New Orleans Real Estate

Home Staging – The Bathroom

2010-06-27T16:55:00.000-07:00

The Bathroom(s), please note I began it with a capital “B” as it is that important, is the second room, along with the kitchen, that can make or break selling your home.

Updating a bathroom can carry big costs, especially if you are unsure about matters of plumbing. But if you are a wise shopper you can, for a very low cost, replace fixtures in your bathroom. Check out the big box home improvement stores. There is always a clearance table somewhere with bathroom fixtures. If you cannot find all matching sets look for the same finish in a similar style. The money you save can go towards a professional to do the install.

The fastest, easiest and cheapest fix for bathroom cabinets is paint and new hardware. White, cream and brown are safe bets. Make sure the new hardware reflects the latest trend in bathroom accessories and matches the finish of the other fixtures.

Sinks and other porcelain objects. Cracks, chips and stains. There are many DYI products out there that can help you with these problems. Remember you want every part of your home to looks it best. New home buyers will see everything. And while we are talking about stains, spend the $15.00 or so dollars and invest in a new toilet seat and keep it CLEAN. I cannot count the times that I have shown properties and the Buyers have lifted the seat to find an unsightly mess.

Drawers and Cabinets aka Storage – the most valuable real estate you have. Buyers want to see that all of their stuff will fit where you have your stuff. Clean out cabinets and drawers. Organize everything and DO NOT overstock these areas. In print advertising they call it white space, space where the eye can rest and see nothing. Buyers want to see not that all of your stuff fits but that theirs will (and buyers always have more stuff than you).

Large mirrors went the way of the wind. If you are left with a large over the sink wall to wall mirror the simple answer is to frame it on all four sides and then place molding down the center. This is so easy and cheap and it will give you a custom up to date look.

Light fixtures have always been a mixed bag. Even when you watch home staging programs on TV some of the light fixtures they take down are still for sale in the store. The one thing I will say about this is, if you are going to change the fixture take your old one down first and see what you are dealing with behind it. I have removed fixtures just to find 3 holes where the builder just punched into the wall to find wires and studs, and there I was with a new fixture that would only cover one hole – and I was not in the mood to do sheet rock repair.

Fix and or replace old caulking. This is another item that if left dirty, molded or missing will scream lack of care and maintenance of the home. And what makes this even more important in the bathroom is that caulk is meant to do one thing… keep out water. If you have poor caulking a buyer will then ask do I need to worry about where the water has been leaking to and is there mold. Also, make sure you check all caulking especially around the bottom of the tube and toilet.

Flooring has become an anything goes in the bathroom. From hard wood to marble to tile (please note I left out CARPET), which brings me to one of my pet peeves; Bathroom Rugs. Let me begin by saying that those toilet rug/cover combos are nothing more than NASTY. “Things” splatter in bathrooms, especially near the toilets and being a man I can tell you that our aim is not always on target. Even women will have to admit that sometimes, even when visiting friends, a complete “sit” is not accomplished. So if you have these “cute” rug combos where do you think this “splatter” goes? You guessed it right into the fabric. I also never stand on a rug that surrounds a toilet. If I visit you I will kick it out of the way with my shoe and tell you the dog did it – even if you do not have a dog.

Spa Like? Does it require a large space? Does it mean expensive fixtures? Does it mean a total remodel? No, no and no. Spa Like can be achieved in 3 simple steps - a good cleaning, painting and fluffy white towels. Simple, right? Okay maybe you will need to put in some elbow grease but the effort will be worth it. The majority of people view “spa like” as soothing colors like creams/soft greens/calming blues on the wall, medium to dark cabinets and white towels.

What to get rid or put away? Other than rubber ducks and your dandruff shampoo, stay away from themed print shower curtains and window treatments and even wall plate covers. Take down the wallpaper – or worse wallpaper border. Clean off and put away toothbrushes, hair dryers, lipstick, razors, etc. The best thing to do is walk into your bathroom as like it is in a house that you are looking to buy. Would you want to see all of someone else’s personal items?

Vintage: Good or Bad? Some people like vintage to the point that they will remodel using vintage style fixtures. Depending on attention to detail the bathroom can turn out looking beautiful. However fixtures, tiles and lighting that is original to the 1920’s may be a little too vintage.

