Free Selling A House Report
I. From House Seller to Marketer
Selling your house can be a stressful and time-consuming process, and it is very easy to get frustrated if you do not get the response you want from buyers. After all, you cannot believe someone criticized your gorgeous Victorian bathroom, calling it old fashioned and dated…how dare they!
Unfortunately, developing a thick skin is a necessary part of selling your house. It can be difficult, though, especially if you are moving from a house you love. An attachment to your house makes it especially difficult to see the house’s faults, but that’s why we’re here. It’s difficult, but helpful to first condition your mind into thinking, we are selling “a house,” not “our beloved home.”
In the coming pages, we will walk you through all the steps you can take to make your house irresistible to potential buyers. If you really want to sell your house and have an open mind about the suggestions we have in this book, you will really benefit from this guide, which tells you how to prepare both the exterior and the interior of your house for sale.
We know your house is a valuable commodity, both financially and more than likely, emotionally. The reality, however, of selling your house is that you may not have more than one chance to impress a potential buyer.
Prepare your house to sell well, and you may be rewarded with a faster sale and higher profit. Remember, you can earn profit from the first $250,000 tax-free (up to $500,000 if you’re married) – as long as you have lived in your house for two of the past five years.
So, from this point forward, consider yourself a marketer, not a mere house seller. Better yet, to eliminate the emotion undertones, consider yourself a house seller (not “home seller”) and your buyers– homebuyers.
The Buyers Have Spoken:
Survey Says In the National Association of House Builders’ 2004 consumer survey, “What 21st Century House Buyers Want,” prospective homebuyers offered their opinions on what they most look for in a new house. You may want to see if you can accommodate their desires.
Among them:
• They want larger houses with a great deal of open space; they especially favor large, open kitchens and family rooms that flow seamlessly together without any walls or doors separating them.
• Upscale features like high ceilings and kitchen islands are popular.
• A front porch, deck or patio adds to a house’s marketability.
• Laundry rooms are considered essential in new houses.
• Nearly 40 percent of the respondents said they would like a minimum of four bedrooms, though 49 percent would accept three (This is of particular note if you are thinking about turning a den or study into a bedroom!).
• Twenty-five percent of respondents said they wanted at least a three-car garage, despite the cost.
• Walk-in pantries and light wood cabinets are more desirable in kitchens.
• New bathrooms with fancier features are popular. A separate shower enclosure, water temperature control, a whirlpool tub and dressing room were features respondents positively ranked.
• Forty-six percent want a sunroom.
Perhaps most telling is that respondents feel spaciousness is highly desirable; therefore, in decorating your house for walkthroughs, remember to keep everything open.
Buyers also like a well-lit and bright-looking houses, as well as distinctive features, such as sun rooms and bathrooms with separate shower enclosures, that can still be decorated beautifully with less expensive fixtures.
Value in Getting Ready for the Sale
Deciding to sell your house is never easy. Everywhere you look, you see memories…the stairs your daughter first climbed, the kitchen where your family used to gather before the kids moved out and the garage where you parked your first mini-van.
It is important to remember, though, that by moving, you are not giving up these memories—they will stay with your forever. You are simply selling the house—the bricks, the wood, the mortar--nothing you cannot find in another neighborhood.
That said, it is critical that you realize selling your house may involve some concessions on your part. For example, even if you want to receive X amount of dollars for your house, a buyer may want to pay less due to the house’s age or because of necessary remodeling.
You must be prepared for such concessions. Once you have decided to sell, it is next necessary for you to give your house an honest assessment.
Does your house need a paint job? A new roof? Take note of these things, as you may profit tremendously in preparing your house for sale. You get used to seeing things in your house and start accepting things because you know they’re good and working properly but a person looking to invest in your house wants the best look they can get for the buck.
As a first step, if you belong to a homeowner’s association, inform the directors that you are selling your house. Ask if there are any lawsuits or legal issues that concern the association, and obtain copies of any documentation.
Next, understand that having a house that is visually pleasing and technically sound will help it sell much faster. And, with a house that does not require many renovations or repairs, you are more likely to get your asking price. So, if you think inexpensive improvements can be done and you are willing to pay for them so your house value will increase, suggest these improvements. Certainly, however, we will forewarn you—preparing your house for sale is a long process, requiring more than a little hard work (but it’s well worth it!). So, if you’re ready, let’s evaluate the outside of your house first.
Create your “Must-Do List” which includes house projects that need to be completed, jobs that we recommend in this book, as well as those that the buyer’s house inspector may report.
II. Curb Appeal: The Initial Seduction
The buyer drove to your house and likes what he/she sees. Now, you want to seduce your buyer into coming inside your house—you can do this by taking some initial, do-it-yourself steps. So, let’s get working on your house’s exterior to establish that initial seduction!
