| Before a buyer considers your home seriously, | | | | line. Here are some decisions you may need to |
| it must meet his needs in a variety of ways. | | | | consider: |
| It must be a suitable commuting distance, | | | | |
| neighborhood, design style, floorplan, size, | | | | Countertops are outdated or wrong color: |
| number of bedrooms, etc. If all or most of | | | | |
| these needs are met, the buyer will begin to | | | | It may be worth it to replace the countertops |
| move in the direction of making a purchase | | | | if other components of the house are |
| decision. The purchase decision is a both an | | | | acceptable. An attractive countertop can |
| emotional and intellectual response, founded | | | | transform the kitchen, and the kitchen has a |
| on a level of trust in your home. So, it is | | | | significant impact on the value of your home. |
| logical that in marketing your home your goal | | | | |
| should be to enable the buyer to build trust | | | | Carpet is worn, outdated or wrong color: |
| in your home as quickly as possible. One way | | | | |
| to do this is to address both surface and | | | | This improvement is almost always worth |
| hidden repair issues before putting your home | | | | doing. Sometimes sellers ask us if they |
| on the market. A few small clues, such as | | | | should give an allowance for carpet, and let |
| torn carpet or leaky faucet, will create a | | | | the buyer choose. Do not worry about whether |
| feeling that your house is not well cared | | | | the buyer will like your selection. Just |
| for. Once the buyer has spotted a few | | | | choose a neutral shade, and make the change. |
| defects, he will be on the lookout for more. | | | | New carpet makes everything else look better. |
| If the finishes in your home are in good | | | | |
| condition, buyers will assume that the | | | | Walls need complete or touch up paint: |
| mechanical and structural systems are well | | | | |
| maintained also. | | | | This is a must do! Clean walls are crucial to |
| | | | a winning presentation of your home. This |
| Make a Complete List | | | | includes baseboards and trim. On the walls |
| | | | you should use neutral colors, such as cream, |
| Remember that potential buyers and their real | | | | sage green, beige/yellow, gray/blue. Stark |
| estate agents do not have the warm personal | | | | white, primary colors and dark colors do not |
| memories and familiarity that you have with | | | | contribute as much market value, and may be a |
| your home. They will view it with a critical | | | | negative factor. |
| and discerning eye. Anticipate their concerns | | | | |
| before they ever see your home. You may look | | | | Texture on walls is poorly done, or there is |
| at the leaky faucet and think of a $10 part | | | | heavy "popcorn" texture on the ceiling: |
| at Home Depot. The buyer thinks of a $100 | | | | |
| plumbing bill. Begin by walking through each | | | | A clean, simple texture under paint can |
| room and considering how buyers are going to | | | | improve the presentation of your home. On the |
| feel about what they see. Make a complete | | | | other hand, if there is much updating needed |
| list of needed repairs. Hire a handyman, if | | | | in other areas, it does not make sense to |
| you need one, to fix the items in a few days. | | | | target this item. |
| It will be more efficient to have them all | | | | |
| done at once. Some clients choose to market | | | | Wallpaper is outdated or torn: |
| their houses as a fixer-uppers. Of course, | | | | |
| there are handy buyers out there who are not | | | | This may need to be removed and the walls |
| afraid of repairs, but they expect to profit | | | | painted. However, if the home needs a good |
| from this, substantially above the cost of | | | | deal of additional updating, then wallpaper |
| labor and materials. When a house needs | | | | should be left as is. Bathroom caulking or |
| obvious repairs, buyers always assume there | | | | grout is dirty: Put this on the must do list. |
| are more problems than meet the eye. It is in | | | | Old or darkened caulking is a turn-off to |
| your best interest to get minor repairs fixed | | | | buyers. It is easily replaced. |
| before marketing your home. Your house will | | | | |
| bring a higher price and sell faster. | | | | There are drainage problems, or leaks in the |
| | | | plumbing or roof: |
| Get an Inspection | | | | |
| | | | This is a must fix! Be careful that you |
| Often sellers have their home inspected by a | | | | correct the source of the problem, use |
