Many of us won’t live in the same house forever, so when considering a purchase it makes sense to look at resale value. Although it takes a little more time to think about the resale value when considering a home, if there comes a time when you have to sell, you’ll be glad you made that earlier effort. Begin finding out about resale values from the very start of your home buying search.

Location, Location, Location

When deciding on location, don’t necessarily pick somewhere that has a desirable status today, but rather, look at the reasons why it has become so, and then look for a location that includes those same things or will within the time you’re living there. Some things to consider could be availability of services, areas in town increasing in desirability, community changes (for good or bad), etc. Allow these factors to influence your decision on where to buy. Remember to always find a home that suits your needs and wants best, but if possible, someplace that others might end up wanting as well. Think also of what type of people are moving in. If a lot of recent buyers are families with small children, search for a house with a large yard, lots of room, and away from a busy street. If there are elderly people buying where you’re looking, consider homes with few or no steps, as seniors sometimes have difficulties. Also try reviewing real estate ads in your area. If there is a particular feature mentioned in several areas, it could be one that is in demand. Also avoid buying outdated homes, unless you plan to fix it up. A home with two bathrooms is worth a lot more than a home with only one. Central air and heating are more popular than swamp coolers or baseboard heat. Although you might think outdated means character, keep in mind that in order to resell, you’ll probably have to change those older features.

Cosmetic Fixes Can Be Painless

If you see the home needs just a few cosmetic touches, don’t be afraid to do them yourself. Often homes in need of cosmetics are priced below market value. Fresh pain is fairly inexpensive and can make any home look almost new. A few new appliances can make an old kitchen come to life. Consider adding glass to your front door or cabinet doors to lighten things up. New light fixtures or switch plates can change the entire feel of a room. Take a trip to a nearby hardware store and check out what they have to offer. However, be sure to buy good quality product so that your fixes stay fixed.

Buyers Wants

Important features change, depending on your area. If you want to find out what is in demand, talk to a realtor, look in a realtor magazine or even ask the hardware store for some input. Some features that nearly every buyer looks for include storage space, closets (the larger the better), homes with natural lighting or bright, open areas, and floor plans with bedrooms on each end of the home are becoming every more increasing in popularity. If you know that you will be moving in three to five years, carefully consider the resale value of any home you consider purchasing. Even if you think you’ll stay for awhile, find a house that’s right for you, but don’t hesitate to think of how it might be right for someone else, somewhere down the road.

Common Contingencies

The contract should explain what type of financing you expect to receive and should release you from any purchase obligation if you are unable to obtain your desired financing terms. You might add a clause explaining that it doesn’t matter why the terms weren’t reached, only that they weren’t. This protects your privacy.

If you chose to do home inspections, or your financing requires it, the contract should include your rights to have inspections, dates by which they must be completed, and your ability to cancel if desired results aren’t found. It should also explain in detail your rights to cancel the contract if needed repairs are more than you are willing to handle.

Consider contingencies allowing you to back out of the deal if there is mold, radon, or other toxins found. Input a contingency that lets you perform other inspections, required or not such as for termites or other insects. Consider adding a contingency for tests on water, sewage or septic systems and anything else that needs to meet specific public health standards.

Other Contingencies

Some places require that a survey be completed in order to determine the exact property lines.

Some areas do not have a public sewer system. You might want a contingency to ensure the proper type of waste system is installed.

If you are considering digging a well, you probably want to be sure that you own water rights before purchasing. Use this when the appraisal must show that the home’s value matches or exceeds its price. Pre-printed forms nearly always include an addendum that can be used to insert an appraisal contingency.

There should be some contingency stating that the title or deeds will be free of any and all liens before you have to purchase. You might also consider adding a line about no title/deed problems from previous owners.

Find out what easement rights you have – you might not want other people crossing your yard in order to get to other places.

Clearly define contingencies

If you decide to include contingencies based on radon tests, water tests or septic permit, you need to be specific about what requirements should be found. Simply stating that good results will enforce the contract or bad results will void the contract isn’t enough. Explain in detail what type of permit you want, what results you’re looking for or should be verified, what levels would be considered acceptable, etc. Do not leave any area open for interpretation or you may find trouble canceling a contract, despite being unhappy with test results.