Just like everything else people buy houses based on trends. I am not talking about selling trends; I am talking about the trend of what’s hot and what’s not. Remember in the 80’s if you did not have brass fixtures in the bathroom then you were out of style, then old rubbed brass took a turn and let’s not forget the entire line of nickel finishes. Today chrome is holding strong.

So rather it be a remodel or a spruce up to sell, always think classic lines. Another good tip is to make sure that your fixtures stay in the same finish family, this includes towel bars.

Remember that bathrooms can be an expensive if you do not plan and shop wisely. It is so easy to over spend and over improve. A fresh coat of paint, new shower curtain and towels and a good CLEANING will go a long way.

Home Inspectons - Hey that's the Buyers job.. right?

2009-05-30T17:52:00.000-07:00

You need to know a great deal about your house when you sell it, usually more than you want to know. How do you handle disclosure without spending 6 months learning about construction? Get a home inspection before you list your home. But wait... that's the buyer job, right? Well yes a Buyer should always have a home inspection. However, when the Seller gets one it can bring to light issues that would not be found out until you are in contract and the Buyer is coming back to the table asking for a list as long as your arm of things to fix or seeking a reduction in purchase price or even worse... canceling the contract. The inspection report can also be used as a tool in determining list price. It can show that you have already taken into account items that need fixing and have already reflected them in your asking price.

A professional inspector can solve a whole series of issues. If the inspector you use is bonded, and a problem arises after the sale, it is like having just one more form of insurance on the sale. You may not be totally off the hook, but having a bonded inspector does help matters. If there are damages to be paid and the inspector is to blame, the inspector my have to pay them instead of you.

Finding a reputable house inspector: Almost anyone can inspect a house, but that does not mean they are qualified. In recent years, contractors without enough work have taken to preforming house inspections to supplement their incomes. A house inspection generally costs between $250 and $400, depending on size of home. A contractor can walk through your house, check little boxes on a form, and charge you several hundred dollars for a few hours work. But are the contractors qualified? Some are and some are not. A contractor who builds new homes may know very little about older homes. A plumbing contractor does not necessarily know about electrical systems. A cement contractor is probably not an expert on roofing. The value of their inspections is dubious at best.

In a few years, states will undoubtedly begin licensing and testing housing inspectors. But as of now, only a few states are doing this, so sellers and buyers are on their own. One way of qualifying a potential inspector is to make sure that they are state licensed, bonded fully insured and have the proper experience and background.

Staging Your House for Sale - The Kitchen

2009-05-30T16:47:00.001-07:00

The Kitchen:

Kitchens sell homes, period! Kitchens can also not sell homes. A buyer can look over many other little things in a house but the kitchen. The first basic rule of staging the kitchen is that everything MUST come off the refrigerator. Yes, we all know how proud you are of the drawing your child did, and you want them to feel really good about it, but once again you want to sell your home. And news flash: a potential buyer does not care to see your magnet collection. I know this may come as a shock to many people, so if you fainted upon hearing this hopefully someone has some smelling salts handy.

Counter tops need to be cleaned and cleared of… EVERYTHING! Store the toaster, can opener, etc. However, this does not include items such as decorative fresh flowers, bottles of oils or vinegars stuffed with fruits and herbs or bowls of vegetables. A note on counter tops. Granite/stone counter tops are like power windows in cars, it has become a standard. So if you are considering a remodel of your kitchen cut back on other items and go with stone tops. And by the way, marble squares do not a counter top make.

Now, let us not forget what is attached to most of your counter tops.... the back splash. Make sure it is not dated and worn. Cute little flowers and animals that date back into the 80's will not help the sell. Buy some tile paint and cover them up. You can go with a mixed block color scheme or an accent color - just make sure the pattern seems random on purpose.

Check your cabinets. If there are scratches or nicks touch them up with paint or wood touch up pens. Change worn and dirty cabinets knobs with new ones.
Chipped or broken counter tiles need to be replaced. If your counter tops are so out of date that they scream 1960, then consider changing them completely. Out of all the rooms in your home, the kitchen is one of two main areas that Buyers want see updated.

Another important thing to remember is that a potential Buyer OPENS and looks in EVERY cabinet and drawer. Make sure that drawers, cabinets and pantries are clean, orderly and not over stocked. Remember roomy cabinets and pantries will always put you one up on the competition.

