Barker and Hedges Real Estate Blog

Attention Sellers: What does hair gel and room decor have in common? The answer: A little goes a long way!

When selling your house, rooms should appear uncluttered and stylish. If a room has too much decorations or stuff of any kind, buyers will miss seeing the room itself. Take a look at the example below:

In this photo, the overwhelming decorations are distracting to the room.

The wide variety of colors, patterns, and textures make this area feel smaller than it should.

Too many pieces of art work ornate the walls barely leaving any visual wall space.

The vanity is covered with daily products thus decreasing its visual size. While the floor is hardly visible amongst the rugs, shelves, and other miscellaneous items.

In this condition, buyers will remember a room that is chaotic and small instead of appreciating the full bath tub and large vanity.

After an in-home staging consultation by KFM Staging & Design, the home owner was given a plan to create a spacious bathroom that will appeal to buyers.

The color palette was kept neutral to create the illusion of more space. A small amount of color was added with the artwork for visual interest.

The artwork was limited to the focal point of the bathroom - in this case, the wall space above the towel bar. It is important to see clean wall space when selling your house.

Extra items on the floor, including the rugs, trash bins, and shelves have been removed to show the maximum amount of floor space. The more floor space that is visible, the larger the room appears.

The final transformation to this area was exchanging the dated shower curtain for a cloth curtain that is streamline. Just like window treatments in a bedroom, the shower curtain will set the style of the bathroom.  Through staging, this bathroom was instantly updated!

When it comes to de-cluttering, a little goes a long way, but a lot goes even further!

KFM Staging & Design is a Minnesota home staging company that has been creating “First Impressions That Sell” for homeowners and Realtors across the Twin Cities and western Wisconsin. KFM specializes in home staging consultations and vacant stagings. For more information on home staging visit our website: www.kfmstaging.com.

Small details in a house can make a HUGE difference in how the house is perceived by buyers. If your house is in pretty good shape but you still want a more polished look, consider replacing the outdated light fixtures, faucets, and window treatments.

Take a look at the example below:

The room in the photo shown above has out-dated light fixture and old-style window treatments. Even though the hardwood floors were in excellent condition and the large windows have an amazing view to the back yard, the house felt like it was stuck in the 1980’s.

After an in-home staging consultation, the home owners changed the light fixture and updated the window treatments. The result was an immediate leap from the ’80’s into the 21st Century! See below:

Updating a few key elements allowed buyers to appreciate the features of the home. The elegant window treatments now frames the amazing view, while the new light fixture emphasizes the current style of the home.

Although these changes seem insignificant, it clearly made a big impact in updating the style of the home!

KFM Staging & Design is a Minnesota home staging company that has been creating “First Impressions That Sell” for homeowners and Realtors across the Twin Cities and western Wisconsin. KFM specializes in home staging consultations and vacant stagings. For more information on home staging visit our website: www.kfmstaging.com.

One of the goals to preparing a house for sale is to highlight the features in your home, such as a fireplace, granite counter tops, bay windows, or a jet tub. Placing decor by these areas can help draw the eye so buyers will remember the features.

Home owners do not need to run to the nearest home decor store and spend hundreds of dollars to make their home look great; they can shop for decor in their very own house. I don’t mean online shopping, either. Using accessories from other rooms in a new and interesting way can give focal points the emphasis that it needs.

This photo to the left shows a jet tub with no accessories. Although nice, there is nothing memorable about this area. The lack of decor leaves this area feeling cold and uninviting.

Buyers who may view several house in one day may not remember anything special about this master bathroom.

This photo to the right displays a pedestal and vase with flowers taken from the living room. This decorative feature helps to emphasize the elegance of this space. The height of the arrangement brings drama into this master bathroom. Rolled towels on the opposite corner softens the room while bringing a spa-like feel.

The total cost of decorating this space was $0.00!

So whether you are selling your home or just want a new look for your space, using items from around your home can help you achieve an updated look without spending a lot of money!

KFM Staging & Design is a Minnesota home staging company that has been creating “First Impressions That Sell” for homeowners and Realtors across the Twin Cities and western Wisconsin. KFM specializes in home staging consultations and vacant stagings. For more information on home staging visit our website: www.kfmstaging.com.

No, this isn’t the latest California weight loss program… However, eliminating furniture pieces from your room may be beneficial to the sale of your home!

