How Much Does It Cost to Stage Your Vacant Home?

If you have ever lived in a home for sale, you can appreciate how challenging it can be to maintain a show-ready home for the duration of the listing. Of course, this is made especially difficult if you happen to have pets, kids, or any other type of life. While it is much less stressful for you as a homeowner to sell a home that you are not living in, an empty home puts a great deal of additional stress onto your buyer. 

The number rule of selling (anything) is that it’s not about you. In order to set yourself up for sales success, you will need to understand your buyer‘s needs, put those needs before your own, and clearly outline how you can help to deliver on those needs. What problem do you solve? Your buyer will have a list of wants and needs when looking at a home, but ultimately they will want and need something that fits their daily lifestyle. 

This is where home staging comes in. Homes that have been professionally staged spend 90% less time on the market (source: Real Estate Staging Association). Buyers view professionally staged listings as “well-maintained”, and are willing to pay more for a move-in ready home. In fact, a staged home will sell, on average, for 6.5% higher than an unstaged home, according to the Real Estate Staging Association. Despite these great statistics, we understand that it doesn’t make it any easier to open your wallet and spend money on a home that you are selling. Let’s face it – it’s not as though you are decorating a home that you are going to live in, so the joy in home staging, as a seller, comes upon the sale of the home, and the extra money in your pocket as a result. But what if it doesn’t sell? What guarantees do you have? And how much is the initial investment going to be?

Before we can tell you what it will cost to stage your vacant property, there are a few things that we need to consider. There are a number of factors that contribute towards a positive sale of a house, including the price, positioning in the market, and advertising. Home staging will help a home to sell for more money, but it is still subject to market restrictions, and will only sell for what someone is willing to pay for it. Think of home staging a part of your marketing strategy. It is not about decorating a home, but instead it is about showcasing the features of the home, and selling buyers on the lifestyle and experience of living there. 

Why are vacant homes difficult to sell?

• 90% of buyers do not have the ability to visualize a space beyond what they see – vacant homes rely on their buyers to possess this skill in order to ensure that the house sells
• Vacant rooms have no where to hide – buyers will easily scrutinize every aspect of the home
• Buyers struggle to connect emotionally to a vacant home
• Empty rooms appear smaller than they are – home staging not only helps to show the scale of the room and the furniture that will fit, but it helps to clearly define the purpose of a room, and the optimal furniture placement 

What is involved in the home staging process?

Most professional home stagers will begin with a home staging consultation, where they will visit the property to evaluate it and create a custom staging plan. In most cases, there will be a fee for this consultation (generally ranging from $100-$300 – BTSH Home Staging Consultations start at $150 + tax). In some cases, this fee may be refunded, in part or in full, if the staging company is hired for the full-service vacant home staging. In this consultation, you will receive some recommendations for updates or repairs, as well as some details about the staging that they will do (this may include a basic home staging plan, rooms to be staged, pricing, etc.).

Partial home staging vs full home staging

You may choose to stage only the main rooms of the home, however we strongly recommend staging the full house to maximize your home staging investment. Home staging helps to eliminate distractions, and create an experience for your buyers, and empty rooms will create a disconnect. As well, if any rooms are small or unusually shaped, buyers will find these rooms especially difficult to envision, and will usually underestimate their potential. Full home staging will always provide the greatest return on your investment, however if your budget will not allow for this, you can review options with your qualified home stager.

Weighing your options

It is not unusual to get a couple of bids for your home staging project, however the decision should be made on a variety of factors, and pricing should be the least of these. Remember that not all home stagers and home staging companies are created equal. Choose the company that you feel will best represent your home, and result in the best outcome. While there are a number of home staging techniques that most home stagers will follow, it is still a very subjective service, and different home stagers will create a different plan. When reviewing the home stager that you wish to work with, be sure to qualify their portfolio, experience, inventory quality, awards and accolades, certification training and continuing education, association affiliations, insurance coverage, etc. 

What does it cost?

Depending on the home (size, number of rooms, outdoor spaces to be staged, style of home, etc.), home staging services can cost you anywhere from $2,500 - $10,000 to stage properly. As well, the access to your property or the distance from the company’s service area can also affect the pricing. While condominium apartments are generally low square footage, the moving process can take much longer and therefore increase the staging fees. 

The investment for your home staging project includes more than just a few pieces of furniture. It covers the expertise of the home stager, and the time required to create and execute a successful home staging plan. This means creating the concept, selecting, prepping, and packing the home staging items, delivery (and pick-up upon sale of house), and of course the time required for the home staging team to install the selected items. The home staging process takes several hours, from start to finish, and involves several team members to execute effectively.

