The following section has been written entirely with selling in mind, however, the same concepts apply and can be employed for renting to tenants to achieve premium rent.
A growing number of investors and buyers have become more discerning, demanding a higher level of quality from their potential property purchases. This becomes highlighted in a declining market, when a greater number of properties are put on the market but take longer to sell – thus creating a buyers market.
The sole aim of this section is to assist you in selling your property quickly irrespective of a growing or declining market. The way to selling quickly is to immediately persuade the potential buyer that your property will live up to their expectations. Throughout the viewing, you will be attempting to appeal to their senses of sight, smell, sound, touch and overall feeling of warm homeliness.
The selling of a property has become an art form, and this section will go some way in helping you to understand some of the simple concepts that can be applied to greatly increase your chance of selling your property faster. Each ‘assist’ will help you achieve the right ‘feel’ for the buyer. It is probable you will need to spend time and money in raising the level of upkeep within your property to obtain the best price and achieve a quick sale.
Take time to look and assess the aesthetics of your property in comparison to your neighbours and the best kept properties in yours and neighbouring areas. Make a list of salient points where your property fails to meet the standards set by more desirable neighbouring properties. This will prove to be an excellent starting point in improving your ‘kerb’ appeal.
The pleasing aesthetics of the front of the property will always make a strong statement about how the remainder of the property has been maintained, so it is vital to get this right.
Kerb Appeal
Keep the kerb in front of your property well swept at all times and free of any litter, especially prior to a viewing.
Walls or Fences
Remove any moss or weed growth on or around walls and fences. If necessary, repaint, stain or re-varnish any worn areas to promote a new clean look. Furthermore, make good any problem areas ensuring gates open and close securely, oiling hinges and latches well to avoid any disturbing creaking or squeaking sounds.
Paths or Driveways
Remove any litter from paths or driveways, keeping the area well swept at all times particularly during the autumn months due obviously to falling leaves and debris. Again remove any weeds or moss that may have grown, ideally use a power washer to create a cleaner and bright path or driveway.
Lawned gardens
If you enjoy a lawned garden ensure that it is mowed regularly especially during the spring and summer months. Keep the borders and lawn free from litter and weeds. Ensure overgrown trees, bushes and partitioning hedges are all well trimmed.
In some cases this may allow more light in through the windows
Gravelled or Pebbled areas
All litter and weed growth will need to be removed ensuring uneven surfaces are frequently raked. Generally, repair or replace anything that is broken or distressed. Repaint, stain or revarnish any areas that look worn or tired. Remove any rubbish or debris that may distract the buyer and keep all gardens well maintained. If you have a ‘For Sale’ board promoting your property ensure it’s clean, tidy and visible from the road.
Front of the property
As this will be the first area a potential buyer will study, an immediate judgement will be made regarding the conditions of the rest of the house. It’s very important to get this right. The front of the property needs to be really appealing, well appointed and with a warm welcoming ‘feel’, otherwise you will definitely lose a potential sale before every meeting the potential buyer.
Roof
Ensure there are no loose or missing tiles making sure all lead flashing is tidy and free from damage.
Guttering and fascia
Remove all debris from the guttering, repairing any damaged sections, keep all fascia clean and in good repair, repaint any wooden fascia that may be peeling.
Brickwork
Be sure to re-paint areas of damaged mortar properly as the buyer may suspect damp problems to internal walls. Painting or treating outside surfaces is an ideal way to help conceal repaired areas leaving a bright clean appearance. Avoid bright or garish colours. Use a light cream, ivory or magnolia to the main areas and white to any features such as sills and frames.
Front doors and windows
All windows and window sills should be cleaned and well maintained, repair any broken glass or frames. Make sure the front door opens and closes properly without hindrance with an emphasis on security. Keep it clean, painting, staining or varnishing if necessary, ensure all door furniture i.e. handles, knockers, letter boxes and house numbers are polished. Oil all hinges keeping the access free of litter or obstacles.
Garage
Keeping all areas around the garage door clean and free from debris is essential, making sure they open and close properly and securely. Repaint, stain or re-varnish paintwork that may need your attentions.
Inside the house
Now you have completed the important first stage of creating the ‘right’ impression by improving the front of your property, it is imperative you now replicate this process throughout the rest of the viewing.
The following ‘assists’ are general points you will need to bear in mind that relate to the entire property inside and out.
