Repair - hopefully you client has removed the clutter and you can really see what you are working with. Today's buyer is much like the home inspector. They are better educated, thanks to the DIY shows and HGTV and other networks that focus on real estate and real estate makeovers. The buyer takes a very critical look at the home and then depends on the inspector's expertise for the structural components of the property.
Repair the things that are visual. Here is a sample to get you focused:
- The leaking faucet you have come to ignore.
- The grout that has worn away from the tiles.
- Broken tiles.
- The scratches in the sink and on the counter tops.
- The cracked window pane or storm window.
- Ripped screens.
- Kitchen drawers that don't open or close properly.
- Weather stripping - doors and the garage door.
- Peeling, chipped paint.
- Torn carpet - I went to a Broker Open House once where the seller had used grey duct tape to patch the tear in the carpet. Talk about a red flag for a buyer. Makes them wonder just how or if they made repairs you can't easily see.
- Take a look outside the house - how is the driveway, walkway, entrances. Did you ever see a property that used a step ladder to support the window air conditioner? You can't make this stuff up.
I think you get the idea. At this stage, you can begin to make lists of items you may want the seller to consider replacing. Why? The next two steps, Cleaning and Decorating, put the finishing touches on Staging. Sometimes it is better to replace fixtures instead of repairing them. Once you have a list, you can work with your seller to set a budget and prioritize items. Little things yield big returns.
In the mind of the buyer, good repair indicated good condition.
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