This is the last of a 3 part series that addresses many of the questions we receive from Realtors and home owners who are calling a stager for the first time. In the first article, we talked about the first steps Preferred Staging takes when you call us and schedule an appointment to see your listing, including consultations and proposals. In the second article, we described how we present our proposals and generally how the staging process works. This week I'm going to tell you how Preferred Staging keeps working for you after the staging is completed.
Preferred Staging offers a variety of services to our clients, from staging occupied homes to vacants, color consultations, and redesign. Add to that list the use of our "after" photos for your MLS listing and marketing. My advanced degree in Architectural History and working for over five years with architectural photographs and documents for the National Park Service contribute to my knowledge of taking a good interior and exterior photo. All of my photos are taken at a high resolution with a wide angle lens, and all photos are perspective corrected, as well as color corrected and balanced prior to printing or posting. At this time, we offer these photos to the listing agents for free.
Preferred Staging is also a big believer of using technology to market properties, especially blogging. We blog about every property we stage on two different blogs as well as in local blogs, and we also highlight each property in our newsletter, which reaches about 5,000 Realtors in the Northern Virginia, Maryland, and Washington, DC metro area.
Besides our own website, we also list your property on Preferred Staging's web page on StagedHomes.com, which gets over 10 million hits a day. That's even MORE exposure for your listing in places that are complimentary to your Realtor's web listings.
We look forward to working with you to stage your house and help it sell quickly and for top dollar.
Last week I wrote about the first steps Preferred Staging takes when you call us and schedule an appointment to see your listing, including consultations and proposals. So, now what happens when you have the proposal and we're good to go?
Well, let's start with the proposal first. Preferred Staging's proposals outline what rooms and areas are to be staged, and how much time we believe it will take us to stage the property - from loading the accessories we bring to the house to de-staging when the house has sold. We also provide a general list of accessories from our inventory that will be used, which runs the gamut from lamps, mirrors, rugs, and wall art, to place settings, floral arrangements, towels, and those extras that really make a room feel welcoming and inviting. The final part of our proposal includes the cost of rental furniture, if necessary.
If everything is acceptable, then Preferred Staging emails the client (whomever is paying for the staging) a Letter of Agreement for signing. If rental furniture is needed, then the rental company will email a separate contract. Preferred Staging only facilitates the contract, which is between the client and the rental company.
Once all signatures and deposits are received, then a delivery and staging date is scheduled, usually about 3-5 business days after signing the contract. We usually arrive at the property in the early morning (around 8am), unload the accessories, and then start to create wonderful rooms and spaces that will entice potential buyers to linger and envision themselves living in the house - a crucial first step in the buying process. Along the way, we also manage the furniture delivery and set up, hang pictures, set tables, make beds, create spas in the bathrooms... we virtually move in!
The time it takes to stage a house depends on how big the property is and how much staging is needed. A 2 bedroom condo can be completed in about 8 hours or less, while a 4,000 square foot house can take 2 days. Each house is unique - in its layout, square footage, price point, what rooms need to be staged, etc. - which is why it's virtually impossible to provide an estimate over the phone.
Next week I'll tell you how Preferred Staging keeps working for you, even after the staging is completed.
Well, yes and no. I guess it depends on what you're looking for. When I think of Georgetown, I think of a historic town that was there before Washington, DC, cobblestone streets, and elegant homes with tall ceilings and fabulous crown moldings, decorated in the latest fashions from England and France. Of course, that's the architectural historian in me coming out. But we all know that's not what Georgetown is really like. It's certainly not the experience of some of my family members who attended Georgetown University. For them, it was more urban with trendy stores and great restaurants.
So when you're looking for a new home in Georgetown, what are you looking for? Well, it goes without saying that you're probably going to end up with an old house. But does that mean you have to decorate it like a museum? If you walked into a Georgetown row house up for sale, what would you expect to find?