Wash or dry clean any kitchen window covering to get rid of lingering food odor and grease. Remember, a Buyer’s nose can pick up the slightest odor. Once your kitchen is cleaned try to stay away from cooking garlic, onions and fried eggs. Plain food with little odor during your marketing period will go a long way. Make sure area rugs that run between counters aisles are put away when you are not using them and your floors are clean. Rugs as much as they protect the flooring from spills, break up the visual floor space... and they hold odors!

Any broken appliances need to be fixed and if they are really outdated, once again consider changing them to a newer model. Clean off the tops of upper cabinets and pot shelves. And if you are one of those individuals that "believe" your fake ivy looks good at least make sure it is not covered in dust and oil build-up. For those who are here for the truth... it is nothing more than a dirt, grease and odor catcher. And just as I am sitting here typing this I know you have not bothered to clean it since you put it up there and thought... "ohhh, how Tuscan".

As a homeowner one thing we do is become accustomed to they way our home looks. Get a fresh set of eyes to come in and check things out. Tell this person to be blunt about their comments, and do not get mad when they do. Remember making you home look as good as it can comes down to $$ in your pocket.

Now some of the changes as they relate to the kitchen may seem costly and any major repair or replacement must be calculated into the price that you hope to receive.

Reduce Reduce Reduce and not the Price

2009-05-30T16:37:00.000-07:00

When preparing your home for sale reduce as much as you can. Not only in small items, but furniture pieces as well. A property for sale should always look open and spacious. Reducing items that you already know that you are going to get rid of helps. Also, start packing the small (and sometimes not so small) items that decorate your home. Remember that potential Buyers need that visual space so they can see where THEIR things will go. This not only helps for a quicker sale but makes the job of moving easier for you.

Spruce up the front of your home. Remember 90% of the time what is seen outside is a reflection of the inside. The more you show the property the more opportunities to sell the property. If a potential Buyer, due to the outside condition, does not want to go past the driveway, you may have just lost the chance for a sale.

Paint, paint, paint! Get rid of strong or loud colors on your walls. Go neutral. Yes, we know that YOU loved the color and it went great with the sofa, but YOU are moving, YOU want to sell your property, this is now an issue about business and not about memories. Beige, Tan, Cream and White is the way to go. The same goes for wallpaper. Start pealing and painting. Remember wallpaper is a personal taste issue, and no two people have the same taste. Especially in wallpaper! z

Clean the carpet! If you have already started looking at other properties, how many times have you viewed a home and looked down at the carpet and thought, “they want how much for this?”. Remember the majority of Buyer’s, after paying closing costs, loan costs, etc., do not want to deal with having to change carpet right after the purchase. And if your carpet is in bad shape expect to get a request in the purchase offer for cleaning or even replacement. So if it helps the sale, go to a discount carpet supplier and select a nice NEUTRAL color or get a good cleaning.

Pets. Some people will go to great lengths to provide and take care of them. But sometimes the smell can be too much to take. Especially in trying to sell a home. Remove litter boxes from the main part of the house. And also do a general freshening up of the house. We as individuals become accustomed to the general smell our homes take on, but a fresh nose can tell—it can even tell what you cooked the night before.

Going Green with TOTO®

2009-05-29T11:46:00.000-07:00

AND WHAT A WAY TO GO!

Looking to produce the best looking bathroom while still being able to watch out for the environment?

Look no further than TOTO®. Not only does this company produce some of the best designs in bathroom fixtures and accessories, they do it with as little water as possible. Not only does this company concern its self with water conservation, but with their SanaGloss they care about what other things go down the drain.

“ Millions of gallons of harmful chemical cleaners are released into water treatment systems every year. TOTO’s patented, super-smooth SanaGloss glaze prevents debris, mold and bacteria from sticking to porous, ceramic surfaces. SanaGloss keeps your TOTO chinaware cleaner, longer, which means fewer chemicals in the environment and less water used for cleaning.

SanaGloss seals china with an ionized barrier, creating a super-smooth surface that prevents particles from adhering to ceramic, while a catalyzed ion barrier actually repels particles away. The combination of these features has yielded a ceramic finish that completely changes the foundation of conventional glazing. Look for SanaGloss on a wide range of TOTO's toilets and lavatories. “

Now I will leave you to study more about TOTO® on your own and get right to what really caught my eye from this company.

