral

41. Dining Room Before and After
Image Source: thelastdetail.ca Image Source: thelastdetail.ca

42. Showcasing Primary Rooms
Kitchen
- cleanliness is key
-lighten and brighten
- open blinds, shades, curtains
- assess artificial light sources
- update cabinet hardware
- remove half of what is on the counter
display only coordinating small appliances or accessories
- curate the interior of drawers and cabinets, pack the
rest
-add colour with a fruit bowl or potted plant

43. Kitchen Before and After

44. Showcasing Primary Rooms
Bathrooms
- never used, comfort, privacy
- upgrade old taps,
- functional and decorative lighting
- new cabinet hardware
- white or off white fixtures, bolt caps, seats down
- remove old shower doors
- new shower curtain, towels and bath mat
- coordinating bath salts, accessories, calm colours,
spa like feel

45. Master Bathroom Before and After
Image Source: homestagingsales.com Image Source: homestagingsales.com

46. Showcasing Primary Rooms
Bedrooms
- restful, serene, uncluttered
- place the bed first then the other furnishings allow for a
path to the window
- remove half of what is in the closet, colour block,
length, direction
- remove back of the door storage hooks
- return the function to the room (remove distractions)
- neutralize bright colours or themed rooms
- maximum of 3 items per surface
- solid bedding, coloured accessories, warm lighting,

47. Bedroom Before and After
Image Source: thelastdetail.ca Image Source: thelastdetail.ca

48. Making the Perfect Bed
http://www.youtube.com/watch?v=DpGu0e8u2iE

49. Showcasing Secondary Rooms
- Basement
- Study/Den/Office
- Laundry Room
- Mud Room / Secondary Entrance
-Garage/Shed

50. Staging Secondary Rooms
Finished Basement
- recreational areas areas, media, games, exercise
- contain storage in closed area
- ensure mechanical areas accessible, clean and
maintained (water heater, furnace, central vac,
electrical panel, main water valve, sump pumps
- light, bright, functional, tidy, accessorized
appropriately (beer/ bar items out of sight)
- no musty smells

51. Finished Basement Before and After
Image Source: helanaandali.blogspot.ca Image Source: helanaandali.blogspot.ca

52. Showcasing Secondary Rooms
Study/Den/Office
- professional, uncluttered, gender neutral
- minimize bookshelf clutter
- pack any confidential papers/files
- remove degrees, certificates, awards
- desk uncluttered, minimal suitable accessories
- task and ambient lighting
- colour in art and accessories

53. Home Office Before and After
Image Source: homestarstaging.com Image Source: homestarstaging.com

54. Staging Secondary Rooms
Laundry Room
- bright, clean, fresh
- clean functional appliances
- drying racks, ironing board, iron stored
- hampers empty, stored
- shelves clean and uncluttered
- minimal laundry products concealed or creative storage
if not concealed
- room divided if not separate
- bright lighting

55. Laundry Room Before and After
Image Source: homeswithleah.com

56. Staging Secondary Rooms
Mud Room / Secondary Entrance
- functional, accessible, tidy
- ample closet space
- functional hooks, benches, baskets for storage
- mirror
- key/mail area
- bright lighting
- shoe storage, mat or boot tray
- rugged wall treatments or semi gloss paint finish

57. Laundry Room Before and After
Image Source: thhappiehousie.con

58. Staging Secondary Rooms
Garage / Shed
- spacious, safe, functional
- nothing on the floor
- extra tools, gardening or sports equipment
removed
- hooks, shelves, overhead storage, neat and tidy
- bright lighting, floor in good repair, no odour

59. Image Source: pineappleinteriors.com
Garage Before & After

60. Discussion

61. For Next Week
 Home staging exercise:
 Show a before and after picture of an area that you
have staged in your home.
 Be prepared to present your staged room for the
class. Save to USB key to present next class.
 Exercise must be presented to complete the
Home Staging course.