Eichler Market Prep Checklist

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BOYENGA TEAM · COMPASS · PROPERTY NERDS OF BAY AREA EICHLER REAL ESTATE

The Eichler

Pre-Market Prep Checklist What to do — and what NOT to do — before listing your Eichler home

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Eric & Janelle Boyenga · Boyenga Team · Compass · (408) 373-1660

Los Altos Eichler A-Frame · Boyenga Team Listing

Eric & Janelle Boyenga · Boyenga Team · Compass · DRE 01254724 / 01254725 · (408) 373-1660 · eichlers@boyenga.com

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Barron Park · Palo Alto · Boyenga Team

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Los Altos A-Frame · Boyenga Team

Stanford Tract · Boyenga Team

A note from the Property Nerds Eichler sellers face a challenge no conventional home seller faces: the improvements that add the most value are often counterintuitive, and the ones that seem most obvious can permanently damage authenticity — and cost you money. We have watched sellers spend $40,000 on the wrong things and leave $100,000 on the table. This checklist was built from 500+ Eichler transactions to prevent exactly that.

— Eric & Janelle Boyenga, Boyenga Team · Compass · EichlerHomesForSale.com · BoyengaTeam.com

HOW TO USE THIS CHECKLIST

Work through each section before you spend a dollar. Call us first — our consultation is free.

High ROI · Do first

Medium priority

■ Caution — easy t

Lower priority

✕ Do NOT — hurts v

16 sections · ~135 individual items · Atrium to Disclosures 01

Atrium Cleanup

02

Deep Clean & Declutter

03

Glass & Windows

04

Roof Review

05

Radiant Heat Prep

06

Flooring Strategy

07

Lighting Updates

08

Landscaping & Curb Appeal

09

Paint Colors

10

Staging Priorities

11

Pre-Sale Improvements: DO

12

Pre-Sale Improvements: DO NOT

13

Document Checklist

14

Disclosure Preparation

15

Photography Preparation

16

Showing Preparation

Before you spend a dollar — call us for a free 45-minute home walk.

(408) 373-1660 · eichlers@boyenga.com · EichlerHomesForSale.com · BoyengaTeam.com

Eric & Janelle Boyenga · Boyenga Team · Compass · DRE 01254724 / 01254725 · (408) 373-1660 · eichlers@boyenga.com

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01

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ATRIUM CLEANUP & STAGING Highest visual impact · Do first

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03

Remove ALL items not intentionally staged — tools, bikes, bins, storage

GLASS & WINDOW CLEANING Photos live or die on glass clarity Professional window cleaning: all interior and exterior glass Budget $300–$600. Essential before photography. Every smudge visible in wide-angle shots.

■ Caution:

Inspect all glazing seals for fogging or condensation between panes

Every non-staged item obscures the architecture. Atrium clutter is the #1 buyer turnoff.

Failed seals appear as cloudy glass. Replace before listing — buyers notice immediately.

Professional deep clean: pavers, walls, beams, drainage grate

Clean and lubricate all sliding door tracks — confirm smooth operation

Repair or replace cracked, heaved, or stained pavers

Doors that stick during showings create outsized negative impressions.

Period-correct: concrete, exposed aggregate, or simple tile. Avoid faux wood or busy patterns.

Inspect screen doors and window screens — clean or replace damaged ones

Plant or refresh: agave, ornamental grass, bamboo, succulents

Consider double-pane upgrade if still single-pane

Budget $1,500–$5,000. Period-correct, drought-tolerant, photogenic.

Budget $20,000–$45,000 whole home. Use slim-profile frames matching original mullion widths.

Install atrium lighting: uplights or low-voltage path lights Twilight photos of a lit atrium stop buyers mid-scroll. Budget $400–$1,200.

■ Caution:

Wide contemporary frames permanently alter the facade character.

Slim-profile only.

Test drainage — pour water, confirm it drains cleanly Pooling water is a red flag for buyers and inspectors.

Stanford T

Clean all window frames and mullions — aluminum oxidizes

Paint atrium walls in off-white, warm gray, or natural tone ■ Caution:

Check all clerestory windows are clean — photographed from exterior

Bright or trendy colors compete with the landscape and glass. Use a receding palette.

Confirm all window hardware operates smoothly and locks Buyers test every window. Sticky hardware raises maintenance concerns.

Add 1–2 simple period-appropriate outdoor pieces Teak bench, Bertoia-style chairs, or a concrete planter. Never overcrowd.