Their Waza Miyabi Painted Fixtures collection.

What a product! Granted it is taste specific but who can resist a $10,000 hand painted toilet or sink? These pieces stand as a work of art in your lavatory. Minimalist with color. Made with the same technology of the rest of the product line, the end user can give new meaning to Going Green.

TOTO® productes can help you create one of the most beautiful home environments imaginable.

Review their products at http://www.totousa.com/

Do I Twitter? What am I a bird?

2009-05-28T08:01:00.001-07:00

Okay so the client asks, "Do you Twitter?” Now being that I have gotten grumpy in my old age, I bit my tongue before going on a 10 minute rant. I calmly answered, "NO!”

Now I can understand and accept that some people need to be a part of the latest trend. As Realtors we deal with trends in home decor every day. But if I have the time to stop, take out my phone and broadcast to the world that I just came out of the supermarket, or where ever else I may be... then I either have too much time on my hands or not enough clients. Regardless it means that I need to get to work and drum up business.

But this question did make me take a look at all the other “trends” I log into, and what did I find? I found that I needed to do some house cleaning. I started with all the miscellaneous listing sites. I had 8 separate sites not including MLS, my brokerage and personal website. I now only have 2 of the 8. A reduction from 16 to 4 on personal profile sites (a good thing as some still had my original broker when I first started in real estate). And an additional deletion of over 15 RSS feeds. Email has now dropped to a more manageable figure.

As a side note: I suggest that every agent take the time to do a good search over the internet just to see where your name comes up. Search using your name and all the companies you have worked for. You will be surprised what you signed up for years ago that lists you with a different agency.

I have always been proud to present clients with a history of quality service not one based on quantity. This personal house cleaning - freeing me of managing listings on multiple sites, trying to remember 16 different passwords and worrying if I updated every profile I have - is a great feeling.

Kitchen and Bath Show

2009-05-26T20:00:00.000-07:00

If you missed attending or seeing the HGTV 2009 Kitchen and Bath Show not to worry. I am going to be reviewing the best of the best over the next few weeks. Check back to see some of the hottest new ideas and gadgets direct from the convention floor in Atlanta.

From $10,000 pedistal sinks to eco-friendly dryers you will get the latest and best the industry has to offer.

Seamless Sinks - A clean freaks dream!

2009-05-26T19:05:00.000-07:00

It might not be the most high tech gagdet but it is still a show winner.

The new Seamless Sink from Affluence.

Okay I know I said that you were going to get the latest and the greatest. But even though no one really thinks about the kitchen sink - other than the one that has to use it - this has got to be, hands down, the best invention of 2009.

This sink comes in every style that we have grown to love from single to double sided to bar and many other shapes in between to fit your kitchen needs.

But what make this sink so impressive is that you can hook it up to a drain or disposal in less than 1 minute. No more putty, no more screws and bolts and plumbing tape. It is as simple as insert and snap close.

Install options are under mount, drop in or top mount.

Check out the complete line and watch the instructional video. Once you see it in action you will just have to have one... or may be two.

http://www.seamlesssink.com/

Staging Your Home for Sale - Curb Appeal

2009-05-25T19:08:00.000-07:00

It does not matter how much time, effort and money you have invested on the inside of your home if Buyers do not make it past the sidewalk.

Staging a home for sale means staging the entire home, this includes your curb appeal. Potential buyers form their opinion of your home within the first 30 seconds of pulling up in front. Here in New Orleans Sellers have a better advantage over some areas as individual homes have a more unique appearance than homes built by developers where every other one looks the same. But even with this advantage, staging the curb appeal of your home cannot be over looked.

Trim the bushes, plant a few blooming flowers, pull weeds and pressure clean walkways. Wash the windows and screens and take a good look at the paint; both the house and the trim work (and make sure you look all sides of your home - not just the front). One of the cheapest and quickest fixes is to give the front door a new coat of paint or varnish and a new WELCOME rug. If you have a porch replace old worn out furniture - or the fix could be as little as a fresh coat of paint. Also, take a good look at your home from every angle. From the left side to the right and from across the street. Make sure this is a good long look. Take note of everything that you would not like to see if you were thinking about buying your home again. Also consider what you home looks like at night. Buyers have become very smart. They drive a neighborhood at all times of the day and night. Maybe your home could use some accent lighting. Solar kits from big box hardware stores are easy to install and "lite" on the wallet. BUT remember, I am talking about a little accent lighting. Not so much where a plane will confuse you with Runway 6L.