You can make an offer that’s contingent on the sale of your current home–meaning that you cannot act on the purchase until the current home is sold. Some sellers will accept such offers, some won’t consider them. If they do accept your offer, the sellers will continue to aggressively market the property to buyers who can buy now. Some sellers will accept such offers, and some won’t consider them. If you must sell your current home in order to purchase the home you’d like to contract on, you can add a contract contingency stating that you cannot purchase until your current home is sold. Some sellers will not even consider these offers. Other sellers will accept them, but you should be aware that they’ll continue trying to sell their home to a buyer who can purchase immediately, and they’ll probably have a contingency of their own stating that if offered a purchase contract, you only have a certain number of hours or days to remove your contingency or else the contract becomes void. This allows you to have first access, but doesn’t harm the seller while they’re waiting on your home sale.

For Sale By Owner Contracts

If you find a home that is for sale by owner, find a competent real estate attorney to look it over before you present it to the seller. Be sure NOT to use the seller’s attorney because if you run into any problems, you want the attorney that will be looking out for your best interests and the seller’s attorney will be looking out for the seller.

Every area has different laws, different rules, and different things that can be considered contingencies. If you’re buying close to where you currently live, you probably already know much of what you need to know in order to include them in your contract. If there is anything you aren’t sure on, be sure to contact either a buyer’s agent or a real estate attorney for help. Although it’s important to back yourself up, make sure not to include too many contingencies or unnecessary ones. It might make the seller wonder if you’re serious or trying to find any possible out to the contract and then the seller might not chose to sell to you. Think things out clearly and prepare several drafts before you present your offer to the seller.

Staging is preparing your home for sale, but in a process that includes cleaning, updating, organizing and rearranging things to look their very best.

Quite possibly, home staging has become the hottest trend in real estate these days. Those who advocate home staging say that sales for staged homes are faster and receive higher prices than similar homes that aren’t staged. Anyone who has had their home on the market for weeks or months, or who has waited and wondered about a sale, would probably encourage any process that helps to sell the home faster.

Home staging can be as simple as making a few home repairs, removing accessories and unneeded belongings, packing in advance, and bringing in plants or flowers. It can also become quite complicated and could include rearranging or storing furniture, replacing outdated fixtures, windows or lights, and even repainting or recarpeting.

Your final goal is to show potential buyers the very best of your home. It doesn’t matter if it’s easy or complicated as long as it happens. Beware of inviting buyers to be distracted by clutter, dirt or even maintenance problems.

If you doubt that home staging can help sell a home faster, then consider this example. For those still in doubt about the importance of home staging, picture this:

You’re shopping for a new home and the first home you visit is a model home. It’s new, the furniture has been arranged to show off the size of the rooms, it’s clean and it’s even coordinated. Everything sparkles, especially bathrooms and the kitchen is clutter free. The garage is clean and looks very spacious. The closets are even organized.

Next you visit a home that is only one year old. The floor plan is the same, it’s even made by the same builder, and the price is nearly $5000 less. However, the current owners have so much stuff that their possessions are packed from floor to ceiling. Every closet is full, every drawer is filled, and you can’t even find the shelves. The kitchen and bathroom aren’t really gross, but it’s obvious they haven’t been cleaned in several days, and in the dining room, the table is so large, you can’t even walk around it. Although they have plants, they are all dead or in desperate need of watering. Not only can you smell that they have a dog, but you see that the paint near the floor has been badly scratched by what you guess is the same animal. Although they have a two car garage, it is filled with boxes, toys, and even holiday decorations. There’s no room for even one car to be parked inside, let alone two.

It might be easy to guess that the model home, even with a higher price is going to sell about ten times faster than the home filled with clutter. Because of the cleanliness of the model home, as well as the “staging” to show buyers the features of the home and the spaciousness of the floor plan, the model home will definitely be the preferred one.

Most of us don’t live our lives like a page from a home magazine and so it’s important to remember that the way we live in our home and the way it should be presented to a potential buyer are two completely different things. Every home will seem larger if there are fewer furnishings. Remember that you don’t want the home to appear sparse, but in a location where you currently have a sofa, loveseat and recliner, you might consider packing up everything but the sofa. You’ll still be helping potential buyers visualize someone living there, without detracting from your home’s features. Remember that you are not selling the possessions in the house, but the house itself.

Potential buyers will be seeing your home for the first time so do everything you can to see it through your eyes in that same way. Remember to find a way to view the best features of your home, rather than the contents.

