10. WHAT DO I NEED TO DO TO MAKE
MY HOUSE READY TO SELL?
You’ve heard this before from all the experts on
television & in the newspapers. Every dollar invested in cosmetic
freshening results in a-dollar-for-dollar return. Major renovations to baths
& kitchens can return more if done
right. One must take into account factors like what homeowners have done in
other like homes in your neighborhood. (Check with an accountant to find out
what expenses related to the sale of your home can be deducted from your
taxes).Remember, it is not always best to be the biggest, fanciest and
costliest home in the neighborhood. However, it is important to be the best
looking at first sight!
Regardless of how much you love your home and how it
looks to you, what is really important is what do other people see and think
about your house?
If you are like most mere mortals, you never seem to
be able to keep up with all the maintenance work, regular cleaning and the
‘heavy’ cleaning (like a spring cleaning). Where do you start? What needs to be
done?
Getting an objective opinion/evaluation of your home
can be very simply accomplished, ASK A FRIEND! Ask them to look at your house
as if they were a buyer and ask them to tell you what they like and what they
would like to see changed. Ask an experienced REALTOR. They see lots of
homes and work with buyers. Ask them what catches the buyer’s attention. Ask
them what they think the best features of your home are and how can you make
them really stand out.
9. Does
adding a guest house increase the value of property enough to recoup cost of
construction?
It depends on a couple factors...but generally the
answer is yes. Some things to consider are:
·
A detached guest house does not
have the same value per foot as the main house....in most instances. It is
generally viewed as a percentage of the per foot value.
·
It also depends on how many
bedrooms you currently have vs. where you end up with the addition. For
instance if you have a 2 bedroom home and now have a 3rd bedroom in the form of
a guest house...this is most likely a positive thing. If you have a 5 bedroom
home and are now adding a 6th....and all the other homes in your area are 4-5
bedrooms....the addition may not yield you much or could even be less than the
cost of construction.
·
It really depends on how
valuable on average homes are per foot where you live....for instance, in my
neighborhood homes go for $250 to $350/ft. If I can build (and am doing so now)
an addition to the house for $120/ft.....even if there is a discount off the
value per foot from the main house....I'm still way ahead.
Bottom line is, look before you leap.....and ask you
real estate professional before you start writing checks.
8. How much should I do and spend to prepare my house
for sale?
It depends upon a number of factors;
·
When do you want to start
selling your house?
·
When do you want to move out?
·
How much can be done by me?
·
How much will the materials
cost?
·
How much time will it take?
·
How much needs to be done by a
professional?
·
How much will it cost?
·
How long will it take?
·
What will it all cost me?
·
What must I do?
The easiest solution is to do nothing. Let the new
buyer do the work. Not a bad solution, especially in a Seller’s market,
but then you need to price your property well below the market. One solution we
suggest, with great success for our sellers, is to prioritize what needs to be
done. However, here is where you could use some experienced help. Ask a
Realtor. They will be happy to help. Remember, if you hire the Realtor to
help you sell your property they have a stake in the advice they give you. They
have to sell your house in the shortest time and for the most money.
7. What on the exterior should I be looking at?
This includes (if applicable) shrubs, trees and
flowers. The walkway, the driveway, front door, steps & railing, garage
door, side door, back door, windows, exterior lights, utility boxes. Does the
house look fresh or tired?
Some ideas:
·
-Fertilize, mow & water your
lawns regularly.
·
-Maintain trees & shrubs.
(Trim and get out weeds)
·
-Mulch, (if needed-fresh mulch
is an instant eye catcher).
·
-Add color with flowers. Don’t
overdo it. Add color near entryways, keep it simple.
·
-Keep bikes, ladders, lawn
equipment out of site.
·
-Paint the Front Door. (Paint
other doors too, most people neglect this).
·
-Paint or power wash (or brush
with bio-degradable soap) the garage door.
·
-Paint stair rail if you have
one, wash steps, walkways & driveway (power wash or use brush &
bio-degradable soap).
If you live in a condo and the exterior doesn’t look clean & well maintained talk
to the Association’s officers and management company (if there is one) and seek
their help. Keep the area around your entry neat & clean. If permitted,
place a welcome map at your front door. It really makes a difference.
6. What on the interior should I be looking
at?