Rooms hosting extra large furniture items or too many furniture pieces will create two negative side-effects: 1) the room will appear cluttered and chaotic, and 2) the room will appear smaller than it should.

BEFORE STAGING

This large living room appears crowded due to the over-sized furniture and the numerous pieces. Buyers will appreciate the spaciousness of this room since the furniture is over-powering the space.

This layout also cuts off the natural traffic pattern from the living room to the family room. Although functional, buyers are left to navigate around the far side furniture making for an akward transition between rooms.

AFTER STAGING

Removing the love seat and adding a small-scale chair, space is visible around the furniture pieces which creates a more spacious feeling in the room.

Rugs are great to section off areas; however, in this case, removing the rug instantly increases the visual floor space resulting (again) in a spacious feeling.

With the new arrangement, easy pathways are created in and out of the room.

Even though buyers are not purchasing your furnishings, these items will set the atmosphere in your home that buyers will remember. Removing unneeded furniture will help to create an open layout that is stylish and inviting.

So, forget about counting calories and carbohydrates. Put on your spandex and headband, and get your exercise by following the Furniture Diet!

KFM Staging & Design is a Minnesota home staging company that has been creating “First Impressions That Sell” for homeowners and Realtors across the Twin Cities and western Wisconsin. KFM specializes in home staging consultations and vacant stagings. For more information on home staging visit our website: www.kfmstaging.com.

A “short sale” happens when a seller negotiates with a lender to sell their house for less than is owed on the mortgage as payment in full of the debt owed. It is an alternative to foreclosure or bankruptcy proceedings for owners who can no longer afford to keep mortgage payments current. Because by definition a short sale means the lender is accepting less than what is due on the loan, not all lenders will accept short sales or discounted payoffs. Furthermore, not all sellers nor properties qualify for short sales.

So how do they work? If you’re a seller thinking you can’t make your payments or you’re a buyer considering purchasing a home through a short sale, you should know about the process before proceeding. There are benefits and drawbacks for both sides of the equation. That isn’t to say that a short sale isn’t a possible solution to a sticky mortgage situation or that a home buyer can’t get a discount on a home that might otherwise be priced out of range. Here is a general idea of what happens through the course of short sale proceedings.

Pursuing a short sale is usually a last resort to stay out of foreclosure. A homeowner first falls behind on payments, knows that they will be unable to make their next payment, or must move but can’t sell the house for what they owe on it (this last scenario has been happening more and more lately as real estate values drop). At any rate, foreclosure proceedings haven’t started but one is looming. A short sale could be the solution. As I said before, not all properties or people qualify. When they do, a financial hardship that will cause mortgage payments to be missed must be proven before anything happens.

The next step is for them to call for help. The seller must discuss the situation with the mortgage company as soon as he or she knows they can’t make a payment or soon won’t be able to. Talking and being open with a mortgage company during times of financial difficulty is very important because “it never hurts to try.” Although all lenders have varying requirements, the seller will basically have to explain to his or her lender why they should approve the short sale and will have to disclose an accounting of assets, income and liabilities. The borrower will submit a wide array of documentation before they will consider it. However, lenders do have an interest in considering a short sale if it is possible for them to avoid the expensive and lengthy process of foreclosing on a property. It can cost upwards of $50,000!

So the lender now has considered all of the financial facts and if a buyer is found, for the right price the short sale will proceed. If they haven’t already been heavily advertising their home is for sale, now is the time when a flurry of marketing occurs. The seller must offer full disclosure, though. Sellers must notify buyers as quickly as possible that a home is a short sale listing. Some MLSs have places in the listing report where agents can indicate a home is a short sale.

Now be prepared to wait. Even if you have a buyer right away, it’s not uncommon for this process to take 40 to 80 days. This is part of the reason why full disclosure is necessary: buyers decide whether they’re willing to wait for bank approval.

This is where the buyer steps in. First and foremost, if you’re a buyer looking at a short sale, seriously consider hiring a buyer’s agent to represent you. Buying a home in general is a complicated process already and short sale can be even more-so. The seller has representation in the listing agent, so why shouldn’t you? They can also help you to make a reasonable offer.

Buyers must be prepared to buy a property that is being sold as-is and with no credits for repairs or fix-up. The bank or lender won’t approve the sale if it is too far below the market value of the house. They’re sure to do their own broker price appraisal before accepting or countering an offer.