PROPERTY NERD INSIGHT PROPERTY NERD INSIGHT

Double-pane retrofits with period-correct frames return $2–$3 for every $1 invested. $22K in glazing → $55K in buyer perception.

A beautifully staged atrium adds $40,000–$80,000 in perceived value.

Highest ROI improvement available.

04 02

DEEP CLEAN & DECLUTTER Non-negotiable · Highest ROI of all Hire professional cleaners for full interior deep clean

ROOF REVIEW

Non-negotiable disclosure item

Hire licensed roofing specialist for inspection and written report

Budget $400–$800. Absolutely required before photos.

Budget $300–$500. A clean written report removes the largest inspection objection.

Declutter every room — remove 50–70% of personal items

Clear all drains, scuppers, and gutters of debris

Eichler interiors need negative space. Every cleared surface makes architecture more visible.

Eichler flat roofs drain via internal drains. Blocked drains → ponding water → inspector flags.

Clear all counter surfaces in kitchen and baths completely

Check for and repair blisters, cracks, or open seams in membrane

Remove all personal photos and personalized decor Buyers must see themselves in the home.

Clean all ceiling fans, light fixtures, and exposed beams Dusty beams are visible in wide-angle listing photos.

Deep clean radiant heat boiler room / utility area Buyers and inspectors visit this space. Clean and label everything.

Clean and organize all closets Remove all pet items before every showing

Stanford T

Small repairs ($800–$3,000) prevent large buyer credits at inspection.

Check for ponding water — low spots where water does not drain Ponding causes membrane failure and structural rot in T&G decking below.

Inspect fascia boards and soffits for rot or damage White-painted fascia is a primary Eichler facade element. Repair if peeling.

If roof is over 10 years old, consider proactive replacement Budget $18,000–$40,000. Eliminates the single largest buyer objection.

Document roof age and all prior repairs for disclosure package

Barron Pa

Eric & Janelle Boyenga · Boyenga Team · Compass · DRE 01254724 / 01254725 · (408) 373-1660 · eichlers@boyenga.com

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Los Altos · Gold Gable · Boyenga Team

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RADIANT HEAT DISCLOSUREMost PREP critical disclosure item

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Stanford Tract · Flat Roof · Boyenga Team

07

LIGHTING UPDATES

Transform without harming

Hire licensed plumber to pressure-test in-slab radiant system

Replace all burned-out bulbs throughout the home

Standard: 150 PSI held 24 hours. Written pass/fail report is essential.

Budget $350–$500.

Switch all bulbs to warm white 2700K–3000K

Every dark fixture in photos reads as neglect. Budget $50–$150.

Warm light flatters T&G ceiling and wood posts. Cool white fights the material palette.

If system passes — obtain written report documenting test date, pressure, result

Add recessed lighting within T-bar grid if under-lit

Include in disclosure package. Proactively addresses #1 buyer concern.

Budget $150–$300/light. Must fit T-bar module — no cuts outside grid pattern.

If leaks exist — get repair options and costs before listing Options: in-slab repair, above-slab PEX conversion, or mini-split replacement. Know your numbers.

■ Caution:

Never cut openings outside the T-bar grid pattern — damages the ceiling system permanently.

Confirm boiler is functioning, serviced, all zones heat evenly

Install dimmers on all living area circuits

Non-functioning zones discovered at inspection trigger immediate price renegotiation.

Budget $50–$200. Eichler buyers appreciate mood control; dimmers photograph better.

Service boiler if not done within past 2 years Budget $200–$500. Demonstrates maintenance and extends boiler life.

Add or update atrium lighting: ground uplights or in-ground LEDs

Document all prior radiant heat work with invoices and contractor info

A lit atrium at twilight is one of the most powerful Eichler showing tools.

Budget $400–$1,200.

Install or update exterior pathway and entry lighting

Label all boiler zones clearly — include zone diagram in disclosures

Replace visible fluorescent fixtures with LED equivalents

A clear zone diagram prevents buyer confusion and builds confidence.

Fluorescent tubes photograph badly and feel institutional.

Know approximate system age and pipe material (copper vs. PEX)

Replace yellowed, cracked, or mismatched outlet and switch plates

Original 1950s–60s copper is end-of-life. Know what you have before buyers discover it.

PROPERTY NERD INSIGHT

$400 pressure test = $20,000 in negotiating position. A clean report proactively addresses the #1 buyer concern and dramatically reduces inspection-driven renegotiations.

Budget $40–$80. Reads as $4,000 in attention to detail.

