If you ask people about some of their most stressful periods in their lives, many of them will probably put ‘trying to sell my home’ on the list if they have experienced this process. In fact, many people will stay in their homes much longer than they were anticipating for the simple fact that they don’t want to have to go through everything involved in getting their home ready for the market and listed, let alone the headaches of showings, open houses and more.
However, you should not put off your dreams of moving to a new home simply because you don’t want the stress of selling your current one. By working with the right professionals, you can get your home market-ready in no time and be making plans to move to your new home before you know it.
Sandra Larsen with BancWise Realty states, “When a property is priced right, in show conditions and receives maximum exposure, a seller will be successful in attracting a buyer fairly quickly in our current market.”
Don Kracke with United Country, First State Realty adds, “The current Lincoln real estate market is at a current status. This is good because there is a 4 – 6 month inventory on the market at this time. Just a couple of years ago Lincoln was at almost a 2 year inventory. There is some strength in the market and activity has been on a steady increase.”
What does this mean to you, the seller? It means that people are actively buying new homes and you no longer have to worry about your house lingering on the market for months (or years) no matter what you do, which was sometimes the case only a couple of years ago.
Working with a Realtor
Working with a Realtor is of course of the utmost importance when it comes to selling your home. But it is also important as you are preparing it for the market as well as Realtors are experts in knowing what makes a property more appealing and can help you choose the repairs, remodels and other projects that will be the most beneficial.
“I like potential sellers to contact me when they are thinking about selling,” says Stacy Hartgerink with HOME Real Estate. “I offer to walk through their home and point out the projects they could do to maximize their price and minimize the days on market. It’s discouraging when a seller just painted, but chose a color that is hard to sell. If they are willing to make some improvements, I would recommend a consultation prior to starting, so they know which projects are most important, and get a professional opinion on how to complete it. If they just spent $20,000 on new windows, it’s very doubtful if we can get an additional $20,000 for their home. People expect a home to have windows; very rarely will they pay extra for new windows. Realtors also have a lot of sources they can share with their sellers to help them accomplish their projects at a reasonable price. If you are making improvements with the intention of resale value, I’d recommend asking a realtor’s opinion, so you make the right improvements.”
Don Kracke with United Country, First State Realty states, “In our market, it is to a sellers benefit to hire a realtor to market their home and handle the transaction through the offer, inspections and closing. A realtor can best advise a seller on the optimal condition of their home to earn the seller the most money through its sale. A realtor has access to the most used marketing sources of actual buyers and a realtor has the experience to get the property through a closing which is the point the property is actually sold.”
Teresa Predmore with Woods Bros. Realty says, “Prior to putting the house on the market, it’s a good idea for the seller to meet with various Realtors and decide which realtor they will be hiring. The next step would be to go through their home inside and out with the Realtor they will be hiring to market and sell their home and make a list of projects that should be completed prior to selling the home. The list of projects will vary from house to house. Essentially, if there is something in need of repair, repair it prior to putting your home on the market. A few common things might be if the front yard needs to be spruced up, the front steps need a board replaced, the hand rail is loose or if any of the exterior paint needs to be touched up. Common things on the inside might be that the interior paints needs a fresh coat of paint or if carpet needs to be professionally steam cleaned or replaced altogether.”
“I would advise sellers to discuss possible projects with the Realtor they will be working with,” continues Teresa. “The realtor they hire will be able to show them the houses that have sold in their neighborhood and the specific condition those homes were in at the time of the sale. Sellers can then make better decisions with a clear understanding of the current market of their neighborhood and the likely return on their investment for specific projects.”
