No query is too big or small — if it’s about elevating the look of your real estate, we want to hear it and we want to help! Email your questions to ninadoiron@isodesign.ca

As a real estate agent, one of the key challenges you may face when helping clients sell their homes is ensuring the property remains show-ready at all times. While staging is an excellent way to present the home in its best light and attract buyers, it can be difficult for sellers to live in a staged home, especially when balancing busy lives. But don’t worry — there are plenty of strategies to help sellers keep their homes ready for showings while minimizing stress and maintaining comfort.

Here, we’ll explore tips for sellers on how to live comfortably in a staged home, keep the property show-ready and avoid potential pitfalls. With your expert guidance, your clients can increase their chances of selling quickly and for top dollar.

Why it’s important to keep a staged home show ready

First, it’s important to emphasize to sellers why keeping their homes in pristine condition during the listing period is essential. A staged home is designed to appeal to the emotional triggers of potential buyers. A clean, well-organized space helps buyers imagine themselves living in the home, which can lead to quicker offers and higher sale prices.

However, one messy or cluttered space can break that emotional connection for buyers. When they walk into a home that’s untidy or doesn’t look like the photos they saw online, they can become distracted by the clutter and may focus on negatives rather than the home’s best features. That’s why sellers must maintain the home in show-ready condition at all times.

Tip #1: Create a daily routine to stay show-ready

A daily cleaning and tidying routine can help sellers keep their homes looking fresh without the need for a deep clean every time there’s a showing. Encourage your clients to set aside 10-15 minutes in the morning before heading off to work and another 10-15 minutes in the evening to quickly tidy up common areas, wipe down countertops and do a quick vacuum or sweep if needed.

This daily routine can prevent messes from piling up and help your clients feel more in control of their space. Consider sharing a checklist of high-priority tasks to focus on daily, such as:

• making the beds (use photos taken on staging day as a reference to restyle the bed)
• clearing off countertops
• putting away toys, clothes and personal items 
• wiping down kitchen and bathroom surfaces
• emptying the trash
• checking for pet messes or odours

Tip #2: Pre-pack personal and non-essential items

Encourage sellers to think of the staging process as the first step of moving. Ask them to pack away personal items, non-essential decor and excess furniture that could make the space feel cluttered or personalized. By doing this in advance, they’ll have fewer items to worry about maintaining and will make the home feel more neutral for potential buyers.

Not only does this help declutter, but it also reduces the number of personal belongings sellers have to organize every day. Plus, it gives them a head-start on moving once the home is sold!

Tip #3: Implement organizational systems

Having organizational systems in place can make a world of difference for sellers living in a staged home. Encourage them to invest in storage solutions like decorative baskets, bins and drawer organizers to keep essential items easily accessible but hidden from view.

Here are a few quick organization ideas that can help:

• baskets for storing items like shoes, blankets and kids’ toys in living areas
• bins or baskets inside closets to hide clutter
• drawer organizers in bathrooms and kitchens to keep counters clear but necessities closeby
• decorative trays on coffee tables or countertops to display essentials (like remote controls) in a stylish, controlled way

Tip #4: Designate ‘off-limits’ areas

If possible, recommend that sellers designate one or two rooms or spaces where they can store personal items and daily clutter when showings are scheduled. A basement storage room, garage or even an out-of-the-way guest bedroom can serve as a quick spot for stashing toys, laundry or paperwork before buyers arrive. Remember, this doesn’t mean that they should toss these items into the space — these storage spaces should always be neat and tidy.

This strategy can ease stress and provide a sense of relief for families who still need a bit of extra space for daily life but want to maintain the overall appearance of the home.

Tip #5: Be prepared for last-minute showings

Showings can often be scheduled with little notice, which can catch sellers off guard, especially during busy weekends. To help them prepare for this, encourage your clients to keep a “showing emergency kit” ready with supplies they can use for last-minute touch-ups.

The kit could include:

• a microfiber cloth and multi-surface cleaner for quick wipe-downs
• a lint roller for furniture
• air fresheners or room sprays to neutralize odours
• a laundry basket to quickly gather and hide personal items
• a small vacuum or broom for fast floor touch-ups

By having these essentials ready to go, sellers can clean up quickly and feel more confident when a last-minute showing request comes in.

Tip #6: Keep pets and pet items under control

While many buyers are pet lovers, not everyone appreciates the presence of pets during a showing. To appeal to as many potential buyers as possible, advise your clients to manage their pets’ presence and belongings during the listing period.

Pet management could include:

• arranging for pets to be taken out of the house during showings, either to a neighbour’s home, to daycare or on a walk
• keeping litter boxes, pet beds and food bowls clean and out of sight
• neutralizing pet odours with air fresheners or odour-eliminating sprays

Tip #7: Maintain outdoor spaces

Don’t forget about curb appeal! The exterior of the home is just as important as the interior, so sellers should keep outdoor spaces clean and tidy as well. This could mean mowing the lawn, sweeping the porch, clearing walkways and even adding seasonal plants or fresh flowers to the entryway. Yard maintenance should be done on a weekly basis. 

