Secrets To Saving Money On Your Redesign

Looking back 10 years ago I would’ve never thought I would’ve enjoyed sheetrocking, painting and cleaning.  I would’ve thought I needed to be checked into a facility.  However, it’s true, I’m making it publically known…my name is Brandi and I’m a Do-It-Yourselfer.  There is nothing more rewarding to me to look at something ugly and turn it into something cool, beautiful, fun, modern.  I love the way paint can transform a room or an old piece of furniture.  I love finding new ways to use old things, repurpose once loved items so they will be loved again.  It’s an addiction.  The joy is in the journey.   I don’t claim to be an expert in any of these things such as tiling, painting, etc. but I do them for my own pleasure and reward. 

Guest Bath Before - Yikes!

 

Where am I going with all of this?  Well, in 2008 when we had our house up for sale (yes, during the economic downturn-when time stood still) we were up against some pretty stiff competition.  One block over from us, a house that was priced lower than us, had granite countertops, maple cabinets, hardwood floors throughout, beautiful tile in the bathroom, stainless appliances…yeah, ALL the things we did NOT have.  I felt so defeated.  I didn’t know how we were going to update our home to show the same if not better than this house without spending a small fortune and putting ourselves in the hole financially. 

If you’re a DIY-er like me, you’re in luck.  Just taking on a project by yourself, when simple (leave the complicated stuff to the experts), you can save yourself a ton of money.  On to the project, from the bottom of the financial scale.   The biggest and best thing you can do to freshen and update, if you haven’t done it already is clean.  It’s amazing how dirty things can get and you don’t notice.  Try cleaning your wood cabinets with Murphy’s oil soap and follow up with car wax.  They will shine better than brand new.  Personally, my favorite tool to clean with is an old toothbrush.  Gets all the nooks and crannies and you only have to do it a few times a year, if that. 

Guest Bath After - Better!

 

I’m not joking when I tell you that they literally have paint for EVERYTHING right now.  Countertops, tubs, sinks, appliances, metal, plastic…I could stand in the paint aisle for hours letting my head swim with ideas.  Nearly every color of the rainbow too.  For me, it’s like a candy store.  Paint freshens and renews just about anything.  I had a 70’s harvest gold stove hood I painted almond, looks brand new.  Easy, inexpensive, fast – enough said. 

What if you don’t want to paint?  The next step would be to update the little things.  Knobs and pulls in the kitchen.  You can find them in packages for less than $1 each and they come in modern finishes.  Replace old light fixtures.  Brass fixtures can date a room so fast it is close to miraculous.  If it’s an ugly fixture anyway, I wouldn’t bother painting it.  You can find inexpensive light fixtures at Lowe’s that look great and fit every price point.  Replace faucets in baths and the kitchen.  Again, another item that you can find at just about any price point.  They can update a bath or kitchen quickly with a small investment.  Our faucets we bought for our bathroom cost around $20 each.  Bath mirrors.  One of my pet peeves is going into a $500K plus house and seeing the standard old plate mirrors in the bathroom.  Really?  The contractor couldn’t spend an extra $20 for a great mirror?  It’s worth it, believe me.  Updates the bathroom fast and makes it look very high end plus it’s inexpensive but you have to shop around.  Mirrors at Ross are around $30-50 dollars each or get creative.  I saw a plate mirror once where someone put a frame right over it, not around it, on top of it.  It looked very cool and modern…great idea. 

What about old furniture?  Give it new life with paint or recover it.  Recovering furniture may seem intimidating to some but it really isn’t that hard.  I mean really, can that old rundown chair look any worse?  For smaller accent pieces you can have a lot of fun with colors and patterns but on larger pieces, it’s better to stay more neutral with your main colors. 

If you have to shop for anything big, try your local salvage, pawn, thrift, or Habitat re-store.  You’ll be surprised at the fun things you’ll find.  Garage sales can be great places for “treasures” too.  Look at the shape of items not the color.   Does it have any interesting shapes, curves or quirks?  That’s what makes a piece unique and loveable. 

