If you are looking to Save and Sell, let's chat! You will get Full Service, a lower cost to selling and also Professional Home Staging advice all in one!

*commission savings based on 7% /$100,000 and 3% of the balance of the sale price  

*not intended to solicit listings already under contract

780-218-7444

Jill Turgeon 

The Staging Agent

One Percent Realty

www.linktr.ee/thestagingagent

*not intended to solicit listings already under contract

A common question I get is whether or not to renovate prior to listing your home. This question is best answered at an in home appointment where we can go over the plans you are considering and also the comparable sales in your area. Considering other sold property and their level of updates will play a role in making the decision on your property.

Whether or not to renovate before selling depends on the timeline, financial ability and also the desired outcome. We can dive more into that at an appointment in your home.

This before photo was taken during the Pre- RENO consultation where I discussed with the Investors what would be a good course of action. As it turns out they were already thinking of knocking out this wall but questioned whether or not it would be worth it. I told them YES!! We don’t always knock out walls, so don’t panic! In this case, we chose to open the wall because of the stunning River Valley view. It paid off.

I also helped them choose their paint, flooring, back splash, fixtures and did the Staging for them.

The result? The first open house 4 days later resulted in a PENDING OFFER. Even though the AFETR picture is blurry, you can see the difference!

Some sellers are not 100% sure if they should take that on…I am here to help. Not only do I offer a Pre-RENO consult, I also offer options to have the work completed for you, manage the contractors and handle the details from start to finish!

Jill Turgeon 

The Staging Agent 

One Percent Realty 780-218-7444

Photo owned by Simply Irresistible Interiors Inc.

When selling your investment property, are you tempted to leave the house empty? Decorating your house to sell, also called “home staging” will help you sell your investment in record time and get top dollar for your home.

What the Experts Say

According to home staging expert Debra Gould, investors who are preparing to sell shouldn’t skimp on furnishings and accessories in an attempt to save money. “When you’ve gone through expensive renovations, suffered with delays or extended beyond your budget, it’s difficult to stay motivated to the bitter end,” says Gould. “It can be tempting to say, ‘It’s good enough. The paint’s dry. Let’s put it on the market as is!’  This is shortsighted and can cost you a bundle! It’s relatively inexpensive to rent anything you need, and these finishing touches help ensure that you make the profit you deserve for all those costly renovations and repairs.”

Imagine it’s the Academy Awards. A big star is planning to wear a fabulous designer gown, so she decides she doesn’t really need to get her hair done. Does everyone talk about the fabulous gown? Of course not. All they can remember is the terrible hair!

Or imagine a fine painting that’s been placed in a frame from the dollar store. Does the painting have the same appeal as it would if it had been framed by a professional? Conversely, have you ever taken one of your child’s paintings and had it framed? What a difference it makes compared to how it looks when it’s stuck to the fridge with a magnet.

Five Reasons It’s a Bad Idea to Leave Rooms Empty When Showing Your House

1. People don’t buy houses; they buy homes.

2. It is difficult to understand how large a room is when there’s nothing in it to use as a reference point.

3. People can’t visualize how furniture will fit in an empty space, and if they’re unsure, they don’t buy.

4. When a room is empty, prospective buyers focus on negative details instead of falling in love with the overall space. Rather than looking at the flow of one room to another, prospective buyers get bogged down in questions like: Is the drywall smooth? Will those bumps in the carpet come out? Why is the light switch in the middle of  the wall?

5. When a house or even a few rooms are empty, prospective buyers may become distracted from the house itself and shift their focus to the homeowners. Instead of focusing on whether this is the home for them, they may be busy wondering: Is this couple getting a divorce? Has the family left town? Are they selling because they have money problems? This train of thought can then prompt buyers to begin thinking, “Maybe I can put in a low-ball offer since the seller might be desperate.” Definitely not the picture you are trying to paint!

Home staging is about packaging a home to show off its best features and downplay the flaws. You romance the buyer and entice them into making an emotional connection with your house. So, bring in some furnishings and accessories to add character and warmth to the home. Taking the time for these final details will ultimately translate into a higher return on your investment.

Jill Turgeon 

The Staging Agent 

One Percent Realty 780-218-7444

Photo owned by Simply Irresistible Interiors Inc.

Packing equals dollars

The process or packing is a daunting one at best. It is important to remember that not only does the process of pre-packing create visual space, it also creates ACTUAL space and square footage is what helps sell a property.

