Doctoring the House
As soon as you have made the decision to sell your house you need to start to prepare for the first viewings. You need to do this even before you decide to advertise because your private sale advert could get a reply within hours. That’s the power of the internet!
Presentation is paramount if you want to get a quick sale at the price you want. You need to decide whether you simply want to look at ‘quick fixes’ to improve first impressions of the buyers or to really go to town. Most sellers will take a sensible ‘phased’ approach to this so as not to overload themselves with a backlog of DIY and repairs they never got round to. Most sellers would be well advised to simply start with the simple tips included in the ‘preparing for your viewings’ section at the end of this article. In many cases taking these simple steps will be sufficient to get the result that you want but you should also plan a general tidy-up to avoid the sale potentially ‘sticking’. The following is a list of recommendations from the experiences of sellers (and buyers!) and is not by any means meant to be exhaustive. One important point is that if you intend to do any of this ‘doctoring’, do it BEFORE taking photos if it is going to show on the photos.
Beware the dangers of over House Doctoring
So called 'House Doctoring' covers a wide spectrum of activities designed to help present and therefore sell a house. These range all the way from simply tidying-up, through de-cluttering and de-personalising, all the ways to 'tricks'. Just concentrate on the simple advice below and don't try the more underhand 'tricks'. Many people are aware of these moves and will not be impressed. According to Tracy Kellett, of home finders BDI Property Search:
"Telltale signs include three-quarter size beds and sofas to make rooms look bigger, tables ready laid with wine glasses and serviettes, coffee and bread smells permeating from the kitchen, smelly candles dotted around – especially in the toilet, never-read art books stashed on the coffee table, curtains that don’t close because they’re only there temporarily to dress window; baskets of painstakingly arranged fruit in the kitchen."
She's not impressed. Why? Because, apparently, she's had clients put off homes before because the houses have been so over-dressed families haven't been able to imagine living there. Keep it simple and honest.
Although House Doctors almost universally recommend 'depersonalisation' it is important to understand that what they really mean is that you should give the viewer the best chance to see themselves living there. The presence of an excess of evidence of your own personal use of the property will get in the way of this. 'Depersonalisation' does NOT mean that you should remove the personality of the property itself. Some House Doctors nowadays recommend moving away from a slavish obedience to the 'everything Magnolia' rule. If you intend to re-decorate in order to sell the property don't be afraid of the JUDICIOUS use of colour tints to bring out the personality of the room (sunny, cosy, light, cool etc.). If there is any general advice at the moment it seems to be "If it's a 'hint' or a pastel to bring out the character - OK, but if it's brighter or more dense - think again!"
First Impressions
Although you are selling the house, the first thing you need to do is to take a fresh look as if you were buying it! Because you have lived there for X years you may have got used to the sticking gate or the peeled paint on the door but your buyer will be seeing your house for the first time and making decisions on the basis of this.
If the potential buyers are doing a ‘drive-by’ viewing to cut down the list of actual viewings it is even more important to have what Agents call ‘kerb appeal’.
Go outside and stand where your buyer will be getting out of their car or approaching your house. Does it look neat and tidy? Warm and inviting? To help you ‘switch’ to buyer mode, why don’t you walk up and down your road looking at all your neighbours houses. See how they look at first sight. Which houses similar to yours stand out more than others? Why? Does yours? If not, why not? Make notes as you go.
Approach your house as if for the first time. Try HARD to see it anew. Look at the little things that you may have put off repairing and make a note to do it now.
Stand at your front door. Ring the bell or knock the knocker. Open the door. What’s YOUR first impression? At this stage many prospective buyers will already have decided whether they feel good about a property they are viewing!
Complete the tour seeing each room for the first time making notes as you go. Look out of all windows and try to see what the buyer might see and not like. This is especially so of higher floors which might give a new view that you didn’t spot from the ground.
Finally sit down with your notes, take a deep breath and decide what you are going to do and when! To help you, here are a few pointers.
The Approach to the house.
If you have a front wall and garden with a path leading to your front door it can be a daunting task to completely revamp the garden so look at the obvious things and make sure these are OK. Are there any weeds on the street side of your wall? Get rid of them. (It may pain you to do so, but clear away any rubbish or litter on the path outside. It wasn’t you that left them but litter always gives a bad impression.) Do you have a gate? If so make sure it opens easily and looks good. A new lick of paint doesn’t take long on most small gates and gives a good impression. Is the path weed-free? Clear the weeds. Brush the path. It is always a good idea to have a few extra flowers to brighten up the aproach. Buy a few ready-made pots or hanging baskets at your local garden centre and place them judiciously. Remember you can always take them with you to do the same at your new house!
