CM Staging Solutions Blog - A Toronto Home Staging Perspective

Whether you 're staging your home to get ready to list and you need to de-clutter or you are simply de-cluttering your home, below is some informative information that will help get you on the right track and feel environmentally guilt-free!

I recently purchased a new phone system and I was going to throw it in the garbage because that is the easiest thing to do, right? Then I began to wonder what type of impact I’m having on the environment and what is the impact if I were to throw my phone out with the regular garbage pick up versus recycling it with an environmental conscience…  Hmm...

Upon my research, I learned that if I were to simply throw out my telephone with cordless components into the garbage, it would not only NOT decompose but I run the risk of the phone leaking hazardous toxins into the soil and potentially ground water such as: arsenic, mercury, lead, etc. not to mention you are adding non-biodegradable substances to the landfills such as: plastic, metal and glass.

Then I learned that land for landfills is filling up and becoming scarce and 7-12% of all CO2 emissions (which is a major factor in global warming) is being emitted from landfills every year.

Hmm…

Life is busy and just when you think you are barely keeping it all together, someone comes along making you feel guilty!  Right?!  WRONG!

Well I have some good news and you can walk away after reading this article not only feeling guilt-free because you’re doing your part for the environment but also to let you know the City of Toronto has made it just that easy!

I went on to the City of Toronto’s website: http://www.toronto.ca/garbage

If you look on the left hand side there is a list of how to recycle different forms of unusual and hazardous waste. 

I then clicked on "electronics" and it lead me to a screen that asked me to put in my postal code:

http://www.recycleyourelectronics.ca/electronics/default.aspx

There I learned  where I could go to drop of this old telephone…

Then I thought are these my only options? So I called the City of Toronto 311 number and IT GETS BETTER….

If you live anywhere in the Greater Toronto Area (GTA) you can call them and they will pick up your electronics and hazardous waste…

Well you can’t ask for more than that can you?  So if you live in Toronto, you’re busy and you want to do your part for the environment… just call 416-454-0121 and arrange for a FREE pick up..

To stage or not to stage....THAT is the question!

Well if it means your property is going to showcased in the real estate section as "Home Of The Week" in the Globe and Mail newspaper, then absolutely!  Your property cannot get better exposure and better local marketing than that!

Remember had this property not been staged it is unlikely it would have been featured!

To check out the article simply click on on the pictures below

Often when buyers are looking to purchase a re-sale condominium in Toronto, unlike detached homes the first impression they have is the lobby, therefore it makes perfect sense when staging a condominium in the building, you try to incorporate some elements of the style of the building into your unit. 

For example, at CM Staging Solutions we had the opportunity to stage a penthouse in the Tridel Building, Reve.

Upon first impression, the building is a siren amongst the skyline of condominiums that have recently entered the Toronto market.  The lobby has a sophisticated/cutting edge appeal that would impress any urbanite seeking the next best thing.  Therefore it was our job to carry forward this cutting edge appeal into the unit as well.

Whenever you stage a home or condo, you generally will try to work with the palette you have in front of you.  Sometimes home owners are willing to make modest updates, but you typically try not to break someone’s budget and cost the homeowner money they can never recover in the sale.  In this case, the penthouse was very modern, very neutral colours, very up-to-date and very easy to work with.

Therefore the solution was simple, we incorporated original artwork and clean lined furnishings to show off this units stunning floor plan and features.  Please see the pictures.

To see the Globe and Mail newspaper article on this building and condominium, click the Globe and Mail link above.

 Whether you live in Toronto or any other city it is never a bad idea to consider the season when staging a home for sale.  It is important to remember that you are not just de-cluttering your home so people can visit, your home must emotionally connect with a potential buyer in order for you to receive an offer – at the right price. One way to create that connection without blowing your budget is to think about the season you’re in and “Home Stage for the Season”. In Toronto, this is especially important in competitive neighbourhoods like Lawrence Park and Rosedale.

Incorporating seasonal home décor feeds the imagination and helps buyers to see themselves living in your home.

Remember, everyone can connect with a season. If you live in Toronto you know we have our favourite seasons and 4 great seasons to choose from, but there is a comfort in the seasonal changes that occur, especially in Canada, that can really have an impact on how we can relate to living in another home – doing what we enjoy in a new location.

One great example of someone who has been very successful preparing her home for the seasons is Martha Stewart - so why not think of her as an inspiration when staging your home. Since we have four seasons a year, you can have fun with this!