Let me encourage you, the packing you do now is going to make the process on moving day go so much easier….you will be glad you did it! A 50% reduced packing/moving day makes a world of difference when energy is low and stress is high on the BIG DAY.

So HOW do you handle this process now?

1. Find a local storage unit to rent or borrow a friends garage OR

2. Rent a pod for your driveway. See www.pods.com  Pods are great because they land on your driveway, you load, they pick up and place in heated storage and then when you are ready they deliver to your new driveway for unloading. Very easy and less stress!

3. Find a partner to delve into this project with you, it will make it go faster and be much easier.

4. Begin by removing all seasonal and holiday items (camping gear, winter sports items, Christmas stuff, bikes or wagons and large children’s toys. )

5. Create a “give away or donate” pile in one corner, some people just use their vehicle for that right from the start so it all only gets moved once.

6. Do a “once over the whole house” for all donate the items, use clear plastic bags or open boxes so that you can see the items are not garbage  and they don’t get mixed up by mistake.

7. Do closet purges of clothes including seasonal ones that you do not want anymore. Be honest and if it doesn’t fit,  give it away!

8. Create a zone for larger scale garbage items that may need to go to the dump, if necessary make a sign in the garage stating what zone it is so all family members are aware.

9. Remember there is no need to move things you could give away or throw out.

10. Whenever you have a garbage bag full, take it directly outside.

11. Whenever you have a box full and ready for storage, take it to the pile or the pod. Don’t leave boxes full in your rooms, it will slow your process down and cause frustration.

12. Keep a list by the fridge of all things you think of along the way. It is better to write it down then try to remember it. Trying to remember will take up mental energy that could be used elsewhere.

13. Include the basement, garage and yard as part of this “first pass” purge. It will remind you of what is going on in all your spaces and give you a greater sense of accomplishment since the whole property will have been touched on.

14. Once you have done this general purge, decide if you are starting outside or in the basement and then pick a room or a shed and empty it out of all things that you can pack now. These are things you are keeping but are not going to need during the time your house is listed.

15. Pack these items and mark the boxes on the TOP and 2 sides in large felt marker. Make a general note of where contents came from and what is in the box. For example:  “Shed: potting stuff” or “Under stairs: winter coats/boots” Also “FRAGILE”, if required.

16. De-clutter one room or area at a time. Start and finish each room before moving on to the next. Do one entire floor before moving onto another. That way you can have a sense of accomplishment, limit your steps up and down, ease the stress level and be more focused. It’s like “How do you eat an Elephant? One bite at a time!”

A Bit on Boxes

1. Do use smaller sturdy boxes for heavy items such as books and spread out the load so each box can be carried easily by anyone.

2. Boxes from U-Haul or other moving companies do last for at least 3 moves or for storage and are worth the investment. Some sizes also have handles which is a real bonus! Add strength to your boxes with packing tape and do not overload them.

3. DID you KNOW that if you buy U-Haul boxes and do not use them, they will BUY THEM BACK? https://www.uhaul.com/MovingSupplies/

4. Wrapping items in packing paper or bubble wrap is much cleaner than newspaper and will not require all dishes to be washed when you arrive at the new house. Newspaper bleeds and makes everything coated in black/grey ink so it actually causes more work at the end. Packing paper can be purchased at Uline  https://www.uline.ca/

5. You can also wrap some items in extra towels and create a padded box with extra bed sheets and pillows. This will balance your box weight better and save money on extra packing paper!

6. Wrap mirrors in large area rugs or comforters and heavily tape them like a secure package with large notes on both sides saying “mirror”.

7. All extra evidence of pets should be packed also. Keep out only what you need.

8. Consider hiring movers for all or part of this process, you can book them for just the afternoon or one day only and then you can be prepared financially.  I have found that when I booked movers if I told them “I have a budget and can only hire you for 5 hours…” They were agreeable to that and seemed to work faster. If you get all the items to a spot in the garage and it is ready to go when they arrive, it makes things go much faster.

Keep in mind your end goal is to do half of this pack/move now and half on moving day. This breaks up the work load for you BUT better than that it will help you to sell your house faster since buyers are not forced to navigate through all your excess stuff. Buyers can more easily see what they are buying, see how large the space is and visualize themselves living there when the rooms are open, clean and free of chaos and clutter.

Jill Turgeon 

The Staging Agent 

One Percent Realty 780-218-7444

Photo credit cottonbro studio

 In my other blog, I covered the first part of working with Contractors. It would be a good idea to read that as well.

STICK TO THE BUDGET

It is super easy to get carried away with all the extras that could be/ should be done “since you are doing it anyway”.