Your home is not a service station! So extra cars, boats and other items that reside on your property or in your driveway that make your home look like a storage facility, especially the ones that sit on cinder blocks need to go somewhere else.

Even though curb appeal in general relates to the front part of your home, the backyard (once again in New Orleans if you have one) is still part of the outside and I include it here. Just as a Buyer looks at the front they view the back in the same manner. As many rear yards in New Orleans can be quite small the use of space should be maximised to the fullest. Broken lawn chairs, chipping paint, over grown plants and tress can turn a buyer off as quickly as pink flamingos in the front yard. Set up a place that at least two people can sit. And if you have a dog, then go out and pick up after it.

Turn small patios into the best use of space you can. Buyers want to see how they will use this extension of indoor space. Just as rooms need some furniture so do patios. It gives the Buyer a reference point to judge their furniture placement.

If your backyard is barren, consider laying sod, or choosing some type of ground cover. Mulch or small stones with a paver path can be a quick and maintenance free option.

Finally a couple of things: Fake flowers do not add that “I have a garden touch”. Artificial flowers are a big no no. Two, store all the cute little yard signs, stick animals, flower pots made from toilets (or in the case of my neighbor a BATHTUB) and any other cute adornment YOU and only you like. YOU liked them, YOU enjoyed them, and YOU are moving and trying to SELL.

Now there is one type of staging you cannot control and if you suffer from it then I feel for you... Lack of Curb Appeal by Association. In other words when you come home and look at your neighbors yard you just shake your head. The only thing I have found that works - short of taking pot shots out your front door - is to use tall growing plants. Now the best way of doing this is to buy something you can use in your new home - that is unless you just want to be nice and actually plant them. Now some people install a nice fence. I personally do not like this option for a front yard. It makes me want to ask "Am I in the front or the back?". For a porch with an unattractive side view, go to a salvage yard and find a large window frame with panes. Get a roll of frost paper at the craft store and cover the glass and hang from the side of the porch. Of course you could always offer to clean up your neighbors property, but even in the South that has gone out of style.

POST ADDITIONAL QUESTIONS , SHARE YOUR EXPERIENCE OR JUST DISH ABOUT YOUR NEIGHBORS.

Staging Your Home - The Introduction

2009-05-24T09:21:00.000-07:00

Staging is not a costly process or even that hard. But many homeowners do not understand what staging means and even if they do understand, they do not want to follow the process.

The main reason for this is a homeowner cannot look objectively at the “home” they are selling.

1. Memories. There are too many memories associated with the property. However, when I ask clients about "Billy's" first birthday, they can tell me the kind of cake, who was there, which toy Billy played with the most - but they cannot remember the details of the room. What many homeowners do, is make a false association. They forget what made that day special was their friends and family - not the house. So the "memories", just like the couch, gets moved with you.

2. Lifestyle during the marketing period. So many Sellers do not want their lives disrupted while they have their home listed. If that is the case, I would say you have a Seller that is not ready to sell. In order to get a home sold, Buyers must have access to it. There are too many homes on the market. Buyers have a full line of products to chose from, if you think your home is so special that a Buyer will wait for YOU - then you are sitting on a gold mine that only you know about.

3. A Business. Bottom line, selling your home is a business transaction. The Buyers are not paying for your memories. In business you must place your product in the best light. You must show why your product is better than the competitor across the street. During the current market you have to use every 'sell smart' tactic you can think of.

The best place to see just what I am talking about is to visit decorated models of homes, either in person or through online tours. Builders have known this secret even before staging came into vogue. They spend thousands of dollars on model homes because they know that a staged model SELLS homes! The same thing you are trying to do. Visit, look, learn, STAGE!

The opening article in this series will be, "Staging Your Home - Curb Appeal". Remember these articles will be funny, but true. All your faults (or better yet - your neighbors) will be put out for everyone to see.

For questions please email David.

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