So, what happened with our house?  Well, after I took my Staging course (through StagedHomes.com) I painted all my crazy colors neutral, changed out the mirrors and faucets in the bathrooms, cleaned my heart out, added knobs to all bath and kitchen cabinets, rearranged the furniture, painted the deck, cleaned the patio, etc.  We only spent about $300 but man did we stretch it out.  Most of what we spent was time and elbow grease but it was worth it.  Our house sold for more money and faster than the competition one block over. 

Remember, it’s not about how much you spend to get your house ready to sell.  It’s about the value of what you spend it on.  It takes research, lots of it, to find high quality items at discounted prices.  Looking back, if I were to bid on what I did to Stage our house, I would’ve charged the homeowner about $250 to get it where it was.  Think about it $550 to sell our house for close to $10,000 more than our fancy competitor.  As an ASP Stager and a DIY addict, I love helping homeowners, whether they are selling or not, to make improvements to their homes at the highest value.  Most Stagers do.  So, if you have a room that’s “bugging” you or you are stumped by a space, call an ASP Stager today. 

by Brandi Minshew ASP, IAHSP owner of Centre Staging in beautiful Bozeman, MT.  Visit us at www.CentreStagingStar.com for more info!

The Truth About Home Staging Costs

You look at the housing market right now and things are moving a little slow but they are moving.  Here in the Gallatin Valley, according the GAR, homes in this area are on the market for an average of 183 days.  That’s over 6 months!  That’s way too long.  Financially, things are on shaky ground.  Some are upside down on their houses and need to make a certain amount.  They will do whatever it takes to get the most out of their house.  Or will they?

It all starts with the common misconception that first of all, Staging is Interior Design.  It is NOT.  I can tell you, from first hand experience, switching from the design world to Staging was like night and day.  I had to readjust my thinking completely.  Instead of picking out things I know the owner would like, I had to adjust my brain to look through “buyer’s eyes”.  What was going to be the most appealing to a wider range of buyers?  You have to change your thinking and how you arrange furniture, what accessories you would use, etc.  I’ll be honest, the things I use for Staging homes are NOT my personal taste and I don’t have them in my house.  It’s not that they are ugly, they just aren’t “me” personally.  Face it, we all see things at different shops that we say to ourselves “I like it but for someone else, not for me”.  It’s the same thing with Staging.  You can love the way a house is Staged but it doesn’t mean you want every single item in the house.  Interior Design is personalized for that particular owner to reflect their personal taste, personality, etc.  Staging is depersonalized so no one person’s taste or personality is reflected.  Granted you do have to possess a certain amount of taste but as ASP Stagers, we mute our own personal tastes in order to sell a product, your house.  We save all of our quirky, sassy, outlandish tastes for our own homes. 

The second big misconception is cost.  This is also linked to the above misconception that “Staging is design”.  Interior Design is expensive.  The regular, every day “joe” (such as myself) cannot afford to have a designer come in and re-do my house.  Not gonna happen especially in this economy.  Staging is affordable, plain and simple.  I can’t say it enough.  I think about all those people who have had their houses on the market for the last 6 months and it breaks my heart.  Imagine the thousands upon thousands of dollars (and more) they have taken in price reductions to get their houses sold.  It kills me!  They could’ve saved the majority if not all of that money by Staging their houses.  Here is a little secret:  when houses go on the market, the seller has control over only 2 things.  Presentation (condition) and price.  Well, I hate to tell you but the market is what determines the price and what’s going to sell.   You can hold on to your price point all you want but remember, the market decides who will “make it or break it”.  Keep in mind, the current average price reduction is between 10-20% of your listing price, according to NAR.  So, the only thing you have left to control is presentation.  Presentation encompasses Staging.  Staging encompasses neutral paint colors, clean carpets, decluttering, depersonalizing, etc.  When presentation isn’t there, price is the ONLY leveraging tool a seller has to get in a buyer.   The formula is simple:  rely on the experts to Stage and price your house and it will sell faster than you can imagine.  ASP Staged homes, nationally, are selling in 37 days or less whereas non-Staged homes are selling in 212 days. 

