Monday, April 10, 2017

Furniture Placement – What Stays & What Goes (When Selling Your Home)

When we style a home, we place furniture for function and living based on how we live in the home. When it comes to selling your home, this may not be the optimal way to showcase it and it’s features, so it is important to review and evaluate what items should remain in each room, and what should be removed for the purposes of staging and selling.

This editing can be critical to creating the right flow throughout the home, allowing your potential buyers to properly “feel” the space and envision themselves in it. Items removed from the room should be stored off-site until the house has sold. In some cases, you may be able to relocate items within the home.
How do you know what stays and what goes?
-        Determine what the style of the room is versus what it should be for the style of house, neighbourhood, and listing price, and select the pieces that best reflect the house’s style.
-        What is the intended purpose of the room? In most cases, a room should have only one purpose and its intended purpose should be clearly outlined in it’s furnishings. If you have been using your dining room as a kids playroom, it will need to be converted back to a dining room to properly show the scale and purpose of the room.
-        For bedrooms, as a general rule, we recommend aiming to show a minimum of 3 of these rooms as bedrooms. We always recommend properly furnishing the smallest of the bedrooms to properly show the scale. As well, if a bedroom has an awkward layout, it is a good idea to show it furnished.
-        Evaluate what items in a room are absolutely necessary for every day function, and then ask whether or not they add to helping to show the room’s purpose and use. If not, try to disguise or hide them, otherwise, remove them temporarily.
-        Are any furniture pieces blocking critical areas such as windows, doors, or vents? If so, be sure to remove them or relocate them to ensure that access to these areas is clear.

-        Are any furniture pieces impeding the natural flow of traffic?
o   “Traffic flow” is something that can very easily turn off buyers, without them consciously realizing it – remove any items that force an unnatural path through the home.
-        What is the quality of the furniture? Heavily damaged furniture should be removed; moderately damaged furniture may be repaired and touched up. Although your furniture is unlikely to be sold with the house, buyers will often judge how a home is cared for by how the furniture is cared for (you’ll often hear this referred to as “Pride of Ownership” or “Pride of Property”).
-        Is the furniture out-of-date? If so, consider removing and replacing when possible.
-        Are any furniture pieces overshadowing the room? It’s great to have some colour in the accents in a room, but bold patterns and/or colours on large furniture pieces can over-shadow the room.

-        Is the room balanced? Every furniture piece has a visual “weight”.
o   Visual Weight – darker pieces and larger pieces are heavier; light coloured pieces and smaller furniture is lighter; glass items should be balanced with “light” furniture
o   Use items such as artwork, accessories, and plants to help balance areas of a room that are lacking
-        The most important rooms in the home, according to your buyers, are:
o   Kitchens
o   Bathrooms
o   Master bedrooms
o   Living rooms
-        First impression areas should also receive special attention, including the front entry, and any other rooms clearly within view from the entrance of the home.
Once you have determined what stays, you must then determine if anything additional should be added to the room to highlight the features. You may choose to purchase these items, or you may wish to rent them from your home staging provider. Regardless, your new furniture plan will only be effective with the proper finishing touches.
For more information on how to stage your home, or to get assistance with everything from pre-listing staging to decor and furniture rentals, contact Beyond The Stage Homes!

Phone: 1-266-240-0766

Friday, February 24, 2017

How to Declutter Before Moving

By: Samantha and Emilio - KW Professional Organizers

We want you to have a stress- and anxiety-free move. Here are the TOP SIX benefits for why you should declutter before moving homes:

* Getting rid of the clutter will allow you to relax and feel great!
* The Home Staging process will be faster and more effective.
* Your home will look inviting and it will attract more buyers.
* Save time, energy and $$ by not moving unnecessary items.
* Less time spent unpacking in your new home; arranging only the items you love.
* Sell and/or Auction Unwanted items to get $$ back.


1. WHAT’S YOUR WHY? What do you want? Why do you want it? How are these goals going to make your life better?

2. CAN YOU PICTURE IT? Visualize your ideal space. What does it look like? How do you feel when you are there? Having a clear vision in your mind that motivates you will make the process of decluttering and moving way easier. You will also have a better understanding for what items to take with you and what to leave behind. What kind of activities would you like to do in the new space? Make sure to set up the spaces according to your needs.

HELPFUL TIP: Are you moving into a smaller space? Having detailed measurements of every room can help you decide if an item will fit in the space or not. Measure and play with the layout before you move in.

3. PICKING A SPACE TO START. What is your first priority? What space can you benefit the most from? It’s very powerful to be able to start and finish one area. You will be able to experience a functional and inviting space. This will empower you to keep going with other areas.