Sell Your Home Faster

As you prepare to stage your home, keep in mind that you’ll be packing up all of your belongings in order to move, so boxing up unnecessary items and clutter shouldn’t be a problem at this point. Try to keep an objective point of view while rearranging and clearing things out. If needed, rent a storage unit for just a few months. You can not only fill it with clutter, but also holiday decorations, extra clothing, extra furniture (depending on it’s size) and even lawn or yard equipment. Remember not to pack away anything you might need for the upkeep of the home until it sells.

If you think that it will be too difficult for you to determine on your own what needs to go and what should stay, consider either asking a friend for help or hiring a professional home stager. Ask around, get some referrals, and you will be able to find a professional the same way you would locate a photographer, caterer, etc. Some real estate firms even keep a list of professionals who do everything from repair to home staging to carpet cleaning. Check the firms in your area and see what information they have available for you.

Before deciding on someone, meet with several professionals to get an idea of who will work best for you. Find out what they are willing to do, what fees they have, how long it will take and when they can start. Ask for references as well as photos of homes that they have worked in and be sure to ask for ideas on what needs to be done in your home. You should also find out what they won’t help with, as well as determine in writing who will handle what, such as the actual moving of furniture, etc.
Be sure to make the outside look as great as the inside by following Updating Your Home’s Curb Appeal.

Crawlspaces and Wet Basements

If your basement smells of mildew, it is signaling that the basement is too moist. Inspectors will closely examine walls and floors for signs of dampness and patches of mildew. Moisture can deteriorate building materials and attract insects, some an inspector might even use a meter to determine how much moisture can be found in some of these spaces. Use plastic to cover exposed earth in crawl spaces or basement; this will help keep moisture levels down. It may be fairly expensive to repair leaking walls. If this kind of problem exists but you do not want to make repairs, consider lowering the asking price of the home, with a written understanding that the price reflects this problem. You also might give buyers an allowance option to make repairs after closing is completed.

Mold or Mildew

Mildew stains and odors make buyers nervous, even more so now that toxic black mold has become such a presence. You might never get an acceptable offer if mold or mildew are present anywhere in or outside the home. Kill the mold and mildew and fix the source of the problem. Although the mold in your home may be of the normal variety, and not the toxic stuff (called stachybotrys chartarum) it needs to be remedied immediately. Kill the mold and mildew and then find and fix the source of the problem.

The Roof

Your roof will be noticed right from the start, especially by home inspectors. If the shingles are moist or rotting beneath, you can guarantee repairs will be required. If needed, climb on your roof and be sure that things are in order. Even if the shingles are merely deteriorated you might still be asked to replace them. Ensure gutters are clean and free from leaves or dirt, as well as positioning downspouts so that water runs away from the house rather than near it. Also if you have a chimney, flashing around the base should be watertight.

Plumbing

Plumbing needs to be fixed or clogs unclogged. Appliances like washers and dishwashers will be tested and these things become apparent during these tests. The inspector will also check your water pressure by turning on several faucets and flushing toilets at the same time. The inspector also may check the septic system. One of the ways of doing this is by flushing dye down a stool. The inspector will then wait to see if the dye surfaces on the drain field, and if so, this indicates a draining problem. You can try these things yourself to see how well your systems respond. If you notice any problems, take care of them, possibly by hiring a professional plumber, before the house is inspected.

Electrical

The inspector will look for receptacles with ground fault interrupters (GFI), specifically in bathrooms and kitchens. The circuit breaker and electrical panel configuration are probably adequate for the home’s needs. A 125 amp electrical panel will work for most homes. However, be certain that individual circuits are not overloaded. Also, these GFI receptacles have little red test and reset buttons. The inspector will probably make certain that they are what they appear to be, and not just fake ones that aren’t wired to work. And lastly, grounded receptacles, those with three pronged plugs will likely be checked out also.

Heating and Cooling

Heating and cooling systems will be checked and the inspector will make comments on their efficiency. All appliances will be checked, along with smoke detectors, foundation, and other areas.

Before the Inspection

Keep in mind that home inspectors make note of everything. It is very possible that the inspection report will come back with negative statements, but don’t let this discourage you. Remember that no home is perfect, and just do everything you can to put the house in good condition before you attempt to sell it.

Remember that the home inspection report is not a wish-list for buyers. Read your contract carefully–it probably states which systems should be in good working order at closing. For instance, if the roof is older, but doesn’t leak, it is in good working order. If there’s a leak, and fixing just the leak is possible, the roof will be in good working order.