Since short sale properties are usually sold as-is, buyers should make their offers contingent on the outcome of an independent home inspection. Sellers are required by law to disclose material defects of which they are aware. Obviously, if a seller hasn’t had the money to make mortgage payments, odds are that maintenance has been pushed off. Owners have no incentive make improvements to the house anyway because they’ll make nothing on the sale.

Buyers on a short sale should also make their offer contingent upon the lender’s acceptance. Give the lender a time frame in which to respond, after which, you will be free to cancel. This doesn’t guarantee action, however, if the lender is under no pressure to make a decision.

There are benefits and pitfalls for both the sellers and the buyers when it comes to a short sale vs. foreclosure.

For the seller, both of these solutions affect credit the same. Sellers will take a hit of 200 to 300 points, depending on overall condition of credit, whether it’s a foreclosure or a short sale. However, the waiting period to buy another home following these events is very different. Someone who has gone through a foreclosure will have to wait 24 to 72 months before a lender will offer them a decent interest rate. For those who have a short sale on their financial record, the time frame is more in the ballpark of 24 to 36 months if they have been diligent about rebuilding their credit.

When it comes to short sales, you want to be the buyer, obviously. They have the most to gain from this transaction, as the buyer will likely purchase the property at or a bit below market value. This has a two-fold effect of lowering its future taxation by the tax assessor and the buyer’s mortgage payment is reduced because the loan is less. A drawback, however, is the buyer can often feel in limbo, waiting for an answer that could very well be no. Often this can be because the bank took to long to answer or countered with to high of a price. Then there are always other buyers in pursuit of a deal placing a higher bid. For buyers, short sale homes are often a better idea than purchasing a foreclosure property, as when a home stands empty without inhabitants or maintenance, a whole host of natural and man-made issues can arise that will require costly repairs.

No, you do not need to go get your glasses, you read the title right the first time!

Staging your kitchen appliances may sound ridiculous, but it has its place within the staging process. After your priority areas have been staged, it is important to remember the “sometimes forgotten” spaces in your home.

Whether sellers realize it or not, buyers will look inside the appliances they are purchasing. You have been officially warned… there is no more hiding the breakfast dishes in the oven or the dirty laundry in the dishwasher.

To properly stage your appliances, think “minimum,” “clean,” and “organized.”

1. Remove all items and wash out the inside walls, drawers, and shelves.
2. Throw out all expired or odorous food.
3. Replace the remaining items in an organized fashion.

Not only will you enjoy freshly cleaned appliances, but the buyers will equate these well-cared for areas into a well-cared for home.  When selling your home, small details can make a huge impact to buyers!  Be proactive with your listing, and use all the available staging tools to make a positive impression on buyers.

KFM Staging & Design is a Minnesota home staging company that has been creating “First Impressions That Sell” for homeowners and Realtors across the Twin Cities and western Wisconsin. KFM specializes in home staging consultations and vacant stagings. For more information on home staging visit our website: www.kfmstaging.com.

Home Staging Fact: Not everyone will love your pets as much as you do.

When staging, it is always recommended to remove all signs of pets from your house. Although some buyers may not mind seeing a pet or two roaming around your listing, other buyers may be bothered by the idea of living in a space previously occupied by animals. In this tough seller’s market, it is important to NOT alienate any segment of the buying population.

If you are a seller with pets, don’t be discouraged - there are techniques you can use to stage your house without giving up the pooch.

• Keep it Clean: Vacuum and/or wash pet areas including any space in your house that your pet is free to access. Cleaning removes hair, odors, and other evidence left by your pet.
• Condense Pet Items: Keep all pet toys, food, and leashes in one basket. If a short-notice showing is scheduled, you will only need to remove one large container that holds your pet items. If you are unable to remove the basket for weekday showings, using the one basket method will reduce the amount of pet clutter in your home.
• Litter Location: Litter boxes should be placed in lower priority rooms such as the basement, laundry room, or a storage space. Remember to clean the box on a daily basis to reduce odor build up.
• Ditch the Dish: Like the litter box, pet dishes should be kept out of the kitchen, bathrooms, and main living spaces. If, however, if you need to keep the feeding area in the kitchen, it should be placed in a corner that is not visible from the entrance of the room.
• Beds, Towers, and Carriers: Large pet items such as these should be removed out of the main living areas for two reasons 1) these items trap odors that may be offensive to non-pet owners, and 2) these items use up valuable floor space.
• Contain the Critter: If at all possible, you should attempt to contain your pet to a specific area during showings. Over-friendly cats and dogs may be a nuisance when trying to view a house.
• Immediate Removal: As a pet owner, you are responsible for the actions of your animals. If your pet shows any kind of aggressive behavior to strangers, it MUST be removed for showings. You may be liable for more than a lost sale should an accident happen to a buyer while in your home.