Well, on one hand, I think you'd expect on some level to find that long ago elegance of a parlor. (Does anyone even use that word anymore?) On the other hand, though, you'd want more modern, urban, livable surroundings. This was my approach to a beautiful, vacant Georgetown row house we staged. When you walk in, you almost expect it to look a certain way, and this was achieved by renting a few antique pieces that really complimented the size and shape of the living room (or is it a parlor?), yet are actually comfortable and not overwhelming, and are OK to sit on and relax. All of the other rooms, however, reflected a modern elegance.
The dining room, which can easily seat 8 comfortably, had updated furniture and contemporary art work. It's a beautiful room with a lot of personality already built into it (see the built in cupboard?). The master bedroom had a gorgeous queen bed with a leather headboard and matching leather cubes at the foot of the bed. Certainly not something George Washington slept on!
All in all, this house as a staged property spoke to a broad audience of potential buyers. It's got a little bit of old and a lot of new, all of which you'd expect in Georgetown, right?
The feedback from the Realtors on this property was fantastic. Virtually everyone who saw the house thought it was lived in by some very neat people. I take that as a compliment, as it tells me that I achieved the warm and welcoming feel that a good staged home - vacant or occupied - should have.
But best of all was that this home, listed for $1.2M, sold in just 26 days! And the new home owners have been in touch with me regarding buying some of the furniture and accessories, and with questions about the size of rugs and tables. They also told me that they are going to copy my layout, as they can't imaging the furniture placed any other way.
There's more to the story of this staging, but that's for another blog! In the meantime, visit Preferred Staging's Gallery for more pictures of this fabulous home!
Last week I wrote about the first steps Preferred Staging takes when you call us and schedule an appointment to see your listing, including consultations and proposals. So, now what happens when you have the proposal and we're good to go?
Well, let's start with the proposal first. Preferred Staging's proposals outline what rooms and areas are to be staged, and how much time we believe it will take us to stage the property - from loading the accessories we bring to the house to de-staging when the house has sold. We also provide a general list of accessories from our inventory that will be used, which runs the gamut from lamps, mirrors, rugs, and wall art, to place settings, floral arrangements, towels, and those extras that really make a room feel welcoming and inviting. The final part of our proposal includes the cost of rental furniture, if necessary.
If everything is acceptable, then Preferred Staging emails the client (whomever is paying for the staging) a Letter of Agreement for signing. If rental furniture is needed, then the rental company will email a separate contract. Preferred Staging only facilitates the contract, which is between the client and the rental company.
Once all signatures and deposits are received, then a delivery and staging date is scheduled, usually about 3-5 business days after signing the contract. We usually arrive at the property in the early morning (around 8am), unload the accessories, and then start to create wonderful rooms and spaces that will entice potential buyers to linger and envision themselves living in the house - a crucial first step in the buying process. Along the way, we also manage the furniture delivery and set up, hang pictures, set tables, make beds, create spas in the bathrooms... we virtually move in!
The time it takes to stage a house depends on how big the property is and how much staging is needed. A 2 bedroom condo can be completed in about 8 hours or less, while a 4,000 square foot house can take 2 days. Each house is unique - in its layout, square footage, price point, what rooms need to be staged, etc. - which is why it's virtually impossible to provide an estimate over the phone.
Next week I'll tell you how Preferred Staging keeps working for you, even after the staging is completed.
Of all the phone calls and inquiries I receive, one of the most common comments I hear is, "I've never used a stager before... so I'm really not sure how all of this works".
Actually, the process is quite simple. Generally, you tell us what you need and want and we take care of the rest. Well, maybe it's not that simple, but that's not too far from the truth, and it really is quite painless.
Each staging company has their own menu of services and fees, so make sure the company can do whatever it is you want. Preferred Staging will do as much as or as little as your client wants, and we offer a full compliment of services, from consultations (walk-through or written), staging occupied or vacant homes with rental furniture and accessories, and hands-on staging. We also do color consultations, and provide Redesign services (a.k.a. Staged for Living).