1.      Outdoor Seasonal Staging can include anything from a patio set to recreational games to barbeque utensils and apron etc. - when staging in the summer months in the Toronto area, why not give the buyer the feeling they can enjoy a barbeque with family and friends, showcase your backyard as a place of fun and recreation in the summer.

2.      2-chair bistro set - a 2-chair bistro set can be used in many situations and in many different places. It always helps a home buyer envision themselves sitting with a newspaper or a friend having a beverage and enjoying the scenery - much like you do at a cafe.

3.      Birdbath - for those nature lovers who enjoy bird watching and like to feel they have their own oasis. Make sure that the birdbath is easily viewed from the kitchen or living room for the most impact.

4.      Pictures that reflect the season - bring the outdoors in, showcasing autumn leaves during the fall can enhance a home that has a great backyard, or is located near great walking trails.

5.      Use a seasonal wreath - a seasonal wreath says to buyers this isn't just a house, its a home. Curb appeal is often under-rated and plays an equally important role to the sale of your home as well as the inside. A home stager can help you plan the small details of how to design a room to have the most impact, inside and out.

6.      Faux fur throws in winter/light throws in summer - this should be used when appropriate because not everyone is a fur fan. But a faux fur throw by the fireplace in the winter makes you want to curl up with a hot cup of cocoa by a warm fire…how inviting to a potential buyer.  Much like a light throw on a chair on the front porch can spark a vision of sitting on your porch with company during those cool summer nights. I had a client in Lawrence Park, Toronto who used this technique (along with other décor tips) to get top price for her home.

7.      Use pillows and throws with colours that reflect the season - does the house feel a little dark? Is it spring time? Brighten up a room with throws and pillows that bring in those seasonal colours. What colours do you associate with spring? Light green, pale yellow? An interior designer or home stager can help you choose a colour scheme that will brighten the day of prospective buyers without overwhelming them.

8.      Plant seasonal flowers outside - curb appeal.. curb appeal.. curb appeal.. If it's spring/summer, rake your garden beds and plant some seasonal flowers. Remember your buyer wants to buy a home not a just a house. Home owners often overlook the importance of a neat and tidy outdoors – make sure you walk your property with your home stager to get the best options for your home.

9.      Bring seasonal flowers inside - as we transition from a harsh winter, the weather has just begun to warm up and buyers are venturing out to look at the possibility of purchasing a new home, spring flowers can often lighten anyone's mood, especially if it's still a little gloomy outside.

10.  Some seasonal fruits/vegetables in the kitchen can speak to and connect with buyers - What do we do in kitchens? We eat and we cook... shouldn't a buyer feel they want to eat and cook in what could be their new kitchen… your kitchen?

As with all property staging, home staging for the seasons can make a home feel warmer and more like… well, home. Remember to avoid decorating with items that may suggest any religious connotations, such as a Christmas tree in order to maintain an open and airy feeling without limiting the number of buyers who might be connecting with your home, afterall not everyone celebrates Christmas and therefore they may not . Your home stager can help you create just the right balance.

  There are a number of reasons why you should never try to sell an empty house, however even if you're home is in supreme condition or even newly built this is one fly in the ointment that will surely add to a rocky sale...

  I recall receiving a call from a builder who had been trying to sell a home for almost 11 months.  Despite trying to sell during a time when the Toronto real estate market was HOT.. multiple offers...  homes selling well above list...etc. this home would not budge, not one offer..

  So I went to have a look.  My initial impression of the house was it had been painted a dark peach... Peach?!

Can you believe this person had painted their home to resemble a PEACH?!

I thought no wonder this builder had missed the hot housing market opportunity in Toronto, he has painted his house peach!

Fortunately when I stage a home I have special tools that allow me to measure colour.  My colour swatches were indicating the colour was tan, but in this light it kept resinating as peach.  It didn't matter what room I went to in the house every room appeared peach yet the home was actually tan.

The builder, who had been reluctant to stage in the past because he didn't believe it truly worked and was an unnecessary expense was desperate to try anything, so we entered into a staging agreement and I staged the home.

After staging the home.. adding furniture, area rugs, and more lighting the walls transformed and appeared a neutral tan... hmmm.. 

It then became clear to me this was the effect of an often overlooked Metamerism. 

Well this home sold within a month with 2 offers.  If you are trying to sell your home, especially in the Toronto real estate market it is important to keep your colours neutral and never underestimate the effects of metamerism.