That said, how much can you expect to spend on staging your home? While this will vary from one staging company to another, here is a bit of a guideline based on our experience:

• Pricing for vacant home staging projects begin at $2,500 + tax (this usually includes approximately 3 staged major rooms, plus bathrooms, hallways, and entrance)
• Average vacant home staging pricing is $5,000 + tax
• Smaller houses tend to cost more “per room” due to labour/moving fees – these tend to stay relatively the same as in larger projects
• Houses with 5 major* rooms or more average approximately $750 - $800 / major room (+ tax)
• Houses with 4 major* rooms or less average approximately = $850 - $900 / major room (+ tax)

*Major room refers to a room that requires notable furniture, such as a bedroom, living room, dining room, etc. Pricing provided includes the staging of all bathrooms, entry, hallways, etc. as a part of the estimated fee. If kitchen does not include a dinette, it is not included as a major room.

Tips for Setting Yourself Up for a Successful Sale

Give yourself the time needed to properly prepare your home for market. It’s cliché, but you really only do get one chance to make a first impression – make it count! Plan for home staging from the start of your project – it is never too early to call in a home stager for a consultation. A professional home stager can provide guidance and expertise to ensure that you are focusing your investment in the areas that will provide you with the greatest return. If you are flipping a property, it’s important to plan for home staging from the beginning. Consider meeting with your home stager BEFORE beginning any renovations. A qualified and experienced stager will be your best resource for understanding the best finishes and design choices for the home, which areas to improve, and how to best appeal to the target demographic of the home. 

Most of all, remember to stay calm, and call a professional home stager!

For details and pricing for your vacant property for sale, contact us or visit our website.

The Dos and Don'ts of Hiring a Designer

 DO

·      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

DON’T

·      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
Email: info@btshomes.com
www.beyondthestagehomes.com

10 Low Budget Home Staging Hacks to Use in Everyday Life

Our home staging clients often tell us how much they wish that they had brought us in sooner, before they decided to sell the house, so that they could have enjoyed some of the changes that we made! They especially love seeing some of our home staging tricks and hacks first hand, so we’ve decided to share some of our favourites with you! You can put these low-cost ideas to use in your home, regardless of whether or not you are selling.

1. Use baskets to hide cables
It’s not a fancy trick, but it can be incredibly effective. Hide routers, cables, and other messes using baskets. NOTE: some items (such as routers) need room to vent, so be sure to account for and allow for this.

Consider adding a shelf under your desk to get the cords and cables off of the floor.

2. Zip tie your lamp cords (and other electronics)
In staging, there is nothing worse than seeing a long dangling cord behind a table. By zip-tying these, they can be cleaned up and out of site. Wind up extra slack in the cable or cord not needed and tie. You can bundle the cord close to the table top and tie, or tie the cord to the table leg at the top and bottom, and bundle the cord at the base. It’s easy for cables and chargers to become a bit of a mess as well. Group your office or tv cables together and zip tie in a few spots to keep them from getting tangled. It’s also a great idea to label your cords (close to the plug) so that you can easily unplug one when you need to without needing to do serious detective work to find the right one to disconnect. There are a variety of cord labelling systems available for sale, but it doesn’t need to be fancy - you can these create with any labels or tape that you have in your household already.

3. Use painters tape or masking tape to hang art on plaster walls
This will prevent the wall from splitting when you puncture it with the nail. Simply place a small piece of tape (approximately ½”) where you want to hang the nail before hammering.

4. Disguise your everyday products
Hat boxes are an attractive way to hide your everyday toiletries, and come in sizes large enough to fit your lotions and sprays easily!

5. Freshen your furniture with touch-up markers
While it’s not the most glamorous fix, this is a trick that is often used in home staging, and works great for giving furniture a quick touch-up from nicks and scratches. When you’re selling your home, even though you are not likely selling your furnishings, showing care of these items will help to show pride of ownership in your home.

6. Get rid of your fireplace's brass trim
One of the biggest things that can show a fireplace’s age is a brass trim! Pick up some black barbeque paint and cover the brass for an instant update!

7. Fix outdated backsplashes
Have an out-dated backsplash but can’t afford to replace it? Painting it will give it a fresh new look! This is intended as a temporary solution, but with the right paint, it can last for a few years. Not recommended for floor tiles.

8. Yes, you can paint brick!
Paint brick to give an instant update, whether on the interior or exterior of your house. Again, you’ll want to ensure that you are using a paint designed for this type of surface; you’ll be amazed by the finish.

9. Need a table runner? 
Create a “make-shift” table runner from an old drape with a few tucks and folds (if you don’t intend to use the drape again, you may wish to cut it and add some hem tape to create a proper seam).

10. Get a custom closet for less!
Hang all similar colours together with matching hangers and add baskets to your shelves. Use space saving hangers for best results – your closet will look and feel much more organized and spacious!

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

Phone: +1 (226) 240-0766
Email: info@btshomes.com
www.beyondthestagehomes.com 

Top Designer Picks for Home Decorating "Must-Haves"

When you’re planning a room, it’s easy to forget the details. In order to complete the look of a room, and make it feel like your own, you need to invest in some of the finishing touch pieces to add that final design layer. This is where we find a lot of our design clients get stumped, unsure of what to get, or how to put it all together, so we’ve put together a list of our best “must-haves” for every home!