Wow, where do you start. You love your furniture,
your decorating touches, your knick-knacks, and, hey the kids live here too!
They need their space. It takes tough love, tough decisions. Take the advice of
your friends and your Realtor. Start by getting rid of all the clutter. The
stacks of magazines, that unfinished 500 piece puzzle, and the greeting cards
from the past holiday.
Cosmetic Fixes:
-Remove extra furniture that is not always used or
needed.
-Replace all light bulbs, up the wattage one level
(example; 60 watts to 75 watts).
Clean All:
·
-light fixtures, ceiling fan
blades, blinds
·
-TILE floors and walls. Remove
lime, rust and mildew.
·
-Carpets. (If too stained or
discolored think about replacement).
·
-Dry clean or wash & iron
all drapery & curtains
·
-Mirrors, don’t forget to wash
the windows & window sills.
·
-Tubs & sinks. Remove all
rust, lime & mildew stains.
If it’s broken fix it.
This is where prioritizing becomes very important.
Time and money are important factors; however, the key is to address those
items that will be most important to potential buyers. We suggest addressing
‘Repair or Replace’ items before you invest in ‘Cosmetic Fixes’. A better
maintained house will generally make the ‘short list’ over a ‘cosmetic
makeover’ of the discerning buyer. If you had to choose between dealing with
water stained ceilings and fixing a leaky faucet, which would you choose? If
you were a buyer, would seeing a stained ceiling be more of a concern than a
dripping faucet? Here is a list of suggested items to look at. This list is by
no means complete, but it is a good starting point.
Repair or replace:
·
-Leaky faucets, toilets, pipes.
·
-Toilet seats -Cabinet handles
·
-Non working appliances
·
-Floor & wall tiles
·
-Stained ceilings
·
-Cracked ceilings
·
-Holes and cracks in walls
·
-Broken Steps
·
-Broken or loose hand rails
There are other, really simple, things you can do to
make your house more sellable and appeal to more potential buyers.
The little things mean a lot:
Stop smoking in the house. Air fresheners only mask
the odor temporarily. If you have carpeting, have it steam cleaned and
deodorized. If that doesn’t fix the problem then replacement may be the only
course of action available.
If you have pets, keep their area clean and odor
free. Try to vacuum all shed hair daily. Empty litter trays, remove empty food
bowls, and place water bowls where unfamiliar feet won’t accidentally kick
them. Get rid of yesterday’s newspapers, empty the trash in ALL rooms, not just
the kitchen, and every day before you leave your home and before a buyer arrives
to see your house. Keep the front entry clean. Sweep daily and brush away cob
webs. Remove all clutter, put the video game controllers away, clean the sink
out and make it shine. Remove last night’s dishes from the counter and other
stuff you tend to drop there. De-clutter the refrigerator door, clean the water
dispenser stains, put away the dish towels & dish soap. Remove some small
appliances you only use occasionally, like the big mixer or electric waffle
maker. Get the kids to put away their toys and de-clutter their rooms and play
areas.
If you have a laundry room, don’t leave a wash
sitting in the washer or dryer and don’t leave the unwashed laundry on the
floor. Get an inexpensive hamper or laundry bag to put the laundry in. Clear
out or neaten up your closets, they are important to potential buyers and
should not be distracting with clutter, shoes on the floor, etc.
When you think your house is ready call your friend
and/or a Realtor to take a look. Listen for any suggestions, follow through and
get ready to sell your house.
5. Now that I have prepared my house for sale what’s
the next step?
The next decision you make is as important as what
you do to prepare your house for sale.
Deciding who will help you sell the house. Will you
do it alone? Will you hire a Realtor? Since we are Realtors, of course you know
what our choice is. However, if you are determined to sell your house by
yourself we want to be helpful, just in case you’re not successful and decide
to hire us to do the job.
4. Some things to consider when selling your house
‘For Sale by Owner’.
Selling a house is time consuming. It is really a
24/7 job, 365 days a year. You have to be available to talk to potential buyers
when they call. (Most people don’t want to leave a message, their name and
phone number, they have some questions and they’re ready to talk now). If
you’re not there, they move on to the next house. Not all calls are from
Prospective Buyers. Realtors will call asking for your business, mortgage
brokers will call offering to help with financing for the buyer, and neighbors
will call asking why & where you are moving.