OK, so now you have a general idea of what we can do for you. But what's the first step? When you call Preferred Staging, we ask a variety of questions about the house so we can have a better understanding of what's really needed, which in many cases leads to a cost savings for your client by avoiding unnecessary staging fees. Generally, a consultation is the first step, and if the client wants Preferred Staging to do the actual staging, then we prepare a proposal for them. For vacants, however, a consultation is usually not needed and we skip right to the proposal.
Whether we meet for a consultation or a proposal, we always take reference photos. Then we proceed with the consultation, or we discuss what's needed for us to stage the house, such as what rooms are to be staged, vignette or full staging or somewhere in between, and most importantly the budget. Proposals are usually ready within 48 hours.
You've probably noticed that I keep using the word "proposal" instead of "bid". We view a bid as a set price - this is what we're going to do and this is what it will cost - period. However, we've learned that a "bid" per se doesn't always work for every client. Time frames and/or budgets change, and the bid may not be what is needed anymore. So Preferred Staging prepares proposals, which we consider a working document. The proposal can be modified to meet the client's needs, and it's not done until everyone is satisfied.
Next post I'll tell you about the staging process once the proposal is accepted and we are good to go.
A couple of weeks ago we completed staging a beautiful contemporary single-family home in Reston, Virginia. The house is beautiful and the furnishings are quite nice, but there were a few pieces missing here and there, and the overall presentation lacked that oh-so-important "wow" factor (or "umph", as I like to sometimes say), especially since you enter almost directly into the living room.
As is the case with virtually all occupied stagings, all the pieces are in the house, but they're just not in the right room or in the right place. In the master bedroom, for example, the bed was placed on the largest bare wall, following the general decorating rule of putting the largest piece of furniture against the largest wall. In this case, however, the wall also had the door, so upon entry into the bedroom a buyer would see the dresser with a TV on it and not the beautiful queen bed with new bedding. By simply moving the bed to the opposite wall, now framed by 2 windows, the bed became the focal point of the room. The sofa from the living room was then placed along the large bare wall, creating a lovely sitting area that emphasizes how large the master bedroom is.
A large curio in the dining room was placed in a niche to the left of the fireplace in the living room, balancing the large chest in the right niche, and a buffet from the family room was then moved to the dining room. And so it went - all the pieces falling into place like a huge puzzle. Rental furniture and accessories from Preferred Staging's inventory were brought in complete the rooms and fill in the blanks.
The most challenging room, however, was the master bath. With its cathedral ceiling, large soaking tub, and gothic-like windows, it required a very special and imaginative treatment. Our solution was to create a magic garden surrounding the tub, with greenery, topiaries, delicate dogwood flowers, a bird cage and a nest, a statue, candles, and even a picture of the Eiffel Tower. Perhaps it sounds a bit like "Where's Waldo?" but in this bathroom, it works. The tub is now a destination spot, the perfect place to soak your cares away, and to enchant a buyer for this house.
Feedback from the Realtor at the Broker's Open and open house was all positive. Realtors and clients were lingering!
A couple of weeks ago we completed staging a beautiful contemporary single-family home in Reston, Virginia. The house is beautiful and the furnishings are quite nice, but there were a few pieces missing here and there, and the overall presentation lacked that oh-so-important "wow" factor (or "umph", as I like to sometimes say), especially since you enter almost directly into the living room.
As is the case with virtually all occupied stagings, all the pieces are in the house, but they're just not in the right room or in the right place. In the master bedroom, for example, the bed was placed on the largest bare wall, following the general decorating rule of putting the largest piece of furniture against the largest wall. In this case, however, the wall also had the door, so upon entry into the bedroom a buyer would see the dresser with a TV on it and not the beautiful queen bed with new bedding. By simply moving the bed to the opposite wall, now framed by 2 windows, the bed became the focal point of the room. The sofa from the living room was then placed along the large bare wall, creating a lovely sitting area that emphasizes how large the master bedroom is.