This is a classic thought process and a surefire way to get in over your head. Adding items can add up and they were not part of the original contract. If you are planning to just do floors and paint, stick to your plan. Make sure that in your interviews you have asked enough questions to ensure that this topic doesn’t come up.

If you are painting, ask what is included in that whole process? Ask what would be an “add on”, while you are doing the interview so that you can decide how far to take it, before the work starts.

You can expect 10-20% on top of your original quote for contingency funds and unexpected issues, as their always are!

Quotes should include material, fixtures and labor that will be required to complete project to the specifications. It should also outline who is buying and delivering these items to the site, who cleans up and who pays for clean up.

Have Detailed Contracts

How detailed? So detailed that if, God forbid, all parties in the contract passed away,  a lawyer could easily and plainly see what was to be done and what stage money was payable. And what money was already paid. A contractor that balks at this idea is not one that you should hire. Contracts protect all parties so if they are unwilling to sign something or create a contract with you, then re-think hiring them.

Insurance

Property damage Insurance, as well as a valid Business license. Take the time to verify this.

Call their references and check their experience, including social media profiles

Permits

Are they are able to obtain any building permits if required and are they are knowledgeable about what is needed? In some cases you as the home owner can also obtain the permits yourself.

Payment plans 

Money has to leave your hands at some point so planning a schedule for this is a good idea. Typically, a 30% deposit is paid, then 30% when 2/3rds of the work is done as outlined on the contract and the last 30% when the final day is complete with a 10% holdback for you to have sufficient time to confirm all projects are in fact complete. Call Service Alberta if you have further questions about contracts.

Another option is that contractors will work all week and invoice for the balance owed that week. This is a good system that is trackable and also prevents further confusion on the invoices weeks later when time has passed and it is uncertain what transpired on the day in question. It allows you as the home owner to see progress and the time things take, pay as you go, and keep yourself on budget.

It is also beneficial to the contractor as they are paid regularly and this alleviates the stress of buying materials and also paying their own bills. They are people too and they often have families to feed also, so this is a very good way to work out a fair and equitable plan for everyone.

During the process -Supervise your contractors

Be there daily so you are well informed. We offer trade management as a service within our staging company if you prefer that option.

A professional is happy to answer all questions

So ask questions, there is no dumb question when it comes to your money being spent.

Never pay for more than has been completed

Depending on the business deposits may be only $500.00. Progressive payments are usually agreed to on a contract, but what can end up happening is that you pay your progressive payment and the work is not actually completed to that point. If you are new at this, this will be a problem and some contractors can smell new blood a mile away.

So again, be clear on the contract and have it reviewed by a lawyer if necessary. A common issue that occurs is that a contractor has worked all week at your house and the completion level is not where it should be, or has run into legitimate issues that held up the progress. At the end of the week, they want a progress payment and the work is not done to that degree. Do you pay? What if they tell you that their rent is due? Or their kid’s soccer dues have to be paid and they promised to pay it today? Do you pay? What if they say they will come back tomorrow (Saturday) to catch up…do you pay? The answer is no. NO.

This always causes tension and if you pay for incomplete work . You will lose in the end when you have paid for more work than has been done and they are now telling you that you owe more than you agreed to pay, and unless you pay they will not finish the work. This is a difficult predicament to be in and it does happen, so research, interview, have an ironclad contract, get legal advice and be prepared to stay on top of all this.

Mandatory holdbacks are required in the province of Alberta

This is not optional. You are legally required to keep 10% of the final pay back to allow time to ensure project is complete to your contractual agreement. Typically you can review your completed project with a few days and then if there are issues, they must be resolved before the final 10% is paid. Contractors may pressure you to give it to them with promises to return to complete items, do not give it to them. Sob stories are for Disney™ not business!

Be Aware!

• Be aware of a contractor if they request large deposits, or cash only, or payment in full upfront.

• Be aware if they do not charge GST or have a business license

• Be aware if they are too vague or do not want to put details in a written contract

• Be aware if they have no only a box # for an address and no physical location

• Be aware if they want you to obtain all permits and do not want to be involved in that process

• Be aware if they pressure you to decide now or offer you a discount for a “now” decision

• Be aware if they have answering services and do not use their own phone numbers for contact

Although this may sound scary,  I am not trying to scare you from using contractors. Most are fantastic to work with. I am trying to inform you on what can and does sometimes happen, so that you can prepare yourself fully and come out of this process unscathed.