Marketing a house with pets takes extra time, but the results will be worth the effort!

*The middle picture is a long-haired guinea pig, not a 1980’s mullet.

KFM Staging & Design is a Minnesota home staging company that has been creating “First Impressions That Sell” for homeowners and Realtors across the Twin Cities and western Wisconsin. KFM specializes in home staging consultations and vacant stagings. For more information on home staging visit our website: www.kfmstaging.com.

Having your kids at home while selling does not need to drive you crazy. Sellers can retain their sanity by getting their children involved with the selling and staging process.

Once your house has been initially staged, it is necessary to retain your staging standards for last minute showings. A daily checklist can be used to keep your house in peek condition. By using a list, your staging chores will be structured and time will be used efficiently.

To further ease your daily duties, make a separate checklist for your children to follow. Little ones as young as two years old can learn about personal responsibility by cleaning up their own toys. The children’s chore list should be easy to follow and age appropriate.

Although seemingly impossible, keep a positive attitude during the selling process. Children easily sense when their parents are stressed. If you stay calm and remain positive your children will reflect that behavior. Finally, be sure to give your little helpers plenty of praise for a job well done!

Staging your home will give you the best chance of selling your house. Maintaining your staging during the non-school months will further ensure a favorable response from buyers!

KFM Staging & Design is a Minnesota home staging company that has been creating “First Impressions That Sell” for homeowners and Realtors across the Twin Cities and western Wisconsin. KFM specializes in home staging consultations and vacant stagings. For more information on home staging visit our website: www.kfmstaging.com.

This is the time of year when most homeowners deep clean the house. This tradition is even more important as homeowners prepare their homes for the spring selling season. When you’re performing your regular cleaning this spring, it’s also time to complete routine maintenance, either doing it yourself or by hiring help. Having your home in the best shape and condition possible will also help to attract potential buyers.

Let’s start with the relatively easy task of spring cleaning. Walk around the inside and the outside of your home, taking note of the following items. Then, it is time to get cleaning.

• Interior carpets. A professional carpet cleaning every 12 to 18 months is recommended. The sooner you schedule an appointment, the sooner the carpet cleaners can be there to clean that coffee stain out of the carpet from last November.
• Gutters. Every spring and fall, you should check your gutters and clear any debris which may have accumulated. Clogged gutters can lead to water damage.
• Siding. You can use a garden hose to remove the dirt left behind on your siding and deck from snow and rain. You can use a soft-bristled brush if you need some help. Use a mild cleanser to clean tougher spots.
• Yard. Remove any leaves and other litter from around your deck, front porch, and anywhere else in the yard where debris may have accumulated. Accumulated rubbish such as this can trap water, as well as cause mold and fungus to grow. It can even create an ideal environment for termites.

Okay, now its time to move onto the more complicated subject of maintenance. Snow, ice and wind can damage your home over time. It’s important to evaluate the structures on your property in the spring and fall. Finding problems early can prevent further damage. Recognizing trouble spots ahead of time can prevent the damage from happening in the first place.

• Crawl space. Inspect this area for water accumulation or excessive moisture. Inside, inspect the sub-floor and joists beneath the kitchen, bathroom and laundry areas for any water damage.
• Roof. It’s important to inspect your roof for damage inflicted during the winter. Depending on the roof, you may want to use a ladder and a pair of binoculars to look for damage from a distance. If you’re not comfortable on a ladder, call a trusted professional to come and take a look at the roof for you.
• Weather stripping on doors and windows. The cold of the winter season may have caused cracking or other damage. Remove any storm windows and replace with screens. It will soon be summer, after all!
• Water valves. This includes where water enters your house, outdoor faucets, valves to toilets, bathroom and kitchen sinks. Turn each off and on several times to identify any leaks.
• Outdoor walking surfaces. Spring is a good time to examine your asphalt driveway’s surface for damage. Regular resealing is the best way to protect the surface and keep it in good shape. The freezing and thawing of the ground can cause movement in concrete, stone, and brick sidewalks. Check to make sure that the surfaces are still level and that any cracks or gaps haven’t developed to create a tripping hazard.