A large curio in the dining room was placed in a niche to the left of the fireplace in the living room, balancing the large chest in the right niche, and a buffet from the family room was then moved to the dining room. And so it went - all the pieces falling into place like a huge puzzle. Rental furniture and accessories from Preferred Staging's inventory were brought in complete the rooms and fill in the blanks.
The most challenging room, however, was the master bath. With its cathedral ceiling, large soaking tub, and gothic-like windows, it required a very special and imaginative treatment. Our solution was to create a magic garden surrounding the tub, with greenery, topiaries, delicate dogwood flowers, a bird cage and a nest, a statue, candles, and even a picture of the Eiffel Tower. Perhaps it sounds a bit like "Where's Waldo?" but in this bathroom, it works. The tub is now a destination spot, the perfect place to soak your cares away, and to enchant a buyer for this house.
Feedback from the Realtor at the Broker's Open and open house was all positive. Realtors and clients were lingering!
The Donald has come to town, and he clearly made his presence known last night!
Donald Trump and his son, Eric, recently purchased the Lowes Island Golf Club in Potomac Falls, Virginia, which is about 3 blocks from my house. The club and courses border the Potomac River, and across the river is a Maryland state park, so the views are beautiful. Needless to say, the club name was quickly changed to Trump National Golf Club.
Last night, the Trumps hosted quite the 4th of July party. Security was tight near the club. One can only imagine what Washington, DC and PGA diginitaries were in attendance!
Word got around the community that there was going to be a fireworks display, so after our own little neighborhood display of legal (read: boring) fireworks and sparklers, we all started to head over in the direction of the club to see what we could see.
We didn't have to go far - only to the end of our block. We couldn't see everything, and a few houses were in the way, but it was still a great show.
Thanks, Mr. Trump, for a fantastic finale to our 4th of July!
We staged an absolutely charming house in Arlington, Virginia. It's on the "quite" part of North Glebe Road, and sits up and back a bit from the street. It looks like many other homes in the area, but looks can be deceiving. This house is about 3,000 square feet, with 4 good sized bedrooms, a finished family room in the basement, and 2 fireplaces. The screened porch leads to a large fenced backyard.
The front entrance has a bit of a hall, but then opens up to an absolutely huge living room with beautiful hardwood floors and a large bay window. The challenge to staging such a large space was to make the room feel welcoming and intimate, but to put all of the furniture around the focal point (the fireplace) would have easily left half of the room empty. Traffic patterns would also have to be kept clear.
The solution was to stage the living room in zones. The fireplace was still the focal point, but there are 3 different seating areas that gently overlap, allowing each space to interact with each other, but yet each can stand on its own. The first zone is a large upholstered chair between the fireplace and the entry to the dining room. The second is a grouping of 2 chairs and a chest, and the third is the sofa by the window.
A similar layout exists in the basement family room, but there is a wall which divides the space. The family room is a bit smaller, and the focus is still on the fireplace. But the wall creates an unusual space between the family room and the entry to the garage. One of the family members who grew up in the house told me that they never quite knew what to do with that space. For staging, I wanted to utilize the space and brighten it up, so I placed a bookcase console against the back wall with a table lamp and a complimentary print on the wall. Now the space had a purpose, and when the family member saw how it was staged, suddenly the ideas started to come. It could be a reading nook, or a niche for Mom's computer, or a crafting space. The ideas are endless.
This is one of the primary functions of staging - to provide viable ideas for how various spaces in the house can be utilized. If that unusual space had been left empty, potential buyers would have thought the same as the owners - what are we going to do with that space? But once the space had a purpose, the space is no longer an issue but a bonus space.
As Realtors, you know you can't simply pick any color when you're painting a house to prepare it for sale. But the hard part is what color to use that will show the house to its best advantage and appeal to the majority of buyers.