08

LANDSCAPING & CURB APPEAL Reveal the architecture · Frame it Remove all weeds from front yard, driveway cracks, landscape beds Trim shrubs and trees — especially those blocking glass walls from street

06

FLOORING STRATEGY Honor the slab · Avoid wrong choices If original concrete is in good condition — polish or seal and leave it Polished concrete is period-correct, beautiful, and highly desirable.

Budget $1,500–$4,000.

If original vinyl tile is in good condition — clean thoroughly and leave it Period-correct vinyl tile is desirable to enthusiast buyers. Do not automatically replace.

If replacement needed — use large-format concrete-look tile or polished concrete Clean all flooring to maximum — grout, seams, transitions Address damaged, cracked, or missing tiles before listing

Buyers must see the glass. Overgrowth hiding the facade fights your selling points.

Add fresh gravel or decomposed granite in dry-scape areas Budget $300–$1,000. Immediately improves appearance of landscaped areas.

Plant period-appropriate accents: agave, ornamental grass, feather grass, aloe Budget $200–$800. This is the correct Eichler vocabulary. Avoid generic foundation plantings.

Power wash driveway, walkways, and concrete surfaces Budget $100–$250. The difference in listing photos is enormous.

Edge all lawn areas; rake all hardscape clean before photos

Damaged flooring triggers slab movement concerns in buyers.

Eric & Janelle Boyenga · Boyenga Team · Compass · DRE 01254724 / 01254725 · (408) 373-1660 · eichlers@boyenga.com Install period-appropriate house numbers (simple

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Stanford · Dark Exterior · Boyenga Team

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Los Altos · Brown Gable · Boyenga Team

STAGING PRIORITIESHonor the architecture · Period sensibility Hire a stager with Eichler or mid-century modern portfolio experience

Stanford · Black Flat Roof · Boyenga Team

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PRE-SALE IMPROVEMENTS: Will damage authenticity DO NOT · Cost DO youTHESE money Enclose or cover the atrium in any form

Generic staging companies use furniture that fights the architecture.

✕ Do NOT:

Use low-profile furniture with horizontal emphasis

The #1 value-destroying Eichler modification. Buyers immediately discount $50,000–$150,000. Virtually impossible to undo.

Eames, Knoll, Saarinen-style pieces. Low profiles let the ceiling and glass read.

Stage atrium as a primary room — not a pass-through 2–3 simple pieces: teak bench, concrete planter, sculptural plant. Never overcrowd.

Install drywall or drop ceiling over the T-bar grid ✕ Do NOT:

Eliminates the defining Eichler interior element. Cannot reverse without full demo. Buyer discount: $30,000–$80,000.

Leave T-bar ceiling grid completely visible — no draping Install wide-frame contemporary windows or doors ✕ Do NOT:

Do NOT drape fabric or add temporary panels to "update" the ceiling. Signals to buyers that seller doesn't understand the architecture.

Use natural materials: teak, walnut, rattan, linen, concrete, ceramic Period-correct and deeply compatible with the Eichler palette.

Style kitchen with 3–5 curated period-appropriate objects only Wood cutting board, ceramic bowl, one plant. Everything else removed.

Stage indoor-outdoor connection: interior and atrium as one visual field From primary seating, the atrium should look intentional. This connection is the message.

Add 1–3 living plants — never fake plants Fake plants read instantly to design-aware Eichler buyers.

■ Staging choices that hurt Eichler appeal: Farmhouse, coastal, or "transitional" furniture Heavy, dark, or ornate furniture — fights horizontal ceiling Window treatments that cover or obscure glass walls Area rugs that are too large, too patterned, or too colorful Gallery walls with many small frames (fights T-bar geometry)

11

PRE-SALE IMPROVEMENTS:High DOROITHESE · Eichler-appropriate

✕ Do NOT:

Wide frames permanently alter facade character. Use slim-profile only or clean what you have.

Paint or stain the T&G wood ceiling ✕ Do NOT:

Extremely difficult to reverse. Removes the warmth and texture Eichler buyers specifically seek.

Install hardwood, laminate, or luxury vinyl plank flooring ■ Caution:

These materials read as "renovated wrong" to sophisticated Eichler buyers.

Add conventional trim, crown molding, or wainscoting ✕ Do NOT:

Aesthetically incompatible with Eichler design language. Signals the home was improved in the wrong direction.

Replace Malm or period masonry fireplace with contemporary insert ■ Caution:

Original Malm fireplaces are collector items. Replacement reduces architectural value.

