Home Staging Guide for Every Room in the House
What is Home Staging?
Staging means preparing a home for sale to appeal to the largest number of buyers, increasing the chances of selling quickly and for a higher price. As a seller, you can stage your own home, have your Realtor® help you stage it, or hire a professional home stager.
Keep in mind staging is not remodeling. Staging involves cleaning, rearranging, and minor decorating to highlight your home’s best features.
A new twist on home staging is “virtual” staging, which means that photos of a home are digitally enhanced to demonstrate the possibilities of the space.
The Benefits of Home Staging
Home staging helps potential buyers picture themselves living in your home. Depersonalizing your home of family photos and other such items helps buyers see the space as their own. When potential buyers can visualize themselves living in the space, they are more motivated to make a competitive offer.
Photographs of a staged home are more likely to attract interest online. It’s a good idea to make a good first impression through photos because most home buyers start their home search online.
Staging Basics
Preparing your home to sell can be overwhelming. Remember, staging is done to highlight your home’s best features, so it’s an investment in putting your home’s best foot forward.
Pack & Store:
personal framed photos, photo albums, trophies, and awards
extra bakeware and cooking items
rarely used special occasion dishware, kitchen gadgets, small appliances and cookbooks
collectibles, figurines, books, CDs, DVDs and games
out-of-season clothing, coats, boots and shoes
extra and out-of-season décor
TIP - clear plastic storage bins are great for items that need to be stored for an unknown period of time. It allows you to see the contents for access if needed.
Top 10 Staging Basics
CLEAN! If this isn’t your forte, consider hiring a professional cleaning service.
Declutter. Make your home look organized, even if it isn’t.
Depersonalize by removing all photographs from walls and tabletops.
Remove excess and oversized furniture.
Keep all closets tidy. You want to show off your home’s storage capacity. Clutter creates the illusion of less space!
Let sunlight in your home by opening blinds and curtains.
Replace all burnt-out or dim/flickering lightbulbs.
Consider replaced outdated light fixtures.
Renew the look and feel of any room with a fresh coat of paint. Use 2-3 neutrals to use throughout your home.
Don’t forget outside!
Avoid these common staging mistakes:
You don’t need to spend a lot of money. Be resourceful.
Do not paint everything white. Opt for soft neutrals.
Do not cover up architectural details such as windows or a fireplace.
Avoid overpowering air fresheners and candles.
Do not remove EVERYTHING from your home. Think ‘inviting and livable’.
Room-by-Room
LIVING ROOM
Is this the first room a prospective buyer will see? Make sure it wows them! Highlight the fireplace, hardwood floors or the beautiful view. Ideally, the television is not the focal point of this room.
Remove excess, worn or shabby furniture and arrange remaining pieces to enhance the flow of traffic.
Group furniture for easy conversation.
A little decorating can make a difference in this room. Remove outdated window treatments and invest in some trendy accessories and throw pillows.
Artwork should be high-quality and hung at eyelevel. Black-and-white photographs are neutral and can give a space a sophisticated look.
KITCHEN
The kitchen is the heart of the home, and it should be one of your home’s biggest selling features. Ensure that it’s clean, well-lit, and should feel warm and welcoming.
Declutter your refrigerator by removing magnets, photos and the children’s art.
Remove decorative items from the tops of cabinets that can make photos look cluttered.
Remove everything from your counter tops, then add items back strategically. Accent a neutral space with something colourful like a bowl of lemons or a nice bottle of vinegar.
Lighten up dark corners with a white object like a vase or a high-quality small appliance.
Clean the oven/stove, microwave, refrigerator and empty your garbage can.
FAMILY ROOM
This room should feel spacious, relaxing and comfortable. Features to highlight, if your home has them, are the fireplace and up-to-date media systems.
Remove excess furniture to create the illusion of more space for entertaining family and friends.
Pack up any toys, board games, video games, and DVDs.
Remote controls and other items should be organized on shelves or in cupboards.
Evaluate the lighting in the room. If needed, add a lamp or two.
Remove anything too casual or too personal, including beanbag chairs, family photos, and sports trophies.
BEDROOMS
All bedrooms should feel like restful spaces to escape every day life.