If sellers are too busy for this, encourage them to consider outsourcing the task to a local yard maintenance company. It’s important to remember that the condition of the outdoor space is often a good representation of the indoor space. Both should be show-ready at all times. 

Why it’s worth the effort

While it may seem like a lot of work to maintain a staged home, the effort is well worth it. Homes that are kept clean, clutter-free and neutralized for buyers tend to sell faster and for higher prices than those that aren’t. By following these practical tips, sellers can live comfortably in their staged home and ensure that it remains show-ready, allowing them to maximize the potential of their sale.

As a real estate agent, your role is crucial in guiding sellers through this process and providing them with the support and advice they need. The result? A smoother selling experience and happier clients.

Got home staging questions for a future column? Submit them to ninadoiron@isodesign.ca

Welcome to Ask A Stager, your regular staging advice column designed exclusively for real estate professionals. Whether you’re grappling with how to enhance the visual appeal of your listings or seeking innovative strategies to captivate your target audience, you’ve come to the right place. Ask A Stager offers you the opportunity to pose any and all staging-related questions and receive expert advice, for free.

No query is too big or small — if it’s about elevating the look of your real estate, we want to hear it and we want to help! Email your questions to ninadoiron@isodesign.ca

As real estate professionals, guiding your clients through the home selling process is crucial to ensuring a smooth and successful transaction. One key aspect of this process is pre-sale preparation, which can significantly impact the property’s appeal, market time and final sale price. 

Start prepping 1-6 months out

A common question about this from sellers is, “How far in advance should we start preparing our home before listing?” The answer depends on several factors, including the condition of the property, the local market conditions and the level of preparation needed.

However, a general guideline is to begin the pre-sale preparation process at least one to six months before listing the property. This timeline allows ample time for a comprehensive approach, ensuring the property is market-ready and maximized for its potential while minimizing stress and overwhelm.

Here’s a step-by-step plan to help sellers prepare for a successful sale.

Step 1: Initial consultation and planning (1-3 months before listing)

Objective: Obtain expert insights on the property’s condition and create a tailored action plan to strategically invest time and resources, maximizing return on investment (ROI) in key areas.

Start the process by engaging with a professional home stager to provide an in-depth consultation with the sellers. During this meeting, the stager will evaluate the property’s current state, including both interior and exterior conditions. Discuss the local market trends and the target demographic for the area.

Based on these factors, a tailored plan will be created to include necessary repairs, upgrades and staging strategies. It’s also essential to discuss the budget and timeline, ensuring that the sellers understand the potential ROI for each proposed improvement.

Step 2: Decluttering and deep cleaning (1-3 months before listing)

Objective: Create a clean and clutter-free environment to highlight the home’s best features.

Decluttering is one of the most effective ways to prepare a home for sale. Advise the sellers to begin by sorting through their belongings and deciding what to keep, donate, sell or discard. This process can be time-consuming, so starting early is crucial. 

If this step feels overwhelming or emotionally taxing, suggest that your client hire a professional home organizer or move manager. These experts can often declutter the entire house within a week, whereas it might take sellers months or even years to accomplish the same task, depending on the home’s size and the volume of belongings.

Once the home is decluttered, recommend a deep cleaning of the entire property, including carpets, windows and hard-to-reach areas. This task should be done prior to staging day. A clean home not only looks better in photos but also creates a positive first impression during showings.

Step 3: Repairs and maintenance (1-2 months before listing)

Objective: Address necessary repairs to prevent buyer concerns and maximize the property’s value.

Minor repairs and maintenance can make a significant difference in how buyers perceive the property. Hire a professional inspector to complete a pre-sale inspection to identify any issues that might be raised during a buyer’s inspection. 

During peak season, securing handyman services can be challenging due to high demand. To avoid delays, it’s crucial to plan and schedule these services well in advance. This will help ensure that all necessary repairs are completed before the listing date, allowing your property to be market-ready on time.

Addressing these repairs beforehand can prevent potential deal-breakers and avoid last-minute negotiations. Common repairs include fixing leaky faucets, repairing broken tiles, patching holes in walls and ensuring all appliances and systems are in good working order.

Step 4: Cosmetic upgrades and improvements (1-2 months before listing)

Objective: Enhance the property’s visual appeal and update outdated features.

Cosmetic upgrades can provide a high ROI by making the property more attractive to buyers. Suggest neutral paint colors to appeal to a broader audience and replace outdated fixtures or hardware. Consider recommending cost-effective updates such as new light fixtures, updated cabinetry hardware and modern faucets. These small changes can significantly improve the overall aesthetic without a substantial financial investment.