| professional inspector before putting it on | | | | professional help to check for mold, and |
| the market. This is an excellent way to | | | | fully disclose the repair. Make sure your |
| discover unknown repair issues that may come | | | | contractor gives a warranty that can be |
| up later on the buyer's inspection report. By | | | | passed on to the buyer, but avoid giving a |
| getting this done early, you will be able to | | | | personal guarantee of the repair. |
| address the items on your own time, without | | | | |
| the involvement of a prospective buyer. There | | | | There are sheetrock holes, missing trim, torn |
| will almost certainly be some items that you | | | | vinyl, broken windows, rotten wood or |
| choose to not repair. For example, building | | | | malfunctioning equipment: |
| code requirements change over the years. As a | | | | |
| result, you may not meet code for certain | | | | These are all repair issues that should be |
| items, such as handrail height, spacing | | | | addressed. Homes sell for more that show a |
| between balusters, stair dimensions, single | | | | reasonable level of maintenance. |
| glazed windows, and other items. You may | | | | |
| elect to leave items such as these as they | | | | Shrubs are overgrown and flower beds are bare |
| are, and that is OK. You should note on the | | | | or weedy: |
| inspection report which items you have | | | | |
| repaired, and which are being left as is, and | | | | This is one of the most cost effective |
| attach it to your Seller's Disclosure. It is | | | | changes you can make. Mow and edge the lawn. |
| a good idea to also attach repair receipts to | | | | Add inexpensive mulch to flower beds. Add a |
| the report if you have used a contractor for | | | | new doormat and pots of blooming plants to |
| some of the items. A professional inspection | | | | the porch. Cut back overgrown shrubs or |
| report answers buyers questions early, | | | | remove them altogether. Large, woody shrubs |
| creates a higher level of trust in your home | | | | can be a detraction to your home, especially |
| and reduces re-negotiations after contract. | | | | if they cover windows. |
| | | | |
| Offer a Service Contract | | | | Gutters need cleaning and trees rub against |
| | | | the roof: |
| The home service contract (also called home | | | | |
| warranty) covers the cost of certain repairs | | | | These are items that comes up frequently on |
| to mechanical, plumbing and electrical | | | | buyers' inspection reports. Make sure your |
| systems and appliances during the buyer's | | | | tree limbs do not touch the roof. |
| first year of ownership. The cost of the | | | | |
| policy is about $350, but may be more if a | | | | Heat/AC, Plumbing and Electrical systems: |
| pool or other items are added. The fee is | | | | |
| paid to a third party warranty company, who | | | | All of these systems need routine |
| provides repair services for the buyers | | | | maintenance. It would be a good idea to have |
| during their first year of ownership. These | | | | the heat/AC system serviced and filters |
| policies help to reduce the number of | | | | changed. Check for plumbing leaks, toilets |
| disputes about the condition of the property | | | | that rock, corroded valves on the hot water |
| after the sale. They protect the interests of | | | | heater and other plumbing problems. Replace |
| both buyer and seller. | | | | burned out bulbs and electrical fixtures that |
| | | | do not work. Check your sprinkler system and |
| Should You Remodel? | | | | pool equipment for little problems. |
| | | | |
| Often clients ask us if they should remodel | | | | Make Needed Repairs |
| their house for sale. I believe the answer to | | | | |
| this is no - major improvements do not make | | | | As you prepare your home for sale, your first |
| sense when selling a home. Studies show that | | | | step should be to make needed repairs. By |
| remodeling projects do not return 100% of | | | | making repairs you will answer buyers |
| their cost in the sales price. For the | | | | questions early, build trust in your home |
| average home, it does not pay to move walls, | | | | more quickly, and proceed through the closing |
| tear out cabinets, re-do kitchens and | | | | process with fewer surprises. Your home will |
| bathrooms, or add rooms, in order to sell. | | | | appeal to more buyers, sell faster and bring |
| There is a fine line between remodeling and | | | | a higher price. |
| making repairs. You will need to draw this | | | | |