Most often working with contractors, although stressful due to the nature of the projects, is usually a great learning experience and a rewarding time to see your vision come alive. Property improvement, even if you are moving, always carries its own rewards.

Jill Turgeon 

The Staging Agent 

One Percent Realty 780-218-7444

Photo owned by Simply Irresistible Interiors Inc.

This topic covers a wide range of issues with regard to blocked light when selling a home

Here are some key points to consider:

• How many windows are allowing light in and how many are being blocked?

• Trees and Shrubs should be cut back to allow as much light in as possible. Consult a professional on this subject so that the pruning does not kill the trees.

• Buildings can block light, but unless it is a portable shed or structure that could be taken down you are usually stuck with it so paint and interior lighting is the best course of action. Also, keep in mind with regard to RPR’s that outbuildings should not just be taken down as that may affect your RPR.

• Oversized window valances or coverings are usually out of style and should be removed, in almost ALL cases.

• Neighbor’s recreational vehicles may block light and perhaps they would consider moving them while you are selling? It doesn’t hurt to ask. Not to mention they are a visual eyesore.

• Awnings on decks should be fully closed for showings and if you have dated awnings on the front of your house remove them if the budget allows.

• Exterior roll down security shutters should remain fully open for all showings. This is not a time to hide the house!

• Use a bright light in the foyer and in the exterior light and leave it on at night.

• Consider adding a mirror to entry to enlarge the area’s appearance.

• Large pieces of interior furniture should be moved away from all windows, including headboards.

• Clean all windows, do both sides of panes.

• Keep curtains & blinds open.

• Clean all drapes, blinds and shutter (including exterior shutters)

• Choose the brightest incandescent bulb you can (no fluorescent or white LED, this isn’t an office or hospital)

• Clean all switch plates.

• Add lamps to all rooms or dark corners.

• Use existing lamps and change the darker shades out to a lighter one.

• Turn all lights on for all showings and ensure exterior lighting works.

• Paint all woodwork panels to a neutral or remove them completely.

• Take out loud color furniture pieces or dark heavy wood furniture.

Opening and keeping open all window coverings is the first things and a MUST DO, regardless of the view. Buyers want to know what surrounds them when they are buying. Usually opening the coverings solves a lot of light problems. Having the windows professionally cleaned also will allow sunlight to burst through and give a great, clean first impression.

I highly recommend https://www.cleanshinywindows.com/

Interior Lighting and other Tips

Update all fixtures in the home, if budget allows. This has a great impact and first impression. Stay away from builder style pieces and go for the dressier ones.

I can consult with you on this and even have a Electrical contractor that can install them for you.

https://www.facebook.com/The-Troubleshooters-100187558527685

Jill Turgeon 

The Staging Agent 

One Percent Realty 780-218-7444

Photo owned by Simply Irresistible Interiors Inc.

Kitchens and bathrooms do help sell houses, although not the main deciding factor, they are strong contenders when buyers consider what property they will now call home. Buyers consider these rooms when they are house hunting because of the difficulty of renovating them and the expense that would be required.

If you have been diligent in the upkeep and upgrades of your home then this blog will be a breeze! However, if you have never updated your home or maintained the repairs in the baths and kitchens, then this could be a pricy section!

The kitchen in this blog was a 1990’s kitchen and the wall was blocking a gorgeous River Valley view in Edmonton, Alberta. So I advised my clients to remove it and open up the view from the kitchen. It was a great choice, as they sold 4 days after listing. 

Truth be told, you will pay to do upgrades in these rooms, either when it comes time to sell and you have to reduce the price to reflect the work needed, or over the years while you live there and have been paying to maintain and upgrade.

Homeowners typically should be spending 1-3% of their market value every year to upgrade and maintain their property in good condition. So if this has not been done, it will need to be.

What types of upgrades can you do?

• Updating Appliances in all the same color, this includes the hood fan, especially if they are more than 10 years old.

• Replace or Repair all damaged tiles or flooring

• Repaint kitchen cabinets (or do touch ups)

• Consider a kitchen update if they are older than 7 years. New kitchens price at $8,000 and up, depending on if you are installing them yourself. This is not recommended for beginners no matter how keen you are!