4. ACCEPT HELP. Yes, it is true. Getting help makes the decluttering process much faster and more fun! Having someone else will help you feel supported, give you extra hands, help you keep the motivation going and keep you accountable.

5. SCHEDULE THE RIGHT AMOUNT OF TIME. Be realistic. This is a tough one. It will depend on how fast you make decisions, how much help you have, and how many items there are in the space. Don’t try to do it all at once. Take whatever you estimated and add 2 more hours ;)

6. TAKE BEFORE AND AFTER PHOTOS. Pictures are not just for professionals to build their portfolios. Taking photographs will help you see your accomplishment and will be motivation you for future sessions.
“When you understand what drives you, what truly motivates you, you are then able to create an environment that facilitates your goals. It frees up space so the new you can step in. There is purpose in how you live.” - Lanna Nakone, Organizing for Your Brain Type.

7. SET UP A STATION. If possible set up a folding table in the space you are working. Only deal with the items on the table. Keep focused and use a timer if you need to. Under the table, have a few bins (donation, recycling, garbage, shredding, belongs in another space, to give to someone, to sell). Every situation will require some or all of these bins. If you have clear space in the room or close by in another room you can make piles there.

8. THE ‘WAVE’ PROCESS. Start on one side of the room and do a “wave” touching every item in the space: Do I need this item? Is it going to help me achieve my goals? Put the item in the proper pile. If you are unsure make a pile of unsure items and go back to it later.
HELPFUL TIP: Taking a photo of an item can help you keep the memory of it without having the physical item. Keep working with the items you know for sure what to do with them.

9. MESSIER BEFORE IT GETS BETTER. Don’t panic. Things will look messier during the beginning of this process. Allowing time to clean up and place things where they belong at the end of the session is very important.

10. GIVE EVERYTHING A ‘HOME’ Every item that stays in the space needs a permanent spot. No excuses.

11. KEEP A TO-DO LIST. As you sort through your items write down every task that comes to mind as you work. It will help you get things done and make smarter decisions. At the end of the session make sure to schedule all the tasks in your calendar.

12. UNWANTED ITEMS. If you know for sure there will be a lot of unwanted items to go for donation, auction, consignment, and/or recycling make sure to arrange for transportation.

13. STORING ITEMS FOR SOMEONE ELSE. Give them a deadline and make sure they are gone before the end of the session. Move them to another space if that’s an option. They need to understand that you are dealing with clutter and working really hard to get your space back. Their stuff is not helping you accomplish your goal.

14. PAPER. Dealing with paper can take a very long time and you won’t see immediate visual results. We recommend putting the paper aside and deal with it in a future session when you have a clear space to tackle it. If you are dealing with paper you may benefit from reading Tips to win the constant battle against paper clutter.






Decluttering your home will allow you to make the process of selling your home and moving seamless.

It will also allow you to get a fresh start. It’s a new chapter in your life and you can decide what that chapter includes.

Don’t want to tackle decluttering on your own? We love working with KW Professional Organizers. Call them today at 226-606-3233!

Tuesday, February 14, 2017

The Dos and Don'ts of Hiring a Designer

·      Provide information regarding your style
o   This may be magazine photos, Pinterest pins, or physical samples – you don’t even have to know what you like about something, but the more information that you can provide to your designer, the better
·      Provide Samples
o   If you have already selected any renovation materials, be sure to have samples of those items available for your designer
·      Provide Creative Autonomy
o   This is something that many homeowners struggle with – remember that you hired your designer for their expert, professional opinion, and there may be times where you will need to trust them to take you outside of your comfort zone.
o   Our goal is to integrate your style with our expertise to create a design plan that you will love for years to come. The more autonomy that we have, the easier it is to create this, but we want to ensure that we do so with your trust and understanding – if at any time you do not feel that you are being heard, or are not comfortable with a decision that has been made, be sure to address it as soon as possible to avoid any issues or unnecessary costs.
o   It’s all in our head - we understand that you may not always be able to see what we see! Sometimes, you may simply need to take a leap of faith and trust, but if this is something that you are not capable of, ask, and we will do our best to provide a visual representation of our vision.
·      Understand what your roles are
o   This is important to address in the beginning, to ensure that there is no confusion.
o   If you are uncertain, ask questions.
o   Your designer should provide you with a contract outlining the scope of the project and any fees, payment schedule, etc – this is intended to protect both you, and your designer