Stacy Hartgerink with HOME Real Estate says, “I recommend homeowners don’t remodel, but update. Items that make a big impact include: new countertops in the kitchen and baths (updated colors in laminate make such a big difference and laminate is affordable); updated light fixtures (cost can be from $10 for a ceiling hugger to $89 for a ceiling fan, but really changes the look); updated hardware on cabinetry in kitchen and bath—shiny brass or gold is out and nickel and oil-rubbed bronze sells better; carpet should show well—if it’s lumpy, get it stretched, if the color or style is out of date, replace with an affordable product; paint should be fairly fresh—newly painted in strong neutrals like taupes, beiges and goldish browns. It will make their furnishings look better and will photograph better, too. White tends to look like they primed it and never finished decorating. If time allows, I recommend children’s rooms be neutralized also, unless it’s absolutely adorable. Pepto Bismal pink is appealing to only a few buyers! Strong purple, orange, lime green, etc. colors tend to look cheap and do not have a broad appeal. Also, the darker colors show painting flaws more. I also recommend updating window treatments. Drapes and curtains look dated. Faux wood blinds can be customized for size and come in a variety of colors. Bathrooms are fairly easy to update: new vanity and faucet, new flooring if needed, new light fixtures, fresh paint and some pretty art work. If the bathroom doesn’t have a shower and just a tub with a window over the tub, I recommend putting in glass block and a shower surround. I’ve had this done several times for under $2,000 and it makes a big impact. People want showers and not having a shower will slow the sale.”
A Realtor will also be able to help you price your home correctly. “An experienced Realtor who works in buying and selling homes every day can give you the most accurate market information,” comments Sandra Larsen with BancWise Realty. “If it’s not priced right, nothing else matters. A clear understanding of the market value of your home is the most important piece of information you need as a seller. Besides giving you maximum exposure, experts can also help folks navigate through the many challenges along the way. You need to have an experienced problem-solver in your corner because unforeseen situations can arise that can potentially derail the closing of a sale.”
Stacy Hartgerink with HOME Real Estate adds, “Realtors have a lot of knowledge in their market about what sells, what is appealing, what people are looking for, etc… They also have a lot of contacts: their own personal sphere of influence, their buyer pool, and a network of other realtors who each have their own sphere of influence. Realtors also have access to great marketing efforts. Your listing will be on the MLS, on a variety of websites – where most buyers start their search. Each Realtor will have their own marketing plan and will share with you how they plan to create excitement around your listing and get the maximum exposure in the market.”
“Presentation of the property is a significant priority,” explains Don Kracke with United Country, First State Realty. “The first impression is very important and a good real estate agent can be very valuable to the seller in presenting the property to its best advantage. Perception often times becomes reality.” Choosing the real estate professional who can best present your home and guide you through the whole process of preparing your home for market and selling it is extremely important. Don suggests, “Interview the agent and be specific in what their marketing process and tools are. There is a significant difference between companies and agents. Make sure that what the agent tells you they are going to do, that they have the experience and actual capability to do it. Actions speak louder than words. Then select the agent that has the marketing program that fits your needs.”
Curb Appeal
One of the most important aspects of your home to focus on is the curb appeal. “Try putting yourself in the shoes of a potential buyer,” suggests Ken Svoboda with Ray’s Lawn and Home Care. “If you’re purchasing a home, what first draws you to a house? What things about the outside of a potential house cause you concern? Those will be the same concerns that others have about your home.
Curb appeal draws you to the house, then to the front door and into the back yard. If your landscaping is old and overgrown, trim back the shrubbery, prune the trees or simply remove them. Weed the landscape and spread some fresh mulch if necessary.
If the landscaping is ill-kept and unruly, a potential buyer will assume the inside of the house is the same. If your home is twenty years old or older, chances are the landscaping, unless very well-kept and manicured, needs some help or possibly renovation. Trim and shape shrubbery, prune trees, pull weeds. Open up the front of the house so that special features of the house can be seen. It’s best not to get too carried away with re-landscaping. Many potential buyers will appreciate a blank canvas or minimal landscaping so they can put their own personal favorites or touch on the landscape.”
When looking to improve your landscaping, it’s best not to try to take it on yourself. You already have plenty on your plate when preparing your home for the market and you don’t need to worry about trying to maintain your lawn, pull weeds, etc. on top of this. When looking for a landscaper, Ken says, “Referrals are the best. Ask friends, family and co-workers if they’ve used a landscaper or have seen the work of a landscaper in their neighborhoods. Interview the landscaper and ask for references, photos of completed work, experience with similar work, etc. Make sure the potential landscaper can assure a timely completion date and a schedule that meshes well with your timeline.”