“Ok, so what about cost?”  When talking about Staging, there are no “costs” – Staging is an “investment”.   The reason I say “investment” is because you will get that money back.  I can tell you, without a doubt, that “the investment in Home Staging will ALWAYS be less than your first price reduction” (Barb Schwarz, Creator of Home Staging).  On a $200,000 house, your first price reduction may be between $20,000 and $40,000.  On a 2000 sq. ft. house, Staging may be around $1500.  Hmmm, $20,000 or $1500.  If this were taxes, we would all say “$1500 please!”.  Staging WORKS. 

However, there is a small caveat to all of this.  It’s important, I can’t stress it enough, to research the “Stagers” in your area.  As with any industry out there, you have professionals with training and you have wannabes or people who wake up in the morning and decide “I’m going to be a…”.  For example, we just had a massive hailstorm in our area.  There has been damage like you wouldn’t believe.  Last I heard it was over $60 million in claims.  Construction companies have been busy but what we are seeing in this area is new roofing companies popping up left and right.  I have a friend who has roofed for 20 years and he has actually had to do repairs on those roofs because the “new” roofer did it incorrectly.  The client has had to pay twice.  The “wannabe” roofer had little to no training and no idea how to do things correctly.  Staging is no different.  There is a Staging company in our area that has some training but they have not kept up on it and it shows.  It’s obvious in their work.  I get referral business because some Realtors don’t want to work with them anymore.  It’s good business for me but it’s sad.  There are over 1000 houses on the market here…plenty of business for all.   It all boils down to, you WILL GET WHAT YOU PAY FOR.  For the best results, you have to pay a little extra.  I’m not talking much but that little bit will make a difference.  Paying that little extra up front will mean a bigger chunk on the back end.   It’ll be worth it.

by Brandi Minshew ASP, IAHSP owner of Centre Staging in Bozeman, MT.  Visit www.CentreStagingStar.com for more info!

Here Are Some Quick Ways To Upgrade Your Bathroom and Kitchen

Two areas that buyers value when looking for a new house are the Master Bathroom and the Kitchen.    When selling your house, you don’t always have the budget to compete with the high-end finishes and appliances so here are a few tricks to help you get that updated look with out the fat price.

1.  Paint.  I’m consistently teased that I “think paint can fix anything”.  Yes, it is the duct tape of the Staging world, I’m not gonna lie to you.  If you have tired looking cabinets or the wood is not in the best shape (or quality), seriously consider painting.  Take the time to remove the doors and hardware, thoroughly clean and sand all exposed areas.  Though it will take a little elbow grease, your results will, by far, exceed the cost.  Avoid any stenciling or personalizing.  Stick to neutral colors and don’t be afraid of the dark ones at that.  With cabinets you can go white, gray, chocolate-brown, black – white on top, gray on bottom, etc.  Painting your walls can also make a huge difference.  Choosing a neutral color (NOT white or cream) will warm the space and give it a fresh updated feel (and smell).  Choose something that coordinates with your countertop to really show it off.  Stay with just a couple of shades darker than white.  Since you are using a neutral color, it’s safe to paint all walls.  Avoid brightly or darkly colored accent walls if possible.  It visually shrinks the size of your room.

2.  Cabinet Hardware.  This is a fun one.  Inexpensive and can change the whole look and feel of your cabinets.  I know that some hardware stores even offer 20 handles for around $20.  To be safe, stick to brushed nickel or oil rubbed bronze finishes (depending on your other fixtures).  The simpler the better and less expensive.  Another option is to check your local architectural salvage or Habitat Re-Store.  Sometimes you can find great looking knobs that just need a coat of fresh paint.  Rust-oleum makes a fantastic hammered metal paint that looks great and covers brass.