The morale of this story is....  Metarmerism is defined by the appearance of surface colour impacted by lighting.  When a property sits vacant, the shadows cast on surfaces such as the floors and the walls can alter how a person perceives the colours and can even make a wall look peach or even mauve.  This alone can cause a buyer to walk away.

By staging the property with furniture, it minimizes the shadows and alters the light perception being cast so that buyers are less likely to be turned off by this effect.  Buyers can now imagine a place where it is bright and open to whatever colour they decide.

Regardless of where you live, when staging a home we always want to appeal to the largest number of buyers, why not consider home staging with an eco-conscious?

You may be wondering why you should even consider taking on such a project, afterall don't you already have enough work to do without then trying to be "green"?

Well if we truly want to be appeal to the largest number of buyers, let's consider the additional markets we may appeal to such as:

• buyers who may have multiple chemical sensitivities
• buyers who are trying to live with a greener conscience

Do you have buyers who have expressed they suffer with asthmatic conditions or buyers who are seeking a greener home?

Well in light of the fact both Canadians and Americans spend 90% of their time indoors, it is no wonder people have sensitivities to poor Indoor Air Quality.

Here are some tips and pointers that you can easily incorporate into your listing checklist when preparing your home for sale and don't be afraid to let your buyers know!

 Products to Consider When Your Home Staging

 Use Low VOC (Volative Organic Compound) Paints and Stains - Of the 10,000 chemicals that you will find in paint, 300 of those chemicals are known toxins and 150 are linked to cancer. 

Many of these Chemicals can irritate some potential buyers like fresh cut grass and have been known to cause a host of health issues from breathing problems, headaches, and nausea, to burning watery eyes.  Low VOC paints and stains can be found in most retail chains who sell paint.

  If you need to install a new floor, why not consider wood With FSC Certification?  This means the wood is provided by a managed forest where trees are added as they are removed, they are not simply logging 1,000s without replenishing the forest.  Of the trees that are removed every year without consideration for the environmental ramifications, did you know a new species a week is being lost?

  Bamboo Floor - this product is questionable, bamboo is a highly renewable source yes, but the amount of resins that are needed to produce this type of flooring can be high in VOCs and the amount of energy required to bring bamboo to North America is also a problem - In this case is cost out-weighing the gain? 

Furniture With Natural Fibers - wool rugs and linen furnishings are both current and natural fibers.

Preparing Your Listing, Additional Things to Consider

1. Open the Windows Once A Day - the quality of outdoor air is much healthier than the quality of air you find indoors so when listing your property (in fact you should consider this everyday) open your windows to change the air.
2. Control the Humidity and Control the Growth of Harmful Bacteria and Mold - Some people are highly susceptible to mold and can detect it right away.  Moisture build up on walls, windows and other surfaces can lead to the growth of mold and mildew.  Be sure to ventilate the air, making use of exhaust fans such as in the bathroom and kitchens every day when showering or cooking.
3. Clean Moldy Surfaces With Detergent.
4. Repair Leaky Walls, Basement, and the Roof.
5. Clean and Disinfect Humidifiers, De-Humidifiers, and Air-Conditioners.
6. Make Sure All Your Filters Are Clean.

If you have sellers who are giving push back and still do not see the value of home staging, check out these home staging statistics, provided by Royal LePage Real Estate Services, conducted by Maritz Research.

Would sellers benefit by hiring a professional to prepare their home for sale?

• "Over 90% of Canadians showcase small appliannces, such as microwaves, toasters, radios and blenders on their kitchen counters...buyers are interested in ample kitchen counter space."

How do sellers perceive their homes and their decor and will potential buyers agree?

• "75% of Canadians would classify the style of their house as "current" or "somewhat current."  These findings are counter to house staging specialists, who maintain that although the majority of homes in Canada are in need of updating prior to sale, a significant difference can be made with as little as $1,500."
• "45% of Canadians classify themselves as a pack rat and in rural areas, the number rose to almost 53%"
• "86% of Canadians ranked storage space as important to potential buyers"
• "The top three interior features when selling a home were freshly painted walls (30%), flooring (29%) and organized storage space (20%)"
• "Homebuyers decide whether or not to look in a house by teh appearance of its exterior...when asked...the number one answer was a well maintained yard (40%).  A clutter-free yard and driveway ranked second (28%), while a newly painted exterior was third (18%)."