“For resale, I would stay away from any larger landscaping projects like water features or large paver patios,” states Bob Hendricks with Outdoor Solutions. “When it comes to landscaping, it really boils down to personal preferences and your choices may not be the same as the buyer. In our opinion, the bet way to add value to your home is to make your current landscape look clean and kept.”
Remember, your landscaping is not just about your lawn, trees and bushes. It’s everything you see when you drive by a home. This can include mailboxes, driveways, siding, windows, roofs, fences and any outdoor furniture or décor you may have in front of your home. If you do nothing else, make sure you clean up in front of your home. This means putting away any toys that your kids may be playing with, picking up hoses, putting away lawn mowers and basically removing everything that could be considered clutter. This is also the time to remove lawn or garden décor. While you may love the flock of pink flamingoes and lawn gnome by your front door, it may not be to a potential homebuyer’s taste and be just enough to make them pass your home by.
One good exercise to do is to park where a potential buyer would and walk toward your house, looking around you as if it were your first visit. Is the approach clean and tidy? What could you do to make it more attractive?
You should also take photos of the home’s exterior. View color versions first, then remove the color and look at it in black and white as this is easier to see problems when color isn’t around to affect the sense. Make a list of the problem areas you discovered. Tackle clean-up and repair chores first, then put some time into projects that make the grounds more attractive.
Do this exercise again at dusk because it is not unusual for potential buyers to drive by houses in the evening. One quick way to improve evening curb appeal is with lighting. String low voltage lighting along your driveway, sidewalks, and near important landscaping elements. Add a decorative street lamp or an attractive light fixture to a front porch. Make sure lighting that’s visible through front doors and windows enhances the home’s appearance.
Of course, it can be difficult to spot problems at your own home as you’ve seen it multiple times every day for the past however many years. This might be a good time to have a friend, co-worker or family member who does not spend much time in your home to drive by and point out things they may see. Make sure you choose one who will be very honest and won’t worry about hurting your feelings! This is also a good project for your real estate professional as they know exactly what potential buyers will be looking at.
Inspections
“Having a pre- inspection done on your home before selling presents some advantages for the seller,” explains Rick Hamik with Home Biz Inspection Team. “You get an overall picture of the condition of your home and some of the items that may need to be addressed to expedite the sale of your home when it is listed. It also allows you to pick the things you feel need to be addressed and provides useful information that may help with your “curb appeal”. Remember – the potential buyer may have their own home inspection done, so to prevent surprises, you need to be assured that the home inspection company is doing the inspection process the same as if they were representing the buyers. It creates false expectations if the inspection company is biased towards their client! After all, it is all about the home once it goes on the market. Making a great choice here has the added benefit of providing you with an inspection company for the home you plan to purchase.”
Rick goes on to say, “For the seller, a comprehensive whole house inspection should be sufficient to instill confidence in the buyer about the condition of the property. If there are systems that are nearing the end of their life, you may want to get a second opinion. With a roof for instance, verify there are 3 – 5 years remaining on its life. Inspections such as termite are best left until after an offer has been accepted. Lending companies want this inspection done no more than 30 days ahead of time. If your property is an acreage located in Lancaster county, then septic and well inspections need to be done as the seller is responsible for these inspections anyway.”
There are many inspection companies to choose from and it’s important to pick a reputable company that will do a professional and thorough job. “Choosing an inspector is very much the same as choosing a contractor, doctor, or dentist,” explains Rick. “Are they qualified? How long have they been in business? What is their Better Business Bureau rating? Question family and friends. Is there an inspector in any groups or organizations you belong to? Did you have your home inspected when you bought it? Were you happy with the inspection provided? Most of all, interview inspection companies until you are comfortable with your choice.”
