How To Get the Most When You Sell Your Home

As a Realtor, I obviously spend a lot of time looking at homes in person & online. I can tell you from experience, that there is a lot a seller can do to maximize the amount of money they get at the closing table. I have a list of the top 5 things that sellers can do to improve their bottom line when selling. While some of the things I mention below can require some money, a lot can be accomplished with some time and elbow grease. Even those things that may require some out-of-pocket spending, will typically pay for themselves if you give yourself a budget & stick to it.

Detail Clean Your Home

All other things being equal, a clean home will sell for significantly more than one that is dirty. If you do nothing else on this list, this is the most important one to get right. In the kitchen, scrub floors and counters and make sure your appliances are clean inside & out. In the bathroom, make sure the mirrors, shower doors, light fixtures, sinks and faucets sparkle. Use vinegar or other cleaners to remove hard water stains from tub and shower areas & get rid of any bath products that you no longer use.

I would also recommend that you remove any window screens and clean your windows both inside and out – it will really brighten up your home. Wipe down baseboards and trim and try to remove scuff marks to get them looking as new as possible. If you have carpets, consider having them professionally cleaned. Check your ceiling fan blades, light fixtures, light switches and cold air returns for dust and grime build-up. Finally, make sure that the front door, porch and light fixtures are clean. Potential buyers will be standing at your front door waiting as their agent opens the lockbox and will be noticing everything around them. A clean home often means a well maintained home in the eyes of a buyer.

Declutter

A home with less stuff not only appears larger, but keeps buyers’ attention focused on the important features of your property. Taking small appliances off your kitchen counters will make your kitchen appear more spacious. Weeding out closets, basements and garages help showcase your home’s storage potential. Before putting your home on the market, walk through your spaces and try to see them with new eyes. Are there things you no longer want or need? If so, getting rid of them now will reduce the amount of things you have to move. If you are a collector by nature, consider packing up some of your collections and putting them in a storage area in your home or a short-term storage unit. An organized home with less clutter makes a great impression on buyers and helps you show off it’s best features without distractions.

Stage to Sell

When you are preparing to sell your home, the goal is to make it appeal to as many buyers as possible. Rooms should be inviting, easy to walk through and attractive. Keep in mind, you are no longer decorating for yourself, you are trying to catch the eye of a buyer to convince them that your home is the one they want. Staging your home to get it ready to sell is certainly an art. If you’d like to try your hand at it, I would suggest looking through online magazines like Houzz or watching HGTV. Pay attention to furniture placement and decorative accessories and try to mimic what you can in your own home. There is a reason I have a stager on my team – I don’t have that skill set myself. The good news is that staging is one of the services I offer when I list your home and it is included in my fee. Staging your home puts it in the best light possible which should bring in higher offers.

Walls and Trim

While wallpaper and bold paint colors can make your space feel more homey to you, they can be a turn-off for a lot of buyers. Even one or two rooms with wallpaper can bring you a much lower offer price. Buyers start mentally calculating the costs of making your home their own as soon as they walk through the front door. Every item that they add to their list, takes their potential offer price lower. You want to remove as many distractions and obstacles as possible. Removing wall paper and painting walls in neutral tones can get you more offers and will likely pay for itself at the closing table.

Kitchens & Baths Sell Homes

Updated kitchens and bathrooms are common items on the wish list of many buyers. While I am not recommending that you completely renovate all these spaces before you move, strategic updates can bring in more money when you sell. Simple things like updated linens or fixtures on cabinets can have an impact with very little money spent. A fresh coat of paint on the walls, new light fixtures and replacing counters can also make a space seem new. Before you start planning to remodel these spaces, it’s important to keep budget in mind. You certainly don’t want to spend a lot of money on a home you plan on leaving. The good news is that I am here to help. I will walk through your home with you & can suggest updates that will attract buyers & give you the biggest bang for your buck.

We are still in a seller’s market and it can be tempting to do nothing to your home since housing inventories are low and buyers are hungry for new listings. While you may still sell your home quickly, you will get more for your home if you take some time to get it ready for the market. Are you considering selling? Give me a call and I can help you plan a strategy to maximize your home’s appeal and get as much money as possible at the closing.

What Buyers Should Know About Home Inspections

Once you are under contract on a property, the next step is to schedule your home inspection. A home inspection is a visual review of the interior and exterior structure as well as the electrical, plumbing and mechanical systems in a property.

You have a couple of options for home inspections:

1. Whole house inspector: This is a licensed inspector who will visually check the mechanical, electrical and plumbing systems to ensure they are working properly and conform to building codes. They will also make sure the appliances are operational and that there are no signs of water intrusion or obvious structural issues. This person is a “jack of all trades” and can help buyers identify potential issues with a property. Most inspectors take photos of everything they review and will meet with buyers at the property once they have completed their work to review the details.
2. Specialized inspectors: Sometimes you may want or need expert opinions. There are plumbing, electrical, HVAC, chimney, termite, radon, structural and roofing contractors who are licensed in their specialized field and can provide more detailed information.

A whole house inspection is less expensive (typically $400-$600) than hiring several specialized inspectors. Often, clients will hire a whole house inspector and may follow with a more specialized contractor if the whole house inspector recommends a more detailed analysis of a potential issue.

What you need to know about your home inspection:

1. The choice of an inspector is up to you. You can choose a whole house inspector &/or several specialists. Your choice may depend on your budget, as well as the age and condition of the property. Your agent should be able to provide you with a list of inspectors that previous clients have recommended.
2. You will be paying the inspector(s) for their work at the time it is performed.
3. The inspection results are for a point in time. In other words, if the dishwasher works well on the day of inspection, but breaks the following day, there is no way that the inspector can predict that issue on the day of your inspection.
4. Inspectors do not open walls to look at plumbing, nor can they move the seller’s possessions. If a seller has boxes stacked up against a wall, then the inspector will be unable to visually inspect that wall. If there is a slow plumbing leak that has left no visual trace on walls or ceilings, the inspector will not find it.
5. Inspectors are licensed with the state and have to take continuing education courses in their field.

Asking the seller for repairs

I recommend that your agent comes with you to review the inspection results, so that you have two sets of ears understand the report and to ask questions. Once the results are in hand, you will discuss the findings and identify the issues that are most serious. Depending on the property, you may have one or two items that your inspector identifies as potential problems or quite a few more. The post inspection agreement is the form where you will present the seller with items that need to be repaired. Your list should address defects and/or damage to the property that will affect the home’s habitability. Try not to focus on small issues or cosmetic defects that you don’t like. Asking a seller to repair trim work that has wood rot is certainly a valid repair request. Requesting that the seller repaint the exterior trim because it looks dirty/dingy is not.

The post inspection period is another negotiation point in the home buying process. You will need to decide what items are “must have” repairs for you and which are less important. Once you have worked with your agent to identify any defects you’d like the seller to address, your agent will submit a post inspection agreement. The seller and their agent will review the document and will respond back with what they are willing to fix. If all parties agree to the repairs, you’ve passed one of the largest hurdles to get to the closing table. If you can’t come to an agreement, either party can void the contract and you will resume your home search.

No house is perfect, which is why home inspections can be stressful. Listen to your inspector and your agent to determine which items are necessary to ensure that your new home is safe for you and your family. A good agent will be with you through every step on the inspection process.