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15 Basswood Circle

Staging Recommendations

Our goal is to sell your home in a way that is the quickest and most profitable for you. We have prepared this booklet containing some simple and inexpensive recommendations to maximize the value of your home.

Why Do We Want To Stage Your Home? We want to sell your home quickly and for the highest price possible. In order to do this, we need to make a few changes. Your home is beautiful and reflects you...your life, your travels. Now that you have chosen to move on from this home, we need to stage according to what buyers are currently looking for. This means that we need to change some things...things that you love, are proud of, and might be dear to you. Change can be difficult for a home owner who has carefully selected colours and finishes that they love. This does not mean that your choices are not beautiful, it is simply that they do not appeal to a wide enough market. In order to attract the most potential buyers, we need to stage the home in a way that presents as the most current, neutral and move in ready. Keep in mind that if any item is considered to be outdated or undesired, the buyer will use this as a price negotiation. Therefore, making some difficult changes will, in the end, provide you with the best price possible in the shortest amount of time.

We have narrowed down the top three changes that we feel will make the most impact in staging your home: 1. Flooring- One of the top items on buyers wish list is flooring. We want to offer them a move in ready home. We recommend the following changes to flooring: Kitchen– a neutral tile in both colour and texture, preferably a rectangular tile. See pictures. Upstairs– continue a berber into the bedrooms that matches the hall carpet. 2. Paint- Paint is the most inexpensive way to make a dramatic change when staging. Buyers right now are looking for light neutral colours, usually in gray tones. The following is recommended for painting: Laundry room, kitchen, front hall, living room, powder room, upstairs hall should all be painted a neutral gray. Recommended colour– Metropolitan AF-690 from Benjamin Moore Two Upstairs Bedrooms and main bathroom should be painted a neutral taupe with gray base.

3. Art Presentation- This might be the most difficult as you have beautiful, unique and interesting art pieces that represent not just style but also memories. Your art collection is beautiful however, we need buyers to focus on the features of the home. With so much art displayed, their attention can be distracted to focus on those pieces rather than the home itself. Also, as an art lover, you would probably agree that art is a very subjective thing. If a buyer has different taste in art, these displayed items can change their opinion of the home itself and can make it difficult for them to see it as their future home. The first step to staging your art is to eliminate most of the pieces leaving just 4 or 5 select pieces per room. Since you are moving, you will need to pack these items regardless so it doesn't hurt to get a head start. The next step is displaying the items that remain. Select pieces that are an appropriate size to the scale of the wall/room.

Group similar items together. Smaller pieces can be grouped to cover a larger area. Similar pieces together can create a theme which minimizes distraction.

Hanging your art in the right spot will become a bit challenging once many of the pieces have been removed. Follow these general rules for hanging art: 


Art should be hung at an average eye level of 60 to 65 inches from the floor. For rooms with higher ceilings, hang at 65 inches. Art above the sofa should be hung 6 to 8 inches above the back of the sofa.  Art hung above horizontal furniture should be 8-12 inches from the top.



This is an impressive entry. It is bright and inviting with a desired double door entry. We want to showcase this spacious entry by making the following changes:

We want the buyer to picture family Christmas dinner around the table. We recommend the following:

Remove all items from the wall including the shelf and mirror. Replace with the large framed mirror currently in the living room.

Remove artificial flowers from on top of the china cabinet.

Place a vase of fresh flowers in the centre of the table.

Install a citrus scented plug in air freshener for a fresh first impression.

Remove a few small furniture pieces.

Did you know the average buyer forms an opinion about a home within the first 7– 10 seconds of arrival?

Research finds that only 10% of buyers can see potential in a home. That means that 90% of buyers cannot see past dirt, clutter and imperfections.

LIVING ROOM Buyers will picture cozy movie nights or entertaining guests in this space. We want them to notice some key features in this room: high ceilings, oversized access to deck, fireplace, and hardwood floors. To help them focus on these details, the following is recommended: 

Remove all items from the floor. Do not position any furniture or decorative items in front of the patio door and remove drapery from door leaving only the blinds.

Position area rug directly in front of sofa. You can move the wooden coffee table from the bed room downstairs onto the area rug in front of the sofa. Remove bar cabinet, and stereo cabinet from room. Place a few brightly coloured throw cushions on sofa for a pop of colour. Remove a few items from mantle. Follow recommendations regarding paint and art.