How’s the Neighborhood?
One of the best things you can do is to observe your house from a distance; for example, as you are driving through your neighborhood, observe the neighborhood and other houses in it. Do your neighbors keep up their houses? Are you located on a quiet, family-friendly street?
The market, of course, will dictate how well your house sells; at the right time, you may even get more than your asking price. However, it all depends on whether your house is in marketable condition, in an ideal location or surrounded by other higher-end houses.
You cannot much control your house’s location; if you are in the enviable position of having a house located in a ritzy
neighborhood or off a lake, you will not have to worry much about getting your asking price. Many times, people buy the location as much as the house.
However, if you live near an unsightly structure or directly off a busy road, you may have to work with your real estate agent in pushing the good points about the location. Is it close to schools and religious centers? Is there easy highway access, which reduces travel time to and from work? If so, make sure potential buyers know this. Of course, another more sensitive issue that you might face is your neighbors. If your neighbors leave junk in their yards or do not keep up their property, it may be harder for you to sell your house, because people do not want to move into neighborhoods they perceive as old, trashy or run down.
Unfortunately, there is little you can do on this front. If you have a good relationship with your neighbors, you can possibly talk to them about your situation in trying to sell the house, as long as you handle this delicate matter with tact and politeness. (You might even volunteer to hire a grounds keeping service to touch up a neighbor’s yard—but make sure your neighbors approve first). Your neighbors might be experiencing rough times right now if the head of household has been laid off.
Or perhaps the neighbors do not have time to upkeep their landscaping. Perhaps, though, they just don’t care. Because there are so many reasons why your neighbors may not be upkeeping their houses/yards, it is a touchy subject for most to broach.
If you cannot talk to your neighbors or you do not feel comfortable in doing so, you might be able to talk to the head of your neighborhood board; check to see if your neighbors are violating any established policies, and if so, ask the board to address the issue.
Your real estate agent can also brainstorm with you ways to handle the issue. Real estate agents are much like public relations spin-doctors; they know how to describe anything so it sounds good. Capitalize on that!
House Inspection before You Sell
If you really want to make sure that your house will be sold without any problems, seriously consider having a prelisting house inspection, whatever you think the condition of your house is. You do not want your buyer to request for any repair(s) later on--or worse--walk away from the deal based on an unsatisfactory house
inspection. Also, the buyer will probably order his/her own house inspection and may not want to share this expense with you. Either fix the problem areas, or renegotiate your listing price or offer something to offset the repair costs.
Ask your agent or friends and families to recommend house inspectors or you can visit the Web site of the American Society of House Inspectors at www.ashi.org to find ASHI-certified inspectors. You may need to compare fees as well as the extent of the inspection. And don’t forget to ask for references. If you found any problems, either fix it or disclose. You do not want to be sued for fraud and be liable for any financial liabilities. The best policy is to be honest with any physical problems with your house.
Outside Expectations: First Impressions?
Spend an afternoon evaluating your house’s exterior, and if at all possible, ask a friend (or any third party) to join you. Together, you two should honestly, no-holds-barred evaluate what improvements may be necessary; it helps to let your friend know that you want his/her 100 percent honest feedback. (Definitely do not react harshly if he/she suggests an improvement you had not considered. Remember, you must have thick skin throughout the entire house-selling process, and your friend is only trying to help.
Consider giving your friend a little treat, such as movie tickets or a fresh floral bouquet, when you sell your house, so he/she feels appreciated for the extreme honesty you needed!). It will also be helpful if your real estate agent can join you and your friend. First, stand outside your house, and objectively think, what jumps out at me? The gorgeous front door? The impeccable landscaping? Or the frail porch or run-down steps? Any loose shingles on the roof? Sagging gutter?
Beautiful landscaping and a well-kept yard are both positives, but if anything on the outside of your house, such as
rickety steps, looks dangerous, make a note to fix it. It is critical to always ask yourself, would I buy this house? Chances are, you would not move into a house that was dangerous to enter or that would cost you an arm and a leg to renovate, especially if the seller is asking top dollar for the property.
A fresh coat of paint or a new roof can also make all the difference in “curb” appeal—how your house looks to potential buyers from the outside. The color of your house can also be a great selling factor; is it a deep blue or beautiful hunter green in a neighborhood of mostly white houses? If so, a unique hue may work in your favor in the selling process (Never paint your house an unusual color, though, without first checking with your real estate agent and your neighborhood board—sometimes, there are regulations about what color you can paint your house). Make sure the color of your house matches with any detached garage, barn or tool shed.
