The Degrees of Staging: Take it up a notch (Advanced)

Advanced Staging, is what I call "Take It Up A Notch":
- Applies to both furnished and vacant houses.
- Brings things into the house or yard if needed.
- Incurs a certain amount of expense, depending on the staging activities.
- Sustains or enhances the asking price, even if the house is priced somewhat above it's comparables.
- Should always be considered, and frequently should be done, before a house is listed.

What does that mean? Well, for one thing it means Staging is an investment sellers make towards selling their houses. Like all investments, cost v results, should always be considered. The seller's budget is the deciding factor here. The seller may be able to afford, and choose to do, everything, Basic and Advanced, on their Staging Plan before putting the house on the market. Or, the seller may choose at first to only do Basic Staging. Then, if the house does not sell in a certain period of time, the seller may choose to "take it up a notch".

So, here we go again.....

Phase One

Prepare To Stage

Let Go
As I said yesterday, this step is emotional, may or may not happen, and does not apply to the Degree of Staging.

Get To Know Your Buyer
Understanding the demographics of the Most Probable Buyer can have an enormous impact on whether and how much Advanced Staging is done. Whenever a staging decision must be made (should I replace the carpet? Would a contemporary cocktail table make the room look better?), the answer is based on (a) the seller's budge, and (b) what will appeal to the Most Probable Buyer? As we move forward in this discussion, this will come up again and again.

Tell Them About Your House
Only component, Close Down All Home Improvement Projects, is part of Advanced Staging. This goes to the condition of the house. This goes to buyer's perception of the condition of the house. Which in turn impacts how long the house will remain on the market and what much the buyer will offer. Unfinished home improvement projects have potential costs, but need to be out of sight (either completed or stopped) before the house is listed.

Designate A Storage Area
"Think of Staging To Sell as pre-packing to move" - is Basic

Phase Two

The Science Of Staging To Sell

Simplify Contained Spaces, Declutter

Pretty much, these are part of Basic Staging. It is possible to bring in decorative storage - like attractive baskets or boxes - to hold items that are needed daily but should not be left out. So, there is an Advanced Staging component. But, fundamentally, removing clutter and emptying contained spaces are Basic activities.

Depersonalize, Neutralize

These are always Basic Staging steps.

Phase Three

The Art Of Staging To Sell

Remember how yesterday I said "I bet you are thinking, if Science is Basic, then Art is advanced."

Well, there is some truth to that theory.

Purpose Each Room/Focus/Take A Stroll
Fundamentally, staging strives for "one room, one purpose". Advanced Staging comes in when the purpose cannot be made clear using what is already in the house.

Vacant House
This is the place to decide which rooms need to be staged, and what furniture and accessories to buy or rent to complete that staging. Always, always, when staging a vacant room bring in the minimum number of items. A sofa and chair is better than a sofa and a love seat unless the room is very, very big. One big picture positioned to highlight the fireplace is better than a picture, three candles, and a trailing plant on the mantle. Everything you bring into the house must be consistent with the Most Probable Buyer's expectations. Don't bring country plaid pillows into a contemporary loft.

Occupied/Furnished House
When the Basic Staging is done, look the room over carefully. Is anything missing? Is anything inconsistent with the Most Probable Buyer's expectations? Would the room be warmer, more inviting, if curtains framed the windows? Would replacing the countryside picture with a contemporary wall hanging help buyers move in mentally? Is the cocktail table out of scale with the rest of the furniture? Basic Staging says work with is already there. Advanced Staging says rent a new cocktail table, hang the new wall art. (Hopefully, the stager has these items available for rent at a low cost, so the changes can be made quickly.)

Consider Color

Because painting can cost a lot money, I include it in Advanced Staging. But, the color of the exterior and interior can make or break a sale.

In my previous blogs and on my website I talk about painting and color over and over. This is critical. But, this is expensive.

So, painting is the #1 Advanced Staging activity sellers should choose to do.

Suppose the Staging Plan called for painting, but the seller could not afford to paint. If the house is being shown but does not move in a reasonable period of time, the grab a paint brush.

Clean

Advanced cleaning brings in a professional cleaning service on a regular basis. Weekly, monthly, every six weeks, whatever pattern works for the seller's budget....Keep it clean!

Take It Up A Notch

During all those evaluative strolls around and through the house, a variety of possible improvements will be seen. The expectations of the Most Probable Buyer come into play here. Laminate counters in an upscale house? Consider replacing them with solid surface or granite. Carpet in the living room? Consider replacing it with hardwood flooring. See my website for an extensive list. Send me suggestions and I will supplement the list. Everything here is dependent on the seller's budget and the carrying costs of the house. Because everything here costs money AND improves the chances of making a fast sale.

Tomorrow, let's discuss Most Probable Buyers - who they are and what they want.

Have a great day!