Rearrange beds so they are facing the doorway. Make the beds with clean, coordinated linens in a solid colour or simple pattern.
Remove excess furniture and items such as heavy dressers, exercise equipment and pet beds.
Remove photos and other personal items.
Remove half the items in every closet and make sure what’s left looks neat and organized.
In the primary bedroom, think in pairs — two nightstands, two lamps, two pieces of artwork hanging over the bed.
BATHROOMS
No matter the quantity and sizes of the bathrooms in your home, staging can make your bathrooms feel relaxing and spa-like.
Deep clean! Including replacing old toilet seats and re-caulking around the tub and toilet.
Remove toilet tank/lid covers.
Hide all personal hygiene items and the garbage bin.
Replace the shower curtain and display fresh towels in a neutral colour.
Clear the countertops and freshen the space with a small vase of flowers on the vanity.
OUTDOORS
Your curb appeal makes a crucial first impression. Take the time to show off your yard, patio, deck, landscaping and the home itself, to generate the maximum level of interest and yield a higher return on resale!
• Power wash and/or paint the home‘s exterior.
• Trim landscaping and keep the lawn mowed at all times.
• Add fresh mulch to gardens and hanging baskets or potted plants by the front door.
• Repair any hazards, such as broken concrete.
• Remove toys, equipment and other objects from the yard and driveway.
• Make sure outdoor furniture is fresh, clean and ready to use.
OTHER SPACES
Dining Room
Remove excess furniture, such as a hutch full of collectibles. They can be distracting to potential buyers.
Remove extra leaves from the table to make the room appear larger.
Have no more than 4 chairs around your dining table unless your dining room is exceptionally large.
Add a decorative centerpiece, such as fresh flowers, to the tabletop.
Home Office
Pack away piles of paper, sensitive information, confidential work and documents.
Keep cords out of view.
Remove excess furniture and clutter.
Front Entry
Declutter! Allow space for additional coats and shoes, depending on the season.
Add a floral arrangement or decorative item to your entry table, if you have one.
Garage/Laundry Room/Basement
Excess laundry should be put away with the washer and dryer clean and clear.
Organize tools and equipment.
Make sure there is enough room to park the car.
Tidy, organize and declutter.
Special Considerations
CHILDREN
In children’s bedrooms, decluttering is most important. Moving can be tough on anyone, but especially kids.
Include your kids in the moving process, having them help with cleaning up their toys and organizing their rooms.
In their bedrooms, clear toys off the floor and organize them in baskets and bins for a quick clean-up.
Remove personal photos, music posters, and plush toys.
A fresh coat of paint will take care of any wear and tear on the walls.
PETS
Our furry friends may be part of your family, but buyers may not be as receptive. If you can’t hide the presence of your the pet from your home, minimize evidence both inside and out:
Deep-clean carpets and upholstery.
Put away all pet accessories (dishes, toys, leashes, litter boxes).
Take your pet with you during showings.
If it’s impossible to hide all the pet gear, dedicate all pet items to one low-traffic room.
Staging a Vacant Home
Selling a vacant home can be more convenient for the seller. It presents an ideal opportunity to paint the walls, maintain the floors and complete any projects that might be difficult to complete while living in the home.
However, to buyers, a vacant home may appear empty, unloved and abandoned. Staging a vacant home lets potential buyers know that it’s well-maintained and helps them envision how each room can be used.
Ensure every room contains pieces that matches its role—beds in the bedrooms, a desk in the home office, a table and chairs in the dining room.
VIRTUAL STAGING
A home can be staged remotely using photos and videos provided by the homeowner. When selling a vacant property, 3D home staging software uses room measurements to generate renderings, complete with perfectly scaled furniture, paint colour and decor. No home visits, furniture rental or heavy lifting required!
When You’re Ready to Show!
For every home viewing, here is your go to checklist:
Empty/hide all garbage cans
Open the blinds and curtains and turn on the lights
Put away medications, jewelry, personal and financial documents
Place a vase of fresh flowers in the front entryway or dining room
Turn on classical music
Turn off all electronics like computers and televisions
Put away pet paraphernalia and take them with you when you leave
Open patio umbrella and uncover outdoor furniture