Being available for visits to your home is another
key factor to successfully selling your home quickly. Prospective buyers want
to see houses on their schedule. That typically can be anytime between 9:00
a.m. 7 p.m. (and sometimes later if they work and only have that time
available) Monday through Sunday. So how do you go to work? Run errands? Take
the kids to their activities? Get out with your friends? Keep the house neat
& clean? And be warm, welcoming & charming to people you don’t know.
And what will you say to them when they are in your home? Do they want to hear
all about the things you did to your house, all your decorating touches? How
well the oven works and dryer dries the clothes? Not really. Most people want
to LOOK around and try to imagine how they would relax in the family room or
see themselves in the kitchen, see where the kids will play, see how much
closet space there is! You get the picture.
At this point, if you still feel you want to sell
your house, yourself, are you prepared for the next major step, marketing your house?
3. How do I let the world know!
That’s not far from reality, especially if you live
in Florida. The world comes to Florida to relax, warm up, and retire. Everyone
seems to be seeking a piece of paradise. So, lawn signs and an ad in the local
classified just won’t do it anymore.
With no intent on being redundant, over 80% of
potential buyers start their search on the internet according to the latest
market research. With the Internet your house is potentially exposed to
millions of people around the world. Think about how many people may see your
newspaper ad, especially if it’s only in the classified section. A display ad
will be seen by more people of course, but not a large enough number to expect
quick results. And you have to run newspaper ads on a frequent and regular
basis to get the exposure. What you need is a comprehensive marketing plan, one
that utilizes many potential points of contact, available to as many people as
possible, as quickly as possible on an ongoing cost effective basis. If you
choose to work with one of our Realtors you can be assured that you will get as
much exposure as is available to the Realtor. This includes;
·
-Realtor.com,
·
-Multiple Listing Services,
·
-Internet search engines,
·
-Individual Realtor web sites,
·
-newspaper ads,
·
-lawn signs,
·
-mailings,
·
-personal networking,
·
-communicating with other
Realtors,
·
-calling previous
clients.
Yes, some sellers have been successful selling their
own houses; Most have not. Then they turn to a Realtor. By this time they have
lost precious time and money. Whether we are in a ‘normal’ market, ‘sellers’
market or a ‘buyers’ market, time and money are still important, but no more so
than in a buyer’s market. Before you decide who will market & sell your
house, think about the end result you want. To sell your house quickly for
the most money you can net!
2. What do I do when I get an offer?
Depends on whether you are selling the house yourself
or if you hired a Realtor.
What you do next is critical to successfully
completing the sale. How do you accept the offer, verbally or in writing? What
kind of paperwork do you need to use? Should you have Lawyers prepare the
contracts? Who will make certain that every step of the process, through
closing, happens on-time & within the terms of the contract?
Perhaps some understanding of the Selling process
would be helpful in deciding whether to sell on your own or hire a Realtor.
1.The Selling Process:
·
Business
·
Emotional
·
Frustrating
·
Time consuming
·
Stressful
·
Intrusive
·
Disruptive
·
Hectic
·
Exhilarating
This list is meant to be a guide of what Sellers
& Buyers typically deal with, 90% being emotional. We know because we deal
with the Selling Process every day, 24/7.
If you hire an experienced Realtor they will guide
you through every step, know what paperwork to use, ride the roller coaster of
emotions for you and accompany you to the closing table to make certain you
receive your proceeds from the sale. Sounds simple! Well that’s what a
Coldwell Banker Realtor does.
Mary Zohar is a long-standing member of the Coldwell
Banker North Tampa Office and an active member of the Greater Tampa Assoc. of
Realtors. Besides having a Bachelor in Science from the University of Florida,
she holds: Certified Home Marketing Specialist, Certified Negotiation
Specialist, e-Pro, Short Sale and Foreclosure, and Accredited Buyer
Representative certifications. And is current in Continuing Education and
licensure for the State of Florida.
Having lived in the Tampa Bay area for over 30 years
makes her an expert in the market as well as the community at large. If she
doesn't know what you're looking for, she surely knows who to ask or how to
find out. Watching Tampa Bay grow, after these years makes her knowledge
priceless. She can be reached at 813-962-0631 and is eager to assist you with
all of your Real Estate needs.
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