DIY staging on a budget lets you prep your home for a quick sale

After Vancouver interior designer Jennifer Hamilton and her business partner gutted a downtown townhome and redid the space from top to bottom, the two staged the place to help it sell swiftly. They filled out the space with sleek, modern furniture; adorned walls with tasteful, contemporary art; and put a top-of-the-line espresso machine on the kitchen counter. Even if you’re not doing a major renovation, little touches can go a long way in a hot housing market.

“Look at your home from the point of view of a stranger,” says Hamilton, cofounder of Square One Interior Design. “You’ll easily see the cluttered corners, rooms with too much furniture, piles of mail, multiple bottles of potions and lotions in the bathroom, piles of shoes at an entrance. All of that should be removed. Spaces will look larger with less furniture.

“Show it at its best,” she adds.

Potential buyers want to be able to envision themselves living in the home you’re trying to sell. Hiring a staging service is one way to turn your abode into something you’d see in a decorating magazine, but the price can range from around $100 for a brief consultation to several thousand for a full package including rented furniture and artwork.

DIY staging can be done on a budget by taking a few cues from the pros. If you’re wondering where to start, look outside.

“Most buyers make up their minds about a property in the first 45 seconds, so you need to dazzle them before they even walk through the front door,” says London Royal LePage sales representative Sherry McLay, who’s also a staging professional. “Repair broken steps or fences and touch up window sills or eaves troughs that have peeling paint. Especially take care in your front yard.

“Buyers want to see that the home has been much loved and well looked after,” she says. “Curb appeal is just as important as decluttering.”

The importance of decluttering can’t be overstated.

“I have shown hundreds of houses to hundreds of clients, and if the house is cluttered buyers get too distracted,” McLay says. “They can’t see past the clutter; they aren’t able to picture themselves living in that space with their own things. They also can’t appreciate the positive aspects of the home. When decluttering, less is definitely more. Remove personal things such as photos, awards, sports memorabilia, that kind of thing.”

Cleanliness is crucial too.

“Your home must be clean, clean, clean,” Hamilton says. “Every corner of the house should be clean, and the house should smell clean. This might mean relocating pets temporarily. There’s nothing worse than a smelly litter box or the stink of a wet dog lingering in the air.

“Clean your home outside as well,” she notes. “Pressure-wash your walk, clean your windows and soffits, maybe put a fresh coat of paint on the front door. Ensure the landscaping is neat and tidy.”

Closets and storage spaces should be decluttered, organized, and tidied as well.

Be sure that light fixtures have functioning bulbs with the maximum wattage. “The home should appear bright and fresh, and the lighting can focus attention on the best features,” Hamilton says.

McLay says to look at each room and ensure that buyers will instantly know its function.

“If there’s a pool table in the living room or a desk in the dining room, these spaces will be hard to define for buyers,” she says. “The rule of thumb is to return the room to its intended use.”

When arranging furniture, first determine the focal point of the room.

“This is where the buyer’s eye will immediately be drawn, such as a fireplace or picture window,” McLay says. “Try and arrange the furniture around the focal point. Don’t always line up furniture against the walls; it’s okay to float the furniture.

“Also, remember when you’re placing furniture that you want to entice buyers to come right into the room,” she says. “Their eye will be drawn to the focal point, so make sure they can navigate their way through. Remove some furniture if necessary.”

If you have aging or damaged furniture, consider renting or borrowing a few key pieces, such as a sofa, coffee table, or dining chairs, Hamilton notes. Same goes for art work. “The right artwork can have a major impact,” she says.

If your decorating style is stuck in the past, Hamilton suggests referring to current magazines for ideas to modernize.

“Ruffled window valences and piles of cushions on beds are a thing of the past, and these dated trends will date your home,” she says.

Accessorize tastefully, with care, and in moderation.

“Add a bowl of green apples; put out a great cutting board with a few fresh tomatoes on it,” Hamilton says. “Display an art book or a great cookbook.”

Kitchens and bathrooms are what usually sell a home, so pay special attention to these rooms.

“Cabinetry can be painted and new hardware put on,” McLay says. “Inexpensive but flattering backsplashes can be added. Countertops can also be refinished. You can find products to do this at your local paint store. Replace sinks and taps if needed.”

The question she hears most is what colour to paint the walls.

“Try and maintain the same colour scheme throughout the house to create flow,” McLay says. “Lighter colours will make a room look larger. Neutrals never really go out of style. Different shades of gray are becoming quite popular. Keep in mind the color of the furnishings, if they are bold colors you probably want to go fairly light on the walls.”

Finally, consider hiring a professional photographer to take shots of your home for e-staging.

“Most people start their search for homes online now,” Hamilton says.