·      Rush
o   Quality takes time! Plan for your design or renovation project – by allowing the proper time needed, your designer will have more flexibility in negotiating the best quality and price for each product/finish selection.
o   Allow sufficient time for create the proper plans for any renovations PRIOR to beginning construction.
·      Be afraid to speak up
o   It’s your house, and your money! The role of a designer is to create a space that fits your style and needs – if you do not like something, be sure to address it with your designer.
o   You get final say, but remember that you hired a designer for a reason – sometimes you just need to trust us and our final vision.
·      Withhold your budget
o   I cannot stress this one enough! Be sure to communicate where your comfort zone is, and plan for a contingency (as a general rule, we recommend allocating approximately 5%-10% of your total budget for design services, however this can vary by project and designer).
o   We often find that clients are afraid to reveal their budget, for fear that we as designers will spend every dime of it. Our role is not to maximize your budget, but to maximize your dollar. The most effective way for us to do this is by ensuring that we can purchase quality products, and have the freedom to explore low-cost options when available.
·      Keep things bottled up

o    All relationships take some element of work, so it may take a little bit of time initially to work out the kinks of understanding, and setting, appropriate boundaries. Be sure to clearly communicate with your designer to ensure that you are on the same page.

Contact Beyond The Stage Homes today to find out how to get your property sold!

Phone: +1 (226) 240-0766

Monday, January 9, 2017

Understanding Flooring Options for Selling Your Home

Many of the decisions made regarding flooring, in terms of what buyers will prefer to see, will be market specific. Often the price-point of the house will dictate the extent of upgrades required for flooring.

Updates and Repairs

  • Replace worn, stained, or outdated carpet
  • Stretch and tack down loose carpet
  • Check grout for condition, and re-grout cracked or recessed grout (clean stained or discoloured grout)
  • Touch-up minor floor scratches
  • Refinish worn hardwood
  • Upgrade as necessary

Types of Flooring


  • Most often used to replicate wood, this versatile and durable flooring can also mimic the look of tile
  • Available in a range of quality – a good quality laminate can be much more durable than hardwood (not as sensitive to temperature and humidity changes)
  • Not easily scratched or dented, and therefore ideal for use with pets and kids
  • Easy to install, and may be installed over most types of flooring
  • Good for medium to lower priced homes – considered an inexpensive upgrade by buyers
  • Not ideal in areas prone to moisture (i.e. bathrooms, laundry room, or kitchen)
  • Works best in living rooms, bedrooms, and basements

Hardwood Flooring

  • Has a natural pattern and colour, and the pattern will have variations
  • Some woods are not actually “hard” woods, despite their name, and have a low level of durability
  • Will expand and contract depending on temperature – should be installed in rooms that experience a fairly consistent temperature and humidity level
  • If hardwood floors already exist in a home, consider refinishing to update colour and remove scratches
  • Engineered vs Natural
    • Both are great products, very durable
    •  For comparable quality, the pricing for either is generally relatively similar
    •  Engineered:
      •  Less sensitive to humidity and temperature changes
      • Not recommended to be sanded and refinished
      • Available in wider plank sizes than natural
      • May be installed on any level of the house
    • Natural:
      • Will expand and contract due to temperature and humidity changes – should be installed to allow for this without buckling
      • May be sanded and refinished numerous times (approximately 10 times on average)
      • Recommended in above-grade rooms only
  • Works best in living rooms and bedrooms, but great for any room above grade
TIP: Avoid distinct or trendy wood features for the purpose of resale


  • Travertine and natural stone tiles have a varying texture and colour
  • Natural stone tiles should be re-sealed regularly
  • Porcelain tiles are harder and more durable than ceramic, but often more expensive
  • Ceramic tiles often mimic porcelain tiles but are less durable and may crack or break if items are dropped on them
  • Tiles should be installed on flat surfaces, otherwise grout will crack, as could the tiles
  • Tiles can be a cold surface if heating is not installed with it
  • Good for installing as an upgrade from linoleum
  • Works best in bathrooms, entries, and laundry rooms


  • Once considered a luxury item, carpet is now considered an inexpensive flooring option, and is much less appealing to most buyers
  • Considered less hygienic – people with allergies often opt for a home that is carpet-free (if carpet is being removed from a home, consider replacing it with a non-carpet flooring alternative – i.e. hardwood)
  • Varies in heights, known as “pile” – a higher pile generally reflects a higher cost as well
  • Always ensure a high-quality under-pad is installed to maximize the value of the carpet
  • Works best in basements or bedrooms
Contact Beyond The Stage Homes today to find out how to get your property sold!

Phone: +1 (226) 240-0766