KITCHEN This is where families enjoy Saturday morning pancakes and bake cookies for Santa. The kitchen is a very important space to potential buyers. To really showcase this room, we recommend the following (as well as previous paint and flooring recommendations): 

Remove all items from on top of cabinets and fridge and all unnecessary items from countertops.

Remove extra island as well as shelf beside pantry

Consider removing drapery leaving only blinds and replacing red chairs with a neutral wood or black chair.

“ 52% of buyers said the kitchen had the most signifigant impact on their purchasing decision” - Maritz Research

“...the average staging investment is between 1 and 3% of the home’s asking price which generates a return of 8 to 10%.” National Association of Realtors



This is a great feature, especially for those who work from home. We recommend:

This is a luxurious spa bathroom, an item which is typically on the buyers wish list. Some items that may pose a problem are the blue bathtub and toilet. With that in mind, we don’t want to give them any other little things to pick apart. So we need to create a neutral, distraction free space.

Remove drapery to allow maximum natural light and showcase the view.

Remove centre coffee table to maximize space and movement in room.

Remove any personal photos.

Be sure the desk surface is clutter free.

Remove all items from counters and floor except for a vase of fresh flowers.

Art should be minimal and very neutral in colour and theme. We’re going for a spa feel. Display crisp white towels, hung or neatly folded.

MASTER BEDROOM The features of the master suite are desired by buyers including spacious, hardwood, access to deck, walk in closet and plenty of light through an oversized window:

 

Remove unnecessary furniture. All items on far “window wall” should be removed.

Simple white bedding is recommended for this room.

Remove drapery leaving only blinds. Be sure blinds are open for showings. The bed should be neatly made for showings. Crisp white linens give that hotel feel.

Crisp white linens give that hotel feel.

“Staged homes spent 83% less time on the market than non staged homes”

“ 87 % of people said that presentation makes a difference in most sales”

FAMILY ROOM This needs to look like a space the family can use. Right now it is difficult to define what to use this space for with so many mismatched seating areas. 

A sofa and chair should be positioned around fireplace.

Bring coffee table in from downstairs office and centre in front of sofa.

All other furniture should be removed from this space with the exception of wooden cabinet on far wall. (items should be cleared from on top of this)

Follow recommendations regarding art in this space.

BATHROOM This bathroom has the neutral finishes that attracts buyers. We just need to tweak a few things: 

Follow painting recommendations.

Hang crisp white towels on the towel rack.

Neatly fold a white hand towel on counter and display an attractive soap pump.

All other items should be neatly put away.

Follow art hanging recommendations.

“ Staged properties can increase the number of offers and selling price in hot markets” -Real Estate Staging Association.

“Photos of professionally staged listings look better on the MLS, as well as in print” -Real Estate Staging Association


BEDROOM 1 Recommendations for this space:

Recommendations for this space:

As mentioned, paint this room a neutral tone such as Thunder by Benjamin Moore

Remove current items from walls and items from on top of dresser.

Remove the wardrobe and centre the dresser in the middle of the wall.

Hang framed art in matching size and tone above each bed.

As mentioned, continue berber into this room that matches the hall carpet.

Follow recommendations regarding flooring and paint.

Be sure blinds are open for showings.

Showing Tips: Having people walk through your home can be strange and even difficult. But it’s all part of the process. Remember the goal is to sell your home so that you can move forward with the next exciting chapter of your life. Try to keep your eye on that goal as you begin the process of selling your home. Here are a few tips to help you get through it! 1. Don’t be at home. It’s hard to see people walking through your home, opening doors and making comments. And the buyers want to feel comfortable to look and speak openly. So it’s best for everyone involved if you’re not home for the showing. 2. Turn on all lights when you leave. We want your home to be bright and we don’t want agents and buyers to have to look for light switches when they could be admiring the space. 3. Open all the blinds and curtains to let in as much light as possible. 4. Use plug in air fresheners with a neutral scent like citrus or apple cinnamon to freshen your home for the showing. 5. Keep small baskets handy for quick clean ups for those last minute showings. You can run around the house, throw it all in a basket and tuck it away in a closet or cabinet. 6. If you know there will be a showing, try to be careful what you cook. An hour before a showing might not be the best time to cook your favorite curry or fish dish. 7. Use fresh flowers to add colour and interest to the space.

Basswood circle staging booklet

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