Daisy Pillow Cover by Birch Lane (Wayfair.ca)

Some key elements to completing the look in your home:

Decorative pillows – you can never have too many of these! It’s fun to change them up by season, with warmer colours in the winter, and more vibrant colours in the spring and summer. Don’t be afraid to add a little bling to a room, such as an elegant bedroom, with some jewels on your pillows. And one thing that we absolutely love to do is mix patterns for a more layered look.

Elvie Indoor/Outdoor Lumbar Pillow by August Grove (Wayfair.ca)

Luanna Synthetic Throw Pillow by House of Hampton (Wayfair.ca)

Comfy Throws – these serve double duty at a great accent piece draped over a chair, sofa, or bed, and are perfect for curling up with on a cold night. They’re also a perfect way to add a subtle hint of colour to a room!

Higgin Lounge Throw by Brayden Studio (Wayfair.ca)

Whitney Throw by Birch Lane (Wayfair.ca)

Area Rugs – especially in a gathering room, area rugs will help to “ground” the room and pull the conversational seating together. For larger rooms, area rugs can help to break up the space to create two distinct areas, with separate purposes, within a room. Ensure that the area rug is large enough to extend at least slightly under each piece of furniture in the room, to avoid it “floating” in the room. 

Platinum Venetian Silver Area Rug by Kalora (Wayfair.ca)

Zunheboto Hand-Tufted Light Grey Area Rug by Meridian Rugmakers (Wayfair.ca)

Rugs can also be placed in front of a fireplace to create a cozy place to cuddle up in the winter, while adding some luxury to the space.

Straight Edge Taupe Area Rug by Fibre by Auskin (Wayfair.ca)

Wall Art – if you have a fear of commitment to art, get over it! And no, don’t try to tell me that you don’t want to put holes in your wall – that’s exactly what you’re supposed to do! If you really dislike the holes, you can explore the option of the 3M Command Hooks and Strips. Other artwork hanging solutions can be found in our January Blog “Hang Artwork Like a Pro”. Wall art can range from framed paintings and pictures, to canvases, to metal wall sculptures, mirrors, decorative clocks, and whatever else you want to display.

Aspen Forest 1 Painting Print on White Wood by ParvezTaj (Wayfair.ca)

Heck, you can even hang small accent furniture pieces or accessories on the wall if you want to! Adding a variety of styles of wall accessories will add texture to a room, and help to really complete the space by filling the eye-level areas for a cohesive look and feel.

Sunburst Brass Wall Décor by DwellStudio (Wayfair.ca)

Corner items – we all have that empty corner in a room in our house, and clients are often perplexed with what to do with these areas. They’re often considered fairly non-functional space, though an attractive shelf could fix this.

Corner Shelves by Zipcode™ Design (Wayfair.ca)

63" Display Corner Unit by DanyaB (Wayfair.ca)

Courtdale 71" Corner Unit by Varick Gallery (Wayfair.ca)

But what’s to say that every space needs to be functional, can’t it just be pretty? Create a decorative vignette with a large vase, plant, or other floral display.

Grass and Bamboo Floor Plant in Decorative Vase by Nearly Natural (Wayfair.ca)

Or add some fun boxes or trunks, stacked to add some height.

Torrance 3 Piece Trunk Set by Aspire (Wayfair.ca)

An old wooden ladder can work great in a corner on it’s own, or used to hang magazines, towels, plants, or other display items.

4 ft Barn Wood Rustic Decorative Ladder by RusticDecor (Wayfair.ca)

Factory Ladder by Hip Vintage (Wayfair.ca)

Large Mirror – These are a great way to reflect light to brighten a room, add the illusion of space, and fill a decorative need in a room, whether hung or leaning on a wall.

Large Rectangular Paneled Mirror with Antique Gold Leaf Frame by Majestic Mirror (Wayfair.ca)

Montrose Mirror by Howard Elliott (Wayfair.ca)

Statement piece – there are really no rules to a statement piece. As indicated in its name, it’s intended to make a statement, and create an impact for anyone that enters the room. This could be achieved by its size, colours, historical significance, or simply its overall uniqueness. It should be eye-catching, and most importantly, something that you absolutely love. It’s not necessary for every room or home to have a statement piece, but it adds a great element to a room, in addition to creating conversation amongst your guests.

Infinity Tunnel Coffee Table by Nova (Wayfair.ca)

Antique Replica RCA Victor Phonograph Gramophone by EC World Imports (Wayfair.ca)

When designing your room, don’t be afraid to add personal elements, and items that make you smile, for whatever reason, to create a room that you’ll be sure to love.

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

Phone: +1 (226) 240-0766
Email: info@btshomes.com
www.beyondthestagehomes.com