Your contract may also state that you are under no obligation to make any repairs at all–although the buyers can then likely withdraw from the contract. Don’t feel you must comply with unreasonable demands for repairs.

For more information, contact your agent.

You can’t help thinking maybe you acted too quickly, or a better house might come along. You’re wondering if you’ve agreed to pay too much for the house or questioning how you’ll make your house payments if you run into financial troubles.

Dozens of questions start running through your mind. The bad news is these questions probably won’t be answered until you have actually become the owner of the home.

However, unless there is a real reason for your concern, you are probably just suffering from home buyer’s remorse. Here are some suggestions on how to get through the rough spots:

Hopefully you created some sort of list of your wants or needs before purchasing the home. Find it, review your notes, and remind yourself that this really is what you were looking for. Ask yourself:

• Are the important things from my list included in the home?
• Think of other houses you walked through. What was it that made this house different than the others? There was a reason you picked this house to bid on.
• Were this particular house a rarity or were there several other houses that met your needs? Why did you pick this one?
• If you found a way to back out of the contract, do you realistically think you will find a better house?
• There was something about this house just a few days ago that made it different, made it special. Have any of those things changed? If so, what changed and how?

Once you work through the facts, as well as sort out your feelings, you may find that you would be nervous moving forward on any house. However it is possible that you’ve made a poor choice and you can talk to your agent, your lender or sometimes even the seller in order to work through those concerns or find a way out, if necessary.

Keep in mind that sometimes we start talking to others about the new house and it is only then that we start feeling remorseful. Below are some scenarios that bring on buyer’s remorse, and maybe knowing them and being aware of them can help you avoid this happening to you.

Discussions with family and friends

Families mean well, but often family and friends tend to question our choices and even what we paid for, especially if this is a first home purchase and they think they are old pros. Think about though, it may have been years since they were in the market, bought a home themselves or even considered current prices. It’s likely they are out of touch. And what if they live in a totally different area than you, an area where housing might cost quite a bit different than what is expected in your location. Also keep in mind that many parents don’t think anything is good enough for their offspring. Although families mean well, don’t let their ideas, thoughts or suggestions sway you. Trust your own decision.

Continuing to Look

Stop. Once you’ve found a house you like, stop looking at others. Even if you feel the contract has a good change of falling through, try to have some patience. Once you’ve found a home you like enough to offer a contract on, don’t let yourself fall into the trap of always looking for something a tiny bit better. Trust your decision.

Unguided by Agents

If you are working with an agent, then their job is to help you. Contact your agent and anyone else involved in closing whenever you have doubts or questions. Some agents only guide their buyers to closing, rather than through closing. If your agent isn’t around to answer questions or assure you that what you are feeling is normal, doubts and questions begin to arise. Doubts can lead to panic and panic can lead to buyer’s remorse. Be sure your agent is helping you with what you need or find another agent. Click Here to contact your agent.

Doubting Yourself

Because there are no certainties in life, sometimes we think about the negative rather than looking at the positive. Every time you find yourself starting to dwell on what could go wrong, allow yourself to think of the reasons that prompted you in the first place. Trust yourself.

When Your Concerns are Valid

There are times that purchases should come to a halt. Be sure that the conditions of your contract allow you to back out with no penalties if:

• You cannot get financing.
• The house does not appraise at a price at or above the contract sales price.
• The home inspections uncover more repair issues than you are willing to take on.
• The property boundary lines are not as represented by the seller.
• A title search uncovers undisclosed easements that give someone else the right to use the property.
• The title search uncovers undisclosed liens that won’t be satisfied at closing.
• There are problems with the property’s deed. For instance, the wife of a former owner never released her rights to the property.

For help on writing contract contingencies Click Here.

Time-Shares and Condos

Many states give buyers the right to cancel a contract if they have a change of heart after signing a purchase contract with the original developer-these same laws don’t usually cover resale units. Check your states laws to see what options you have.

Prepare Yourself in Advance

Possibly the best thing you can do is to realize that home buyer’s remorse is common. Understanding how and why buyer’s remorse occurs can help you work through it if it happens to you.