Projects
Deciding what remodeling projects to undertake is always a difficult decision. You want to add appeal and value to your home for potential buyers, but you also want to make sure you are not putting a lot of time and money into projects that won’t give you a good return on investment. Mike Gall with Vision Builders says this: “It depends on the house and its condition, but some basic guidelines are that kitchens, bathrooms and decks are the best value added improvements, in that order. This assumes the property passes inspection and there are no glaring structural issues, the roof is in good repair, doors and windows work, etc. For someone with an older home in need of updating, I would suggest spending money in the kitchen first (countertops, sink/faucet, appliances, tile backsplash, undercabinet lighting, flooring, etc.). More people tend to congregate in the kitchen these days, so it has become more of a center of activity for the home. Bathrooms can be updated by refinishing the tub, tiling the shower, replacing the vanity top and faucet and adding a new toilet. Last but not least are decks. We have done several deck projects this summer for people wanting better outdoor living space. If the intent is to sell, keep the new deck simple but use quality, low-maintenance materials (composite decking for example) so the prospective owner isn’t faced with the annual task of power washing and staining the deck.”
“The buzz word these days is “move in ready”,” concludes Mike. “People don’t want to paint or replace carpet. They just want to move in and unpack. Keep your improvements simple and neutral. Good communication with a trusted realtor will go a long way!”
Matt Larsen with Larsen Painting Inc. says, “There’s nothing like a fresh coat of paint to make the property feel updated. Fresh painting and caulking the exterior where needed is an important way to show buyers that the home has been maintained properly. Paint is an easy way to keep the home feeling current.”
If your home doesn’t currently have a security system, this may be a project you should consider. “Security systems add value to a home,” states RJ Lipert with AlarmLink USA. “Today more and more people are installing and using security 24/7 monitoring. If you have left the home and moved into a new home system, this will also help protect your investment until the home is sold. There are many options for security. Our professional representatives will discuss options and find the proper equipment for each situation. We also offer systems to control HVAC remotely to help reduce energy cost, IP Wireless Cameras to watch the home and provide remote client live remote viewing from your Smart Phone, Tablet and PC, wireless door locks to unlock the home remotely so others can get into the home only after you have unlocked the door and disarmed the security for them remotely, lighting systems controlled remotely that can be set up to turn on at certain times of day and if the alarm is activated, the system can 
turn on lights to help the police catch the burglar and notify neighbors. ”
Here are some more tips:
Get replacement estimates Do you have big-ticket items that are worn out or will need to be replaced soon, such as your roof or carpeting? Get estimates on how much it would cost to replace them, even if you don’t plan to do it yourself. The figures will help buyers determine if they can afford the home, and will be handy when negotiations begin.
Remove personalization and clutter While you may love the purple living room and the hallways covered with photos of your children in your home, it’s unlikely that this will appeal to potential home-buyers. Before you put your home on the market, it’s important to make it as appealing to the general public as possible. That means removing as many personal items as you can (family photos, any collections you might have, artwork that is not mainstream, etc.) as well as making sure walls are painted in neutral tones. You should also remove as much clutter as you can. If you are still living in the home, this is a good time to rent a storage space so you can put some of your furnishings and unnecessary items like Christmas decorations and other storage items in it and free up room in your home.
Find a temporary home for pets If you’re still living in your home as you try to sell it, you probably want to try to keep life as normal for your family as possible. If you have pets, the last thing you want to do is send them away for weeks or months. However, having pets in the home is not the best idea when you are trying to sell it. For one thing, they make it more difficult to keep the home clean. No matter how clean your pets, there will always be pet hair and possibly a smell that a potential home buyer will be able to detect. You never know what type of potential buyers will be going through your home. Some of them could be very allergic to pet dander and it’s unlikely they will consider your home if they know two hairy dogs and a cat have been living there for the past five years. You especially don’t want your pets present during showings or open houses. Even if you have them confined in kennels, they will still make noise and be distracting. Probably the best option is to have your pets stay with family or friends while you are trying to sell.