3.  Light Fixtures.  This one will take a little more effort and possibly creativity but it can be done.  If you are not the refinishing type, most hardware/home improvement stores have packaged flush-mount lights 2 for $15 and they are not bad-looking.  Especially if your current ones are brass or have burnt orange glass shades.  If you don’t mind refinishing, again, you can either work with what you have or you can go to the Re-Store.  Pick up a fixture that has an interesting shape or feature.  Make sure it’s cleaned really well and take it apart (if you can).  Pick out either a brushed nickel, black, rust, white, etc. paint color and go to town.  If it has shades, you can pick up new ones for minimal cost or, depending on the fixture, it may look cool without shades but different shaped bulbs.

4.  Countertops.  There are so many different options out there for countertops.  I only suggest this one if your countertops are either in really bad shape or are really dated.  Sometimes you can find these at salvage shops or home improvement thrift stores.  Also, if you don’t mind spending a fraction more, you can buy the prefab sizes and have the home improvement store cut out your sink area and help you or show you how to install them yourself.  Other options out there are paints.  They do make paints out there specifically for countertops…it’s true.  I have not used one personally but I’ve heard they work well with a little extra prep work.

5.  Appliances and Bathroom Fixtures (Tubs, Sinks, etc.).  More often than not, you can find these items up to 75% off retail.  How?  Look for “scratch & dent” items.  If you don’t see them at your local retailer, ask them.  They may either donate them to a local cause or sell them at a discount warehouse.  Most of the scratches, I’ve found, are repairable so it makes it worth it.  Another thing to look at is to research your appliance and see if the manufacturer has different colored front plates available.  This can be tricky due to the manufacturer but it may be far less expensive than buying a new one.  We did this with an old dishwasher and it made all the difference.  There is always my tried and true friend “paint”.  They make paint out there specifically for appliances and for tubs/sinks.  With a little prep work, you can update that 70’s gold tub into a white beauty.  As for toilets, they are a little tougher but it’s worth it to go out and pay $100 for a new efficiency white toilet that doesn’t hold 15 gallons of water.  If your toilet is older but looks fine, I heard you can put a gallon jug of water in the tank to help with efficiency.  I would suggest researching that one, don’t take my word for it but I know similar solutions exist.

These are a few things that I have used over the past to help me update the look of my house without spending a fortune.  As with anything in home improvement, you can spend as little or as much as you want on upgrades.  Personally, I love the charm of some of the older fixtures and such in homes.  It’s the condition that’s the most important, you can always change the look.   Check out DIYNetwork.com for more fun projects.

Not sure what to do and need some suggestions?  Call an ASP Stager today.  To find one in your area, visit www.StagedHomes.com.

by Brandi Minshew ASP IAHSP, owner of Centre Staging in Bozeman, MT.  “Like” our Facebook page at http://www.facebook.com/#!/pages/Bozeman-MT/Centre-Staging-Accredited-Staging-Professionals/146626411765

Here’s a Quick Way to Sell Your House

One word:  Invest.  “What?”…that’s right invest.  When selling your house, or preparing to, keep in mind that it’s going to take time, energy and money.  You will decide how much but the more you can contribute, in the right areas, the better.

What are the “right areas”?  Well, if you’re strapped for cash, now is not the time to gut your 1970’s kitchen.  When you invest money, you expect a return on it, to get out what you paid in.  Don’t get me wrong, when it comes to kitchens, they are a key selling feature in any house and are worth remodeling but you also need to think about the other things that need done.  How are the floors?  What’s broken?  What’s the condition of your roof?  The list could go on and on.  It can be tricky and overwhelming…I know, been there, done that which is precisely why I’m here now writing this blog.  In hopes that I can help you to invest wisely when not only selling but while living in your house so you won’t have the huge investment of upgrading or repairing last minute down the road.

There are so many times when I go to stage a house that has been on the market for months and months and I see basic (yet somewhat costly) things that should’ve been done years ago.  Big beautiful houses on the outside with faux wood paneling and nasty shag carpet on the inside and smells…whooo!  I’m wondering what the homeowners did to improve on their home over the last 35 years?  Buyers are wondering what kind of shape the house is in…how’s the plumbing, electrical, etc?  I love older homes.  They are so charming and interesting, they have a history.  It’s educational to go to open houses at these historical relics and hear the chatter of potential buyers.  I enjoy evesdropping on conversations and actually starting conversations with these buyers.  Not only do they help me as an ASP Stager but I also get to pass that info onto you to help you avoid pitfalls of selling.