If you happen to have an older paint job, though, you can always wash the house’s exterior or dress up doors and window shutters with a more modern color. Clean the window screens and if they are worn out, remove them. Moreover, if you have older front doors or garage doors, make sure you replace them with more modern ones. While the cost here can add up, spending a little money now will help sell the house faster.
Don’t re-model the house structure to the point that rather than enhancing the appearance, it may be considered an eyesore compared to other houses in the neighborhood.
Of course, if you live in a particularly favorable neighborhood, you are already at an advantage, since such properties
are always popular. But never use your house’s location as a reason to shortcut on making house improvements.
The Front Yard
Make sure your front yard kidnaps potential buyers with its clean look and delightful, if not impeccable landscaping. Make sure your landscaping is remarkable; plant a tree or some colorful flowers, which can add a homey touch to any house (trees also add to the value of property).
• Start by picking up any children’s toys or miscellaneous junk (including lawn decorations), and remove any old cars or appliances which may be visible.
• Remove any graffiti.
• Sweep and pressure wash the walkways and the exterior of your house, if necessary. A clean front yard area is a great first step to luring prospective buyers!
• Trimmed grass, bushes and tree branches also enhance the front yard. If any tree branches are touching the roof, trim them.
• Make sure that fences are clean (no rust, worn paint spots) and uncluttered and that gates open and close with ease. Making repairs to a fence or gate latch are fairly inexpensive, so do not forget to evaluate these outdoor fixtures.
• Make sure the mailbox is in good working order and that it looks attractive. Paint it if necessary, and have any missing bricks or cement replaced.
• Wipe clean any outside fixtures such as the air conditioning unit.
• Plant a few colorful flowers near the front door, below shrubs, around trees, and/or by the walkways and fence, even
if the landscaping is all rocks. Ask your local garden retailer for inexpensive varieties such as impatiens and gardenias.
• Put in window flower boxes to create more interest. It will add charm to your house.
• Driveways should be free of grease build-up or rust.
First impressions count, so make sure EVERYTHING a potential buyer sees conveys the image of clean, well-to-do
hominess! And by the way, keep that car out of your house’s entrance way!
The Back Yard/Porch/Deck/Balcony
The same guidelines apply to the backyard, as well. Picking up toys (or worse, a dead refrigerator) and any trash and making sure the back yard area is landscaped beautifully will add to the curb appeal.
• You should also evaluate any stationary play sets and make sure they are in good working order. If, for example, you invested in a sturdy wood play set when your children were younger, and it is still in great condition, you can use it as a bonus-selling feature. However, if you have an old metal swing set that is on its last legs, take it down. It’s better to have nothing out there than to showcase junk.
• If you have a spa or outdoor pool, make sure it looks inviting when your house is shown. Have it cleaned and free of any algae or dirt, and clean the areas where you have the motor and pool accessories. Easy fixes like this will make your backyard so much more appealing.
• Remove any laundry hanging out to dry.
• Make sure any outdoor furniture, gazebo and railings are also clean.
• Consider re-sealing your porch or deck for added appeal.
• Plant colorful flowers by fence or shrubs or set a few pots of flowering plants.
If all this sounds like too much work, you might consider hiring a cleanup crew, although you should be prepared to spend about $200 on such services. The advantages, however, are that professionals can clean the front and back yard in one day, as opposed to two or three. And with superior tools, they will probably do a better job than you can.
Outside the Budget?
Because the outside of your house is the first glimpse of the house potential buyers see, you definitely want it to be visually pleasing.
Of course, some fixes, like replacing an old porch or reroofing, are more expensive and time consuming. But you should evaluate with your real estate agent whether it is worth your time to make such fixes, especially if you are selling the house below market value or just want to get rid of it as soon as possible. (With anything that requires a hefty price tag to fix, check with your real estate agent before investing in any repairs).
Costly improvements do not always improve the resale value, and to make up for the cost of improvements, you will have to adjust your asking price (which could price the house out of the market).
However, there are other fixes, such as cleaning windows and picking up yard clutter, that are cheap and easy (if you have any junk on a front porch or sitting in your yard, call the waste removal department in your city. A representative can give you the phone number for the office responsible for picking up larger items that belong in the garbage).
Also remember that lighting is a cheap fix. Because many house buyers drive by houses after dark, keep the attraction consistent from day to night. Turn on your outdoor lighting in the front and back yards. To enhance your nighttime appeal, you may want to consider installing lighting on driveways, walkways and around trees. You could even install an attractive light fixture on your front porch, if your budget allows.
Overall, though, when you look at the outside of your house, it should be clean, safe and inviting. Following is an outdoors checklist, which can help you evaluate which improvements are necessary. And remember--always ask yourself, would I live here?
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