Sellers should be considering what other listings are doing to prepare their homes for sale if they want their home to compete on the real estate market.

• "54% of Canadians think that $2,000 or more is the appropriate amount to spend in preparing a house for sale, with a surprising 25% willing to pay over $5,000."

For additional poll findings, click on the link below.

http://www.royallepage.ca/en/utility/news/previous/content.aspx?id=948&bottomcontent=874&toolstips=1052&relatedcontent=1074

You may find yourself reading this blog because someone, either a real estate agent, or a friend has suggested you should stage your home.

The question is who should stage my home, a home stager? What is a Home Stager?

Good question and what distinguishes one home stager from another?  In fact with the popularity of the buzz words “home staging” it would appear everyone is staging homes today, home owners, real estate agents, etc.

In a nutshell, a home stager specialized in preparing residences for sale in the real estate market in such a way that your home appeals to the largest number of potential buyers which results in selling your home more quickly and for more money.

So how do you shop for a home stager?

1.       The first thing you should ask to see is a portfolio.  This will include a number of different pictures, including both before and after of different types of homes they have staged and their different successes.

2.       References or referrals are also a good sign and so are testimonials.  If someone suggests a particular home stager that is a good sign they have experienced a particular level of success with this individual.

3.       You should ask a potential home stager to discuss what home staging is and what to expect. It is important if someone is going to stage your home you should understand what they’re doing and why without going into too much detail.  A home stager will be able to give you an idea of how this transformation will impact you and your family if any and what the cost will be.

4.  It is important at this time to let a home stager know if you have any budget restrictions.  Home stagers will make recommendations from adding a few pillows and pictures to painting, changing door hardware, changing your floor, etc.  The average home stager cannot quote and should not quote on behalf of a contract professional but the home stager needs to know if there are budget limitations.  In Toronto the average price a home owner is prepared to spend when getting their home ready for market is 1% of their list price.

5.       Time restrictions are also an important need to know.    If you are looking to have your home ready for pictures tomorrow you should let your home stager know that.  This will dictate what can be done with your home.

6.       Since the home staging industry is a fairly unregulated business, there are organizations that some home stagers will align themselves with such as RESA (Real Estate Staging Association).    This organization acts as a governing body of ethics among the home staging community.  It is not mandatory and on that note, I know home stagers who are excellent and not members of RESA, but if this is something that is important to you, this may be a question to ask.

7.       An important question to ask is if the home stager has any design knowledge, such as education or previous experience.    There are courses that individuals can take to get certification and often decorators and interior designers will get certification. They are private and independently operated. Ideally if you are looking to hire a home stager and having certification would be beneficial, but not a must.

8.  "The person who quotes the cheapest price is the home stager I'm going to hire." Buyer beware, you get what you pay for.  Remember the saying, "If it sounds too good to be true, it probably is."

I hope this was helpful and best wishes with the sale of your home, I hope it’s profitable.

So you’re home is on the market and it’s Winter in Toronto, Ontario.  Although of late, we’ve seen unseasonably warm temperatures, and as we all know that can change in an instant.  Here is a simple check list to maximize the presentation of your home during this frosty time of year and hence maximize your offers.

1. Make sure all pathways to and around your home are cleared.   In light of Toronto weather, as you know potential buyers, if their serious will not only want to walk to your house but also around it.  Keeping it clean tells buyers this is a good purchase, this home has been well taken care of.
2. Keep the front inviting.  Some seasonal planters will create a welcoming entrance.
3. If you are planning to have open houses keep a boot mat at the front door, maybe even 2 and an addition mat that can help to soak up some of the salty melting ice.  This may sound excessive but believe me in Toronto this can be done without spoiling the aesthetic impression at the front door.  After all, there is nothing worse then when you walk into an open house and the floor is soaked with salt and melting ice and the agent is asking you to take off your shoes (understandably) but there is no where to step without getting your socks soaked.  Then when you leave you get soaked again and have to put your wet salty socks inside your shoes. Not a nice first impression.
4. Keep the heat on and the gas fireplace lit.  The buyers have taken off their shoes and all they can think is how cold their feet are.  Why is it so cold? This can be distracting and prevent a potential buyer from warming up to what a cozy home this could be.
5. It’s getting darker earlier, use light timers to keep the home looking bright and cozy from the inside and out, day and night.  Remember “curb appeal, curb, appeal, curb appeal..”