Evaluate each room Sit and think about how you use each room. Does the dining room sit there empty 360 days of the year? If so, then maybe that room needs a different purpose. Does one of the bedrooms act as a catchall for leftover stuff? Then you need to change your habits and not bring things into the house that are just going to sit in a spare room, never to be seen from again. You can rearrange furniture, do whatever you like to try and get the most out of each and every room in your home. People will want to know what each room can be used for when they look through your home so they can see if it fits their life. If you just have a bunch of random rooms with no real purpose, it’s unlikely that they will be able to envision their own uses for them.
Finding the Right Contractor
If you are planning any major remodels (or even undertaking a smaller project that you don’t feel comfortable doing on your own), you will need to choose a contractor to perform the work for you. There are many to choose from and it’s important to take some time to make sure you are choosing correctly. “To find the right contractor, I suggest using your personal network of friends, family and business associates,” says Mike Gall with Vision Builders. “Most people tell me ‘I got your name from so and so….’ Remodeling work on someone’s house is a very personal experience and trust is paramount. I always tell people to do three things when interviewing a contractor: First, get all the details of the proposal in writing, down to material specs and schedule. If comparing a couple of contractors, make sure you are comparing apples and apples. Never pay more than 50% up front for any home improvement project. Second, make sure you do your due diligence and check references for similar types of projects. Don’t hire a roofer to build your new deck! Call the BBB and check the contractor’s activity and rating. Check places like Angie’s List. The more information the better. Finally, get a current certificate of insurance. If it’s a larger project with subcontractors, make sure the general contractor covers them. You don’t want a claim against your homeowner’s policy because someone fell off your roof! You can even ask the carrier for a loss record on a contractor.”
Other Considerations
Consider Getting a Roll-Off
If you’re doing a project that involves a lot of debris or trash, you should consider getting a roll-off, or large dumpster that you can rent for a specific amount of time and make it much easier to dispose of your trash. “These are perfect for projects like roofing, new decks, new siding and new patio and driveway concrete,” says Steve Hatten with First Choice Roll-Offs. “They are easy to load, you can find the right size for your project, and they make for convenient clean-up as you can remove the mess in one pick-up. Roll-offs are perfect for ‘over the weekend’ or three-day holiday projects.”
Rent a Storage Unit
Almost every home shows better with less furniture.
Remove pieces of furniture that block or hamper paths and walkways and put them in storage. Since your bookcases are now empty, store them. Remove extra leaves from your dining room table to make the room appear larger. Leave just enough furniture in each room to showcase the room’s purpose and plenty of room to move around. You don’t want buyers wondering “What is this room used for?”
Don’t Forget Your Privacy
If you work with an experienced real estate professional, they’ll know how to protect your privacy when it comes to open houses and showings. However, here are a few tips to keep in mind:
–Potential buyers may want to tug on a drawer to inspect its construction or depth (or just because they’re snoops) and find important documents that you might not intend for anyone to see. Make sure you go through your drawers and ensure that bank statements and other sensitive information is not sitting in plain sight.
–Don’t leave mail where anybody can find it. Lots of sellers leave piles of opened mail neatly stacked on the kitchen counter. Buyers could find out how much you owe department stores or other credit cards. They can tell if you’re late on your mortgage payments or if the I.R.S. is after you. This is not only information that you wouldn’t want a stranger to have, but it can also affect what they might offer on the home.
–Remove diplomas and wedding photos from walls. People can form biases and can carry a bias too far. For example, the seller might be a lawyer, and there are buyers who might not feel comfortable buying a home from a lawyer. For whatever reason. diplomas also give away a seller’s age or a close estimate.
Wedding photos might give away the seller’s religion, as do certain religious artifacts left in the home. Buyers can be prejudiced. Don’t give buyers a way to form any opinion about you at all. Don’t let buyers form ideas about you from the type of music you like or the literature you read.
The market is in good shape right now, both to sell your current home and to upgrade to a larger or newer one. Although this can be a stressful process, it should not be so stressful that it makes you forget it altogether and remain where you are, nor should it cause sleepless nights or ulcers. Work with a professional real estate representative who can be with you from start to finish and help you make the improvements necessary to give it a good chance on the market. You’ll be moving on up in no time!