Convert garage to living space without proper permits

Atrium refresh: plants, pavers, lighting

■ Caution:

Budget $2,000–$8,000. Typical return: 3–5× investment in buyer enthusiasm.

Unpermitted conversions must be disclosed and often require removal or retroactive permitting.

Interior paint in period-appropriate palette Budget $2,000–$5,000. Return: 2–3×.

Install tile or shingle roofing on flat roof sections

Exterior paint: posts, fascia, siding, front door

✕ Do NOT:

Budget $3,000–$8,000. Transforms first impression and listing photos.

Structurally inappropriate and immediately visible. Always use TPO or modified bitumen membrane.

Electrical panel upgrade to 200A if still at 100A Budget $4,000–$8,000. Removes major inspection flag.

Install bright white on all exterior surfaces

Eric & Janelle Boyenga · Boyenga Team · Compass · DRE 01254724 / 01254725 · (408) 373-1660 · eichlers@boyenga.com

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Stanford · White + Green Door · Boyenga Team

13

DOCUMENT CHECKLIST Assemble before listing · Buyers will ask

PAGE 6

Stanford · Cream Flat Roof · Boyenga Team

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PHOTOGRAPHY PREPARATION Your listing lives or dies on photos

Original building permits for the home (from county records if needed)

Complete ALL cleaning, staging, landscaping BEFORE photo shoot

Available from county assessor. Budget 1–2 weeks.

Nothing in the house should be "not quite ready" on photo day. No exceptions.

Permits for ALL subsequent improvements: additions, remodels, conversions

Remove all vehicles from driveway, garage, and street

Unpermitted work must be disclosed. Pull proactively.

Open every interior door before shooting — maximize visual flow

Radiant heat pressure test report (within 6 months) Roof inspection report (within 12 months)

Closed doors block the open-plan visual flow that makes Eichlers photograph spectacularly.

Pest inspection report and completion notices

Turn ON every light in the home for interior shots

California standard: provide current pest inspection. Section 1 and 2 work completion matters.

Every fixture, every lamp, every under-cabinet light. Lit homes photograph warmer and larger.

Natural Hazard Disclosure (NHD) report from licensed provider

Book twilight/dusk exterior photography Eichlers at dusk — interior lights glowing through glass — are among the most compelling listing photos in real estate. Non-negotiable.

Required by California law. Budget $100–$150.

HOA documents if applicable: CC&Rs, bylaws, budget, reserve study

Consider Matterport 3D tour

Budget 1–3 weeks to assemble.

Eichler floor plans require spatial experience to understand. A 3D tour gives buyers that before they visit.

12 months of gas, electric, and water utility bills

Have floor plan professionally drawn and rendered

Buyers ask about utility costs. Gas bills especially relevant for radiant heat.

Eichler floor plans are distinctive. A clear plan helps buyers visualize the spatial sequence.

Transfer Disclosure Statement (TDS) — completed with your agent

Stage atrium intentionally for photography: plants lit, pavers clean

Required by California law. Every known material fact must be disclosed.

The atrium photo is usually the hero image. Give it the attention it deserves.

Preliminary title report (ordered through escrow) Identifies liens, easements, or title issues to resolve before closing.

Original floor plan or tract architectural drawings if available Original Eichler plans add buyer confidence and support model authenticity.

Appliance manuals and warranties for included appliances

16

SHOWING PREPARATION Every showing is a potential sale Set all lights ON, all dimmers to 70–80% before each showing Open all interior doors to maximize visual flow Ensure atrium is spotless and staged before every showing

14

DISCLOSURE PREPARATION California law · Protects you · Critical Disclose all known issues: radiant heat, roof, electrical, plumbing Proactive disclosure dramatically reduces post-inspection price renegotiations and legal risk.

Disclose all unpermitted work — additions, conversions, remodels ✕ Do NOT:

Failing to disclose known unpermitted work is serious legal liability.

Buyers who discover it post-close can sue.

The atrium sets the tone for the entire showing.

Set temperature to comfortable (68–70°F) — radiant heat takes time to warm Turn on the boiler well in advance. A cold house shortens showings.

Remove all pets and pet evidence before every showing Leave the home during showings — do not be present Buyers cannot envision themselves in a home when the seller is watching.

Provide a one-page home features sheet for agents to leave Include: radiant heat status, roof age, model designation, architect, key

improvements.

Disclose prior roof leaks, water intrusion, or moisture Eric & Janelleevents Boyenga · Boyenga Team · Compass · DRE 01254724 / 01254725 · (408) 373-1660 · eichlers@boyenga.com Accept same-day showing requests — do not decline