If the home feels outdated and the budget permits, consider updating the kitchen and bathrooms. While a full renovation might be costly, there are budget-friendly improvements such as painting the cabinets, changing out the hardware and replacing the countertop that can significantly enhance the perceived value for buyers.

Step 5: Landscaping and curb appeal (2-4 weeks before listing)

Objective: Make a strong first impression with well-maintained exterior spaces.

Curb appeal is a critical factor in attracting potential buyers. As the saying goes, the first impression starts at the curb.

Advise sellers to invest in landscaping, including trimming bushes, mowing the lawn, planting flowers and adding fresh mulch. Clean and spray the driveway, repair walkways and consider painting or replacing the front door if needed. 

Keep in mind that a home’s exterior often sets the tone for what buyers can expect throughout. A welcoming exterior can increase the number of showings and the property’s perceived value.

Step 6: Staging and professional photography (1 month before listing)

Objective: Showcase the property’s best features and create an emotional connection with buyers.

Staging is an essential marketing component of the selling process. Engage a professional stager to arrange furniture and decor in a way that highlights the property’s strengths and minimizes any weaknesses. 

Similar to handyman, painter and contractor services, professional stagers are also in high demand during peak season. It’s crucial to book their services early to ensure your target listing date stays on track and doesn’t get delayed. The actual staging date should be scheduled for no later than 2-3 days ahead of the target listing date.

The goal of professional staging is to create a neutral yet inviting space where potential buyers can envision themselves living. Once staging is complete, get professional photography to capture high-quality images for the listing. Excellent photos are vital for online listings, as they are often the first impression buyers have of the property.

Step 7: Final preparations and marketing (1-2 weeks before listing)

Objective: Ensure all aspects of the property and marketing materials are ready for the market.

In the final weeks before listing, review all aspects of the property and marketing strategy.

Ensure that all repairs, upgrades and staging elements are completed and in place. Prepare all necessary marketing materials, including listing descriptions, floor plans and virtual tours. Plan the launch strategy, including open houses and targeted online advertising, to generate maximum interest from potential buyers.

Starting the pre-sale preparation process one to six months before listing gives sellers ample time to address all necessary aspects of getting their home market-ready. Guiding your clients through this timeline ensures that the property is presented in the best possible light, ultimately leading to a quicker sale and a higher final sale price. Early preparation allows for thoughtful decision-making, budgeting and execution, reducing stress and maximizing the property’s potential in a competitive market.

By following this step-by-step plan, sellers can approach the market with confidence, knowing their property is well-prepared and positioned for success. As a real estate professional, providing this level of guidance and support not only benefits your clients but also enhances your reputation as a knowledgeable and reliable professional in the industry.

Got home staging questions for a future column? Submit them to ninadoiron@isodesign.ca

Wahi’s 2024 Homebuyer Intentions survey found that two of the top reasons Canadians sell their homes are about size. Contradictory to much talk about high living costs and interest rates, affordability wasn’t a top motivator.

The survey asks Canadians if they plan to put their homes up for sale over the next few years and why. It found that 11 per cent of homeowners who say they plan to sell within the next five years will do so at least partly because of financial strain or to repay debt (including mortgage debt).

“While it’s a challenging time whenever someone is forced to sell their home, the survey results indicate that this remains relatively uncommon in the Canadian housing market compared to other reasons for selling,” says Wahi CEO Benjy Katchen. “The Bank of Canada’s recent rate cut should also provide some relief for homeowners,” he adds.

Downsizing: Biggest reason Canadians choose to sell

Respondents could choose from multiple reasons for selling, and their responses varied greatly by age. The biggest reason to sell was downsizing (37 per cent):

“The fact that downsizing is a priority for so many home sellers only makes sense given Canada’s aging population,” Katchen explains. He notes that just 1 per cent of downsizers were aged 18 to 34, 30 per cent were aged 35 to 54 and the majority (69 per cent) were aged 55 and up. 

Chosen by 25 per cent of respondents, upsizing was tied with relocation as the second-most popular reason for selling. About 94 per cent of those looking to upsize are 18 to 54 years old, with 6 per cent of those aged 55 and up looking for the same.

Of those looking to relocate, the primary reason (cited by 53 per cent) was to seek a better quality of life. This was more common for rural community dwellers (62 per cent) than for urban dwellers (51 per cent).

Ideal market conditions: Most important in getting desired sale price

Of the respondents planning to sell within five years, they cited their three most important priorities or steps to achieving their desired sale price, from a list of seven.

About 23 per cent say waiting for the right market conditions is most important, followed by a tie between renovations or repairs and finding a good realtor (both at 16 per cent).

Only 15 per cent said waiting for appealing interest rates was most important to them, while home staging, seasonality and enhancing curb appeal were cited as most important by 9 per cent, 7 per cent and 7 per cent, respectively.