I was recently asked about what my favorite staging paint colors were for an article that appeared in the May 7, 2009 Washington Post. But there's more to painting and picking a color than what is in the article.
If the paint is old, dated, or dirty, peeling or showing signs of damage, or is very "style specific" (a very personal color to the current owner), I will recommend painting. Painting is the least expensive way to update your house, and the return on your investment will certainly be over 100%, most likely more. Painting not only updates a room, but freshens it up, can considerably lighten and brighten a room, and make the room look and feel bigger - all the attributes you should strive for when preparing your house for sale.
Certain rooms get more wear and tear than others, and therefore are more of a priority when it comes to painting. The formal living room will most likely not need of a fresh coat of paint compared to the family room, kitchen, or bathrooms. If one room or area is to be painted, I choose a color that is very neutral and will compliment the rooms that are not going to be painted, so there will be a cohesive look to the house.
I take into consideration a lot of other factors when choosing colors for a house, such as the demographics of the house (surburban or urban?), the size of the house (condo? single family?), the size of the room (big or small?), how much light the room gets (north or south facing?), who the potential buyer might be (single? married with young children? older with grown children?), and the style of the house (colonial or contemporary?).
I usually don't recommend that the same color be painted throughout the entire house. Each room has its own purpose, and I feel should have its own color. Also, all the same color makes a house boring, and the one thing you don't want is a boring house. You want your house to show well and have some "life" to it, albeit a neutral life, so to speak.
Sometimes, if rooms are joined, like a living and dining room, then obviously they would both be painted the same color. But you can also use color to make a room seem bigger. Color receeds, so if you can see through the living room to the dining room, and then the family room beyond, then the family room can be a darker color, thereby making it seem farther away, and in turn making the rooms seem bigger (because that family room seems so far away).
Bathrooms, since they are private rooms and often have the door closed, can have more whimiscal colors, like pumpkin, or a deeper green, or a silver gray - colors I would never suggest for a public room like the living room or dining room. But in a bathroom, a pop of color can make that little room really stand out and have some personality.
The other thing I've come to realize is that most people are afraid of color, and so stick with the very basic and neutral colors of white, off white, and taupe. And that's OK. But there are so many other colors out there that are considered neutral - a whole veritable rainbow of browns, yellows, greens and off-whites - that will work for virtually every room, every style, and every taste.
Note I didn't mention blue. Although blue is America's favorite color, it's not our favorite to paint with. So unless it's an absolute perfect color for a room, I generally don't recommend blue.
With that said, I really don't have any specific "go to" colors, as each house is unique and has its own special requirements. However, there are a few colors that I find have worked well in many houses.
For trim, I prefer Snowfall by Behr (W-F-400). It's a clean white, and not shockingly bright.
Other Behr colors I like:
Whites/neutrals: - both are pale off-whites that add a tint of color, very neutral
Cottage White (1813)
Navajo White (1822)
Greens:
Ground Ginger (380-F-4) - a pale green/yellow that isn't overwhelming
Browns/yellows: - all are lighter/paler browns with yellow tones, and mix and match well
Rivera Sand (320-E-3)
Calm Air (300-E-2)
Classic Taupe (290-E-3)
Clair de Lune (300-E-3)
Benjamin Moore colors I like:
Yellow Bisque (220) - a rich but pale yellow
Monarch Gold (1109) - a very nice golden brown
Gingerbread Man (1111) - a lovely brown with gold tones
Wilmington Tan (HC34) - a beautiful neutral with depth
Disclaimer: ActiveRain Corp. does not necessarily endorse the real estate agents, loan officers and brokers listed on this site. These real estate profiles, blogs and blog entries are provided here as a courtesy to our visitors to help them make an informed decision when buying or selling a house. ActiveRain Corp. takes no responsibility for the content in these profiles, that are written by the members of this community.
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