Start with the Basics

• Start by eliminating any clutter. Put away small kitchen appliances and other items that are sitting out or on tables. Remove photographs from every location other than the walls. Organize every closet.
• The first thing buyers notice is the smell. Kill any offensive odors. Most houses have a specific smell, so if you don’t smell yours, ask a friend or neighbor to give you an idea of what it smells like. It’s a good idea to have extra room fresheners around, just in case you need to quickly refresh a room.
• Everything from floors to windows must be spotless. Remember to clean the oven and other major appliances. Skylights should be crystal-clear, too. Clean the oven and all major appliances. Floors and windows should be spotless. If you have skylights, those should be clear as well.

Outside Tasks

• Buyers often comment if gutters are full of leaves so clean the drain gutters. You don’t want them questioning other maintenance issues based on something as simple as this.
• Organize the garage, shed, or any outdoor location. Leave the yard clutter free so it doesn’t look messy.
• Spruce up your front entry. This is the first look the buyer really has at your home so you want them to find it attractive. If needed, paint or buy a new door.
• Find out more about enhancing outside appeal.

Tips for Vacant Homes

• Vacant homes often greet agents and home buyers with a blast of stale or mildew-laden air. As soon as buyers smell mildew, they are out the door. Deal with the mildew before you list the house.
• During cold months, sometimes the interior of an empty house feels even colder than the outside. Be sure to leave the heat or air conditioning running while your house is on the market. This will make the house more inviting as well as reduce odors.
• Also be sure to deal with mildew or stale air so that it doesn’t greet the buyers when they arrive. If possible, visit or have someone visit occasionally to air out rooms, etc.
• And even if you have to hire someone, make sure to keep the lawn and landscaping tidy.

Do what you can to help the buyer envision the house at its best.

Educate Yourself

You may have relatives or friends who live in another state or area. They might have some good advice for you, especially if buying bank-owned, but chances are that the home buying process varies greatly in different areas, so do not make the mistake of relying solely on their advice. Educate yourself about the home buying customs where you want to live. You can talk to realtors, mortgage brokers, loan officers, or even friends who’ve recently moved into your area. Also the public library might be a good resource.

How to Get Educated

Approach a real estate agent by explaining that you do not want to enter into an agreement for representation at the current time. However, find out if they will talk to you about a typical home buying scenario. Any agent that won’t take a few moments of time to help you understand home buying, probably, isn’t an agent that you want to work with. If you have to make several calls to find someone willing to help you, it will be worth the effort. If you aren’t comfortable talking to a real estate agent, you can always try a mortgage broker or a loan officer. Everyone will have a different perspective of the process but all should be able to give you a basic overview or understanding of the home buying process.

Questions to Ask An Agent

Once you find answers to these questions, you’ll have a much better idea of the basic home buying customs in your area.

• If I decide to work with an agent, once I’ve decided to purchase a home, will the agent help me compose my offer? If not, who would be willing to help? (Lawyer, Broker, etc.) Some agents use fill-in-the-blank forms and if so, ask for a sample to take home and study and possibly use for ideas to create your own.
• If buying bank-owned property, is the agent familiar with the process?
• Will an agent give me a sample copy of typical disclosures? What kind of disclosures are sellers required to give to their buyers? Does it differ by city or area?
• Is a home inspection standard in the area? Are there other types of inspections recommended? How much does an inspection usually cost, and who pays the cost, buyer or seller? When is the inspection usually done, before or after an offer or closing?
• Is a survey of the property required, and if so, who pays for it, the buyer or the seller?
• If I want to be sure the deed to the title is problem free, do I need to contact a title company? Does someone else do this for me? What is the average cost for this service?
• Who acts as settlement agent, the person who puts together final paperwork for you to sign? (attorney, title company personnel, real estate broker, other)? Who will put together final paperwork for signing (otherwise known as settlement agent)? Several options could include title company, real estate broker, attorney, etc.
• Other than loan costs, what’s the average total cost for other closing fees? What is the average total cost of closing fees, other than the cost of the loan? What is included in these fees, such as taxes, agency fees, etc.?
• Once my offer has been accepted, how long does it normally take to close on a home? What might hold closing up or make it difficult?
• What can I, as the buyer, do to ensure things go smoothly?

Stay Calm

It is very likely that you will hit a few snags on the way to closing – most people do. However, if you keep your head clear, you will be able to work with the right people to resolve any issues that pop up and the transaction will end up smoothly. There are many details to keep track of, so remember not to over react if something goes wrong, and every problem has a solution.