You may not have time to do the whole front garden but tidy it up. Cut grass, remove litter and leaves.
Do you have motion-sensing lights or similar lights near the front door? If so make sure they work and will light up welcomingly if required.
The front door.
This is the first real impression. Is the door well presented? Is the paint new and glossy or old and cracked? A new coat of paint can go a long way towards that first impression. Does the front doorbell work? (If you can’t hear your buyer the sale is really in jeopardy!) Check the wiring, buy and fit a new battery or replace the whole thing if it is unreliable. A new doorbell will look better as well. Is the door ‘furniture’ in good repair? If it has a doorknocker is it smooth to use and polished/painted? Do the hinges look neat? Is the glass polished? Are the lock surrounds well polished/painted.
Does the door open smoothly and quietly? An ‘Addams family’ groan is a huge put-off! Oil the hinges and think of getting a carpenter to look at a sticking door. Make sure the door closes easily without too much effort behind your guests.
Decoration – general.
Before discussing rooms in detail some House Doctor tips are appropriate:
Depersonalise the house as much as possible. (Remember the previous comments about the meaning of depersonalisation. (It means to allow the viewer to imaging themselves living there - not sharing it with you!) Repaint ‘fashionable’ colour schemes a simple neutral colour. Use 'warm neutrals' or 'cool neutrals' to bing out the character of the room. (This will also make the room smell fresher.)
Get a carpet-cleaner in (or hire the equipment to do it yourself). If you do this yourself remember to allow time for the carpets to dry out!
Clean all windows inside and out
Get outstanding DIY or repairs seen to. It may not cost a lot to do but the buyer will just think “extra costs here”.
DECLUTTER! (See the tips in the final section for what to do with all the clutter.)
Rooms should look as if they are just about to be used for their appropriate purpose. Light them accordingly.
The Entrance Hall.
One House Doctor quotes the entrance hall as one of the the most important parts of the property in sales terms. It is the first impression of the interior and needs to count. Make sure the hallway, however small or large is clutter-free, light and airy. Make sure all of the hall lights are on for the viewing. If it is a dark area try brightening it with a more powerful main bulb, standard lamp or strategically placed mirror. A mirror will also make the hallway look larger. A touch of greenery always help so consider moving a house plant in for the duration if there is not one there already.
If your hallway is filled with family photos consider removing then for the duration. You want to keep the buyers attention on the property. To the buyer, family treasures are sadly just clutter.
Is the rug or doormat clean? Is the carpet or the flooring clean? Do the floorboards squeak? You should get all these seen to before the first visitor arrives.
In general it is always best to introduce a feature/room and to let the buyer go in first. This is especially so with the hallway. Don’t ‘crowd’ the buyer but allow them to step past you. This maximises the feeling of size. If you enter the room first (even worse if there are a couple of you!) it will dramatically reduce the feeling of space.
The Living Rooms.
Rooms should be ‘fit for purpose’ when viewed. The first rooms to be viewed are frequently the main living rooms if opening from the hallway. These are usually the main relaxing areas where most time is spent (although if you have a large kitchen/diner you may spend more family time there) and so you should make it look as if they are all set to be used for that purpose. Lighting is important. Consider investing in new upstand lamps or other (dimmable) lighting to achieve that warm glow you want. Although these are the rooms that normally house the telly, make sure it is kept turned OFF. Gentle music is OK but remember that your tastes may be the direct opposite of the viewer so keep it neutral.
Curtains or drapes should be neatly held back if daytime. ‘Distressed’ chairs or sofas can be covered with a neutral coloured throw.
Look around. Does anything jump out? Your taste in pictures/paintings will NOT be the same as someone else. If so remove it/them (and clean up any patches that the removal may leave!)
If the Kitchen is your general family area as it is increasingly nowadays, then the great selling point of the Living rooms is as a refuge! Make sure the room looks as if you could relax into it at the end of a stressful day.
The Dining Room
House Doctors often recommend that you pretend that you are having your buyers round for a meal! Just watch any of the life-style of the rich and famous programmes on the telly. Those footballers are always expecting 10 guests imminently! Set the table with your best plates, put cutlery on the table, lay some napkins and set out wine glasses. Candles can help here especially if scented (try coffee flavour – they really exist!) but remember those 'over house doctoring' comments at the start of this section. Keep it simple. Don't overdo the point.