• Install new countertops

• Update flooring, even a small bathroom looks like a new world with brand new floors

• Update light fixtures, there are many nice affordable and trendy options out there- Ask Jill if you have questions on what to buy

• Paint the ceilings

• Take off old tiles in the bathtub or shower and add a new surround. A simple do it yourself kit can be purchased for around $500.00

• Add under cabinet lighting

• Add new shower faucets and shower rods

• Re-grout your existing tile if it is still in good shape, adding a new grout color can go far

• Fresh paint colors in warm neutrals make a room look 100 x better for a small investment of time and money

• Update faucets to the latest trends

• Tighten all knobs, or replace for a modest cost. Knobs range from $3.00 to over $10.00 per piece, so it is a small investment for a great improvement

• Replace toilet seats, especially if they are cracked, wooden or themed ( yes I said themed! Bye Bye dolphins and fish)

• Add new blinds or window coverings (these often stay as included in the offer, so take this into consideration)

• New sinks, curtain rods and towel bars also make a great first impression

Remember…

You are giving the buyers every reason to buy your house

So carefully consider the first impression and ask yourself what do you look for when you are the buyer?

How do you compare houses when you are the buyer?

Then create a property that will attract buyers. It’s as simple as that.

Jill Turgeon 

The Staging Agent 

One Percent Realty 780-218-7444

Main Photo credit Meruyert Gonullu

Renovation after photo owned by Simply Irresistible Interiors Inc.

Your financial needs do not dictate your asking price.

Recently, in my staging business, we have had 3 properties that have been overpriced and staged, against professional advice. As I have been so clear on this point with my clients, I still cannot force their choices on what they think their home is worth.

Despite their Realtors telling them the correct pricing, they insisted on “trying it higher”. They all had their financial needs/ issues driving these choices.

There are multiple problems with this scenario, first being that they are shooting themselves in the foot and second they are assuming they know the market better than a professional Agent. Their refusal to take solid sound advice has worked against them.

The Result?

Well, instead of selling in record time (our average Staged days on market is 9-18 compared to 56 in the Edmonton Real Estate Board) they sat for months and months, Paying double mortgage payments and double carrying costs in some cases.

As well, they were behind the 8 ball trying to chase the market, while qualified buyers viewed their homes and SAW they were overpriced and moved on to buy other properties. They lost the summer markets and paid for staging rentals for more months than was necessary.

Then, guess what? All 3 Sellers opted to take out their staged rental package. Big mistake, because now, the Agents have called me and told me of the new challenges they face in trying to sell these now stale listings.

Agent #1 called and said that the home that did look like a show home, was now just another empty box and that his open houses were met with disappointment when the buyers came expecting to see the staged home (as the gorgeous MLS photos displayed). Buyers commented with questions like “where is all the furniture?” “Wasn’t this home staged? We came to see it because of the pictures.”

This Agent was put in an awkward position in having to answer these questions and it makes the Seller look bad too. It’s essentially false advertising. This home went through multiple price reductions to finally reach the actual value and took over 7 months to sell when it shouldn’t have. The other mistake I truly believed stalled this sale was that the Seller tried to sell it themselves before staging or calling an Agent, but that’s another BLOG!

Agent #2, had 2 staged listings, and this situation happened to her twice. She also called me after the staging was removed, but with a bit of a different story. She said that now her showings were being booked and then during and after them, Real Estate agents who showed the home called her and were upset that she had staged photos up in a non-Staged home. I totally see their points. This happened to her 4 x between the 2 homes.

Those agents, bringing buyers, are putting staged homes at the top of the list because they show SPECTACULAR. And this sets the bar for all the rest of the showings, ultimately resulting in a Staged home getting sold faster than every other house.

However, these Agents and buyers were met with empty rooms. Both properties also being overpriced and having had 2 price reductions, are still for sale, and now empty.

In one of these cases the Seller’s FRIENDS are telling him how much its worth and none of them are in Real Estate. It always boggles my mind when people deem themselves to be experts in a field they have never worked in.

All the staging money and rentals were lost at this house too, because now the seller needs to have empty room photos re-posted so that he can honestly present what the home looks like today- EMPTY.

Sellers who invest in Staging and Rentals need to take the advice of professionals. This is not a game, it’s the REAL ESTATE market and buyers aren’t uneducated, they won’t overpay for homes and they want to view property that is presented well. Staging allows for emotional connection and buyers will pay a premium for that.

It is totally within a Seller’s right to get the highest price for their home, but overpricing is not the means to that end. It is serious business this real estate thing and as much as I understand that Seller’s have financial issues and are trying to pay off all debts in the sales of their homes, I have said it before and I will say it again, ” Your financial needs do not dictate asking price!” You are only hurting yourself when you overprice.

Jill Turgeon 

The Staging Agent 

One Percent Realty 780-218-7444

Photo credit to Pixabay