Finally, regular maintenance on major home appliances can help to extend their life. It can also ensure they run efficiently.

• Air conditioner. Clean the vents of the air conditioner as well as the filter. If it hasn’t been serviced in a while, have a technician take a look at it. It may need to be recharged or have something minor replaced.
• Garage Doors. Clean and lubricate hinges, rollers and tracks with a light household oil, ensuring not to use a petroleum-based lubricant. Don’t attempt this on the garage door opener, however. Your garage door opener can be one of the most dangerous appliances around your house. Call a professional to take care of this.
• Water Heater. Maintained properly, water heaters will last for years and deliver gallon after gallon of hot water. Left alone, they’ll quickly lose efficiency and start costing you money. Have your water heater inspected be a professional.
• Sump pumps. To check and see if your sump pump is works properly, fill the sump pit with water. Then go outside to make sure the pump is actually discharging water. You can remove build-up in the system by pouring white vinegar through it.

It doesn’t take too long to inspect these points on your home. Odds are, you won’t find something major, but if you do, you’ll be happy you caught it before it got worse. Proper inspection and regular maintenance can help you to avoid costly repairs in the future. It can even help you save money on your utilities!

Previously, I posted an article about planting spring flowers to increase curb appeal. While perusing the Star Tribune today, I found this relevant article about rain gardens. There may be a few reasons, including environmental and monetary, for you to consider giving up some of your green lawn for different types of flora.  Residents in sections of Bloomington, Eden Prairie, Minnetonka, Edina, Richfield and Hopkins that lie within the Nine Mile Creek Watershed District could be eligible for reimbursement of up to $3,000 if they install rain gardens to catch storm water or plant native plants along a shoreline. Eden Prairie is offering reimbursement of up to $500 for trying more nature-friendly style of landscaping.

Throughout the Twin Cities metro area, watershed officials agree that meeting clean-water goals will require changes in new development as well as changes in individual yards. It has been found that monetary rewards and practical support spurs citizens into taking action. The Nine Mile Watershed District has levied $100,000 this year to begin its incentive program. Individuals can qualify for up to $3,000 and local governments and businesses can qualify for up to $25,000.

So what exactly is a rain garden? A rain garden is a planted depression that is designed to absorb rainwater runoff from things like roofs, driveways, walkways, and compacted lawn areas. The depression catches the water, allowing it to soak into the ground instead of flowing into gutters, stormwater drains, or bodies of water. Deep rooted native foliage planted within the depression will “drink” the water. Besides catching rain naturally where it falls or flows, rain gardens can also soak up water from basement sump-pumps, gutter drain spouts, and other ways your yard becomes soggy. Rain gardens, which require very little maintenance, can cut down on the amount of pollution reaching creeks and streams by up to 30%. It also cuts down on soil erosion and flooding.

Plants selected for use in a rain garden should tolerate both saturated and dry soil. Using native plants is generally encouraged. For Minnesota, native wildflowers, ferns, grasses, sedges, trees and shrubs all make great rain garden additions. Using native plants not only cuts down on maintenance, but also may provide urban habitats for native butterflies and birds.

That isn’t to say that rain gardens are the only environmentally-friendly home improvement projects which are eligible for compensation. Planting native foliage to restore stream banks on your property also qualifies. Installing pervious asphalt and pavers, green roofs, and cisterns may also be eligible for reimbursement.

A rain garden can help alleviate problem spots in your lawn. When trying to sell your home, the exterior is the first thing a potential buyer will see. Having a brown patch on your lawn, either because the soil is too dry or too wet, isn’t particularly inviting. Instead of trying to grow grass there, again, perhaps a rain garden is in order. Not only will it bring an end to the struggle of keeping that spot green, but you won’t even have to mow it!

Don’t know where to start? Here is an article on how to build and design a rain garden. This is just a starting-off point, you will probably want to look around for more information. If you live in one of the communities mentioned in this article in the Nine Mile Creek Watershed District, contact them to find out how to qualify. There are some specific requirements which must be met for reimbursement to occur.