Now Begin

Now that you’ve reviewed this section, your next steps are the same as they would be for every home buyer. Relax, take a few deep breaths and then begin! Dig into the details and simply start the home buying process. If you allow yourself to enjoy it, the whole experience can be fun!

Seller reduces price

This isn’t the only solution, but it is a very common one. Is the seller willing to reduce the price of the home? Many sellers are willing to negotiate in order to save the sale. If the buyers are obtaining a mortgage, they can probably back out of the contract, based on a financing contingency, because the low appraisal will affect the way the lender views the home. However, if the seller reduces the price, there is no need to back out. If you are a cash buyer, be sure to become protected with a contingency clause stating that you can get out of the deal if the appraisal doesn’t come in at or above the selling price.

Buyer Pays More

Depending on how badly the buyer wants the home, the buyer may chose to make a larger down payment. However, this might not correct the problem. Sometimes, although the buyer is prepared to pay additional money to make things work, the lender still won’t approve the loan. Often lenders don’t want to finance a property with a negative equity, despite the buyers willingness to take a risk. Be prepared to find out all your options if you chose this scenario.

Negotiation Buyer and Seller

Buyer and Seller are both willing to give a little and they come to an agreement. If needed, an attorney or outside influence could be called in to mediate.

Disputing the Appraisal

You can always ask the lender for another appraisal or ask the original appraiser to re-evaluate the property. Your agent should be able to find out which houses were used as comparisons. If your agent doesn’t agree that they were good comparables, talk to the appraiser. Most appraisers haven’t seen other houses up close the way real estate agents do. It is possible that the appraiser used houses that either needed a lot of work or weren’t as comparable as the appraiser first thought. If poor condition of the houses can be verified, it wouldn’t hurt to ask the appraiser to see if any adjustments could be made.

Personal Property Won’t be Included

An appraiser can only put a value on land and improvements of land. If your original contract includes furniture or other types of property, other than land, it won’t be considered as part of the appraisal. If other personal property is desired by the buyer, it should be paid for separately.

Ensure Promised Funds Are Available

Often sellers promise to pay all or part of the buyer’s closing costs. Keep in mind that if the price of the home must be reduced, the sellers may not want to pay the closing costs. Always talk with your lender about their policies and be sure to get this agreement in writing, in case the appraisal comes in lower than expected.

Bottom Line

Sometimes it takes a low appraisal for a seller to become convinced that his house is overpriced. If it is, the asking price should come down. If the seller is willing to work things out, a low appraisal won’t matter as much. If the seller isn’t willing, you might have to consider withdrawing. Either way, you’ll find some resolution.

What are the home’s best features?
How can you make these features stand out?
What improvements or changes would be needed immediately?

This brainstorming session will help you know where to start in order to prepare your home for sale. Below are some tips for selling your home. Start getting prepared!

Make it Spacious

Consider what you can do to make the house seem more spacious. You can start by finding a temporary storage unit or an out of the way location to store any items. Then begin moving excess furniture to make the rooms seem bigger. Clean and organize your closets, getting rid of anything possible to help make the closet size appear large. Do your best to get rid of clutter in every part of the house. Study the house and brainstorm with friends or family members to come up with ideas.

Pack It Up

Pack up as much as you can of large, personal items or collections… otherwise the buyer will become more interested in looking at those and forget to look at the house. Also, pack away family photos or anything not on the walls. The buyers should be able to imagine their own possessions in your home. If the buyers start discussing how their furniture might fit into your home, then you may be on your way to a contract!

Find and Emphasize Features

Every home has specific features that make it special. Find the features in your home and emphasize them. Try moving heavy drapes if they block your great view. Those hardwood floors are excellent, but you may want to remove the rugs to give a better view. Clear off the tops of your kitchen cabinets so the vaulted ceilings appear higher, and remember to dust as well.

Add Some Life

Living plants, not artificial, make any home come to life. Consider staging plants throughout the house.

Updating

How about fresh paint. Are walls in the house dingy? Are the colors dated? Should you clean curtains or other window ornaments? Look around and see if everything is up to date, especially if your home is older. Try washing walls, or even painting them. Pick new, neutral colors. If anything else needs to be cleaned, like curtains or blinds, do that as well.

Create a Mood

It’s possible to create a mood, even if you’re not going to be there for the showing. Bake some bread and place a fresh loaf in a basket on the table. It will not only look inviting, the house will smell like freshly baked bread! Depending on where you live, you might want a little music playing softly in the background. If you live near the beach, play something calming. If you live in the mountains, consider some folk music. Whatever you pick, be sure it’s something many people might enjoy as your taste in music might be very different than the buyers.