Pay attention to the lighting and mood music (but again remember musical tastes and do not have too many noises going on at once!) A bit of ‘glitter’ always works in a dining environment. Mirrors are good for this especially in conjunction with the candles.
It may seem obvious but always lay the table fresh for each viewing day! A bit of dust around the plates gives exactly the WRONG impression.
The Kitchen
The kitchen is the heart of the house. It should look warm, inviting and a place where you would be happy to spend family time. What does your kitchen say to you? Lighting again is important since this is all about mood and impression. If you have under-unit or hidden lighting use it. You may need the pots and pans but clear them away if they clutter rather than enhance the room. Get rid of equipment that just takes up space and that you never use. A kitchen should look as if you could instantly produce a Jamie Oliver or Nigella creation without having to clear a space first so you can leave out some items such as a cutting board and knife (with a selection of vegetables if you wish).
Remove all other items from your work surface and sink. Clean the place top to bottom and keep it clean. In particular make sure the floor remains clean and not sticky or greasy!
Remember that buyers will want to open cupboard doors to check for storage space so either clean out one or two ‘demonstration’ cupboards or de-junk everything to give the space.
Ensure all cupboard doors hang and open/close properly. One leading House doctor recommends that it is worthwhile considering a ‘shoestring’ upgrade to basic kitchen unit fittings to update them. Items such as handles can be easily updated. Sinks, Taps and light fittings can also be easily updated and will give an altogether newer impression without costing the earth.
Ensure that the cooker/oven/hob is as clean as you can make it. Clean cooker/ovens inside and out with shining shelves.
If you are including any ‘white goods’ in the sale (washing machines, tumble dryers, fridge/freezers, dishwashers etc.) make sure they are spotless because the buyer will want to check these out specially.
A bowl of flowers often helps to set the scene in a kitchen.
It’s a corny old trick, but a freshly-brewed pot of coffee can really make the kitchen smell ‘right’ and will be appreciated by the buyer. By offering a cup of tea or coffee and sitting them down in the kitchen you are psychologically putting them in the position of trying-out the space for ownership. It works. You might want to end up there for the summary chat if you have made it feel right.
Stairs
Walk up your stairs and check for creaks. Consider getting a builder in if there is excessive creaking. Is the handrail clean and polished/well painted? Is the carpet worn or dirty? If you have runners, are they secure?
Make notes to rectify all of these if necessary.
Bedrooms.
These are the most personal of all of the rooms in your house and therefore care needs to be taken to make them ‘neutral’ to the buyer. Declutter as before and reduce personal items to a minimum. See if you can remove any bulky furnishings or cupboards/wardrobes to create more space. It is obvious, but make sure the bed is well made and neat. Any covers or throws should preferably be neutral and plain. Again it is obvious that the bedroom is where you sleep so it should be lit to give every impression of warmth and relaxation. Use bedside or sidelights in preference to the main light which would give a ‘colder’ feel.
Bathroom(s)/Shower room(s)/Ensuite(s)/Loo(s).
Buyers are often looking for spacious bathroom/loos. Try to maximise this by tidying everything away and putting out fresh (plain) towels. If your bathroom is small, consider a quick redecoration in light colours or all in white. ALWAYS usher the buyer ahead when viewing smaller rooms so as not to crowd the space.
Back door and Bin area
Although not as critical as the approach to the front door, the back door is often overlooked. It should open and close without fuss and not be too badly knocked about. If you have time to spend on it all the better to tidy it up, clean any glass and to ensure that all hinges/locks/bolts work smoothly and look in good condition.
The bin/refuse area should be as tidy, clean and sanitary as you can make it. An extra application of disinfectant may not be amiss.
Gardens.
A complete garden makeover is probably out of the question but do the best you can. Cut grass. Remove leaves and litter. Tidy verges. Treat decking. Deadhead plants. Move/paint/throw away old fittings/furniture. Weed/Sweep paths. Tidy sheds and treat these also.
Garage
Reports show that most householders nowadays use the garage as a general storage area or workshop rather than for the car. This means that even a generously sized garage can look small. Consider a major assault on garage clutter or even a return to a shelter for the car! Consider hanging baskets or plants along the walls to improve the look of the garage.