Let’s talk about some investments worth making.  The number one thing you can do, with no other investment than time and energy is cleaning and decluttering.  You wouldn’t sell your car without cleaning it out and detailing it, would you?  Why would your house be any different other than you’ve invested a lot more time, energy and money into it and you could actually get what you paid for it.  Let’s get down to the nitty gritty.  Take your “big kid” pills cause I’m going to be honest with you here.  By clean, I mean get out the white gloves and wipe your finger on the baseboards.  There is no excuse or room for that unsightly hardwater stain in the bathroom.  Break out the old toothbrush and scrub around the toilet.  I’m not kidding, I hope you get my point.  By decluttering, I mean pack away anything and everything that you are not currently using on a daily basis.  Pack up your precious collections of antlers, teapots, teacups, spy novels, romance novels, toys…whatever your vice may be.  You’re going to be moving anyways, believe me, this will help with your stress levels when the house sells.  Cleaning and decluttering has an almost 900% return on your investment.  Wow!  No brainer, right?

Next invesment, paint.  Paint is so inexpensive (around $25/gallon) and with a little elbow grease you can change the look of your house.  Not only does paint freshen the look of your house but the smell too.  When you live in a house you don’t notice the smells.  Not saying that you are all stinky or anything but cooking smells, animal smells, etc. can kind of soak into the sheetrock and paint holding on to little nasties.  If you have a room that you painted specifically for something, i.e. a child, the man-cave, the “red room”…that’s a good indication that you should probably paint that room.  Any color you would not see in your mother or mother-in-law’s houses – paint it.  When selling many have the misconception that they should paint white or cream.  I’m telling you now, from a professionals point of view, do NOT repaint your house white or cream unless it’s going to be an institutional space or you are renting.  I hear all the time “but they’re neutral”…uhh, no.  They are sterile, colorless, pasty, cold.  Buyers want warm, inviting, cozy, friendly.  Stick to neutrals like a light sage or pale yellow, beige, taupe and tan are popular favorites, even a pale blue can be considered neutral but beware of where you live.  Think earthy tones just a couple shades darker than white/cream, that’s where you will find your neutrals.  If you hire someone to paint, you will make a 250% return on your investment.  Of course that number will be much higher (probably around the 800% mark) if you do the work yourself.

Last, for this blog anyways, and surely not least is Home Staging.  It is a little known fact that Home Staging is #2 on the Top 12 Home Improvements for Sellers list put out by HomeGain.com with a 586% return on your investment.  When I tell people this statistic, I hear “why isn’t everyone doing this?”.  Makes you wonder.  The investment in Home Staging should be as commonly suggested as cleaning and decluttering.  Yet the only things Real Estate Professionals are suggesting less is remodeling your kitchens and bathrooms which, as we discussed, is a HUGE investment with only a 200% return, if you’re lucky.  There is this common misconception that it’s expensive, or “I can do it myself”, or “I don’t need it”.  Guess what, as a former home seller, it ISN’T expensive, you need the help of an objective 3rd party professional and you DO need it.  Staged homes are currently selling in 33 days or less vs. non-staged homes (212 days – ouch).   Staging is as crucial as the above mentioned items, make the call, ask as many questions as you like, interview as many as you like but get it staged.  It’s worth the investment, I promise.

So, if you are not selling your house right now but may be thinking about it in the future, now is the time to do the monster projects.  Remodel your kitchen and bathrooms, add a deck, knock down walls, whatever will update your house.  By doing it now, you will have time to really enjoy it before you decide to move.

by Brandi Minshew ASP, IAHSP owner of Centre Staging in the lushious Gallatin Valley (Bozeman, MT).  Visit www.CentreStagingStar.com for more information.

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Click this link for more HomeGain.com stats:  http://www.stagedhomes.com/mediacenter/stagingstatistics.php