Curb Appeal is Essential

We mentioned keeping the lawn nicely trimmed, but how about adding other elements to grab a buyer’s attention before they walk in the door? Try to think of any other elements that might grab a buyers attention as they approach your home. Sweep your driveway, especially after mowing the lawn. Wash the outside of the home or sidewalks if needed. Enhance landscaping if it might help the appeal. Find an attractive set of fixtures for the outside lighting, or line the driveway with solar lights. This makes the home especially attractive for buyers doing evening drive-bys. For more information on curb appeal, Click Here.

Although every house is different, if you take the time to prepare your house to look it’s best, you may be setting your house apart from others. You might sell faster and for a better price then you’d even hoped.

Overall, if you follow these tips for selling your home, buyers will have a great impression of the home, and they may be more willing to let minor repairs slip by without concern. They’ll feel better about the overall maintenance of the home, and may even fall in love with the house as soon as they see it. Although every house is different, if you take the time to prepare the house to its best look, potential buyers will be pleased with the results!

Always Ready for Show Time

Requests for same day or last minute showings are common, so sellers be aware. When sellers add a stipulation requesting 24 hours notice in order to show, they are cutting themselves off from a large portion of the market. There is no reason to require this much time unless you are giving notice to a tenant. If your house is unavailable for show, it will get marked as “difficult” by agents and then you will receive fewer calls to show it. Fewer showings mean fewer potential buyers, so sellers need to be aware of the difficulties they may be causing themselves.

Keep it Flexible

Most agents will try to arrive during the scheduled showing time, but sometimes that just isn’t possible. Unexpected occurrences, such as traffic, late clients, or longer than usual showings might cause agents to be late. Sometimes when this happens, there isn’t a way for a phone call or time to reach you to let you know they’ll be late. Be prepared to be patient or understanding. Also plan on staying away from home longer than you think is necessary, just to be sure that you don’t interrupt a showing, especially if it started later than you’d planned on.

Sellers Presence

It is just a bad idea to ask to be present during a showing. Most sellers want to be present in order to see a buyer’s reaction firsthand. Others think that the buyers won’t see important features and would like to point everything out. However, buyers feel uncomfortable when sellers are present, and often it kills a sale. Some buyers won’t even open doors or a closet when the seller is home, and if they don’t feel comfortable viewing a house, they’ll rush through it and then hurry onto the next one.

Most sellers want to talk, and usually about more than just the house. Problem is, you have no idea when what you will say will be a “turn off” for the buyer… even if it is only about the weather or your hobbies. Buyers are there to look at the house, not for conversation, and most especially not for controversial topics such as politics. If the seller must be home during a showing, it is a very good idea to remain outside or to stay in one location only, rather than walking around with the buyers and agents.

Sellers Agents During Showings

When an agent is selling complicated property or a large estate, there may be a reason for the agent to be present for all showings. If this is not the case, or for a typical house showing, it is better for the selling agent not to be around. Some agents are uncomfortable with the selling agent around, especially if they are trying to have discussions with the potential buyers. It is difficult to have an open discussion if the selling agent is hanging around. If sellers are worried about small items being stolen, they should be stored away. Part of preparing the house for showings included packing up collectibles or small personal items as part of the process.

There is also one other negative thing about sellers agents that is probably important. Sometimes busy agents don’t have time to work around your agent. If you require that the selling agent be present for every showing, your home may get the reputation of being difficult to show and therefore cause you to lose out on much of the buyer interest that could otherwise come your way.

Controlling Pets

During showings, no pets, especially large dogs or reptiles, should be in the house, because many people are afraid of them. Occasionally a buyer won’t even make it past the front door if they hear a growl or bark coming from inside the house. Also, be certain there are no pet odors. Sadly most people can’t smell the odors in their own home so you may need to ask for an outside opinion about whether or not this is a problem in your home. Sellers don’t want buyers to remember their house as the house that smelled.

Most sellers just want to help. If you have any questions about what would work best for your home to be shown, ask your agent or consider some of the above ideas. If you’re really worried some aspect of your home will be neglected in the showing, print up fliers to leave on a hall table or talk it over with your agent before showings begin. It is possible for a seller to help in the sale, without actually being there for the showing.