De-clutter
Throughout the period you spent living in the property the accumulation of personal items may have grown at an alarming rate. Please remember, when selling your property, you’re attempting to show the potential buyer that it’s a place they will be able to call home. Be determined and clear your rooms of clutter, removing items of furniture that are not necessary or required. Remove or put away items that form untidiness and may distract the buyer – less is creatively more.
Allow the potential buyer to imagine any space will become home to their ornaments and furniture. Storing your possessions in temporary storage facilities may cost you a little money for a short period but may greatly improve your chances of selling the property quickly.
Cleanliness is Vital
No one wants to view a house that is dirty or untidy, never mind purchase one. Ensure all surfaces are free from dust and polished, skirting boards, frames and doors may require a ‘lick of paint’ to rid the tired look. Remove items that may distract from this presentation, keep all carpets well vacuumed and stain free, laminate or wooden flooring polished or swept clean. If possible replace any worn carpets.
Colour Schemes
Your existing colour schemes are a reflection of your tastes and may well put off potential buyers who may find it difficult to imagine their own interior designs in place. Consider neutralising or toning down a strong colour scheme throughout the house creating a blank canvas so the buyer can easily implement their own tastes and colour schemes, cream, white magnolia, off whites and beiges will also have an added advantage of a giving spacious feeling.
Plants
Well placed and neatly potted plants and flowers can add colour to a room. Warm and welcoming they cost very little and brighten any dark corner.
Lights
Ensure all lights and switches are in good working order, there’s nothing worse than viewing a dimly lit property as it gives the impression something is being hidden. Using the highest wattage bulbs it may be advantageous to keep the property well lit throughout the viewing portraying a light and spacious feel.
Scents
The smell of fresh flowers or use of scents throughout the property will enhance the viewing experience for the buyer. The aroma of freshly brewed coffee or baking extols a warm homely feeling.
Whatever your taste in fragrances certain odours are totally unacceptable i.e. stale or strong smelling food, pets, damp and the worst of all – smoking. Particularly in the kitchen and bathroom all surfaces and tiles should be completely disinfected.
Window dressing
Keep all curtains and blinds clean and dust free ensuring they work properly. Replace them if necessary as they will frame a window allowing the desired amount of light in thus influencing the ‘feel’ of a room.
Entrance Hall
The first internal viewing point, this reception area needs to feel warm and welcoming. Keep it as spacious as possible removing discarded shoes, coats, newspapers etc. With the potential for many viewers to walk around your property place a hard wearing welcome mat by the door to stop dirt being walked through. Do not drape clothing over banisters or clutter the stairs, a well-placed mirror can also make a small hallway feel more spacious and will add interest to any hallway.
Living room
Remove any over sized or space – taking items of furniture or decoration, photographs and ornaments that may reflect your own personality or lifestyle as this may prove distracting for the viewing. Arrange furniture to portray the most open and spacious feeling leaving walkways clear of obstructions.
Dining room
Adorn the dining table with a new or clean table cloth or runner, keeping seat covers dust free clean and tidy. Create a centre piece for the dining table with a plant or fresh flowers, thus adding a splash of colour. Ensure the room is kept warm and is not cold on entrance.
Kitchen
This is one of the main selling points in the house and may determine a successful sale. It is important to take time to get this room right, replacing or repairing broken worktops and tiles. If possible replacing the doors or fascia on old wall and base units with those of a modern style. Keep all appliances polished and tidy as it is very easy to clutter work surfaces, ensure all tiles are disinfected and all grouted areas free from dirt. The sink should be disinfected tidy and free from dirty dishes, keep the kitchen well lit and free from cooking odours. If applicable, box in or ensure all pipe work is kept clean.
Bathroom
Do keep all personal toiletries and cleaning materials stored out of view. All surfaces should be sanitised, especially the taps, toilet, sink, bath, shower unit, water screens and cabinets. Replace old or stained shower curtains, again refrain from over cluttering the bathroom but give it a warm user friendly appearance with dried flowers, candles or small potted plants. A well lit bathroom will give the viewer a sense of cleanliness.
Bedroom
Characterising a bedroom can also make or break a sale, as the bedroom is used for relaxing, unwinding, dressing, sleeping, the ambience should reflect this. To make it obvious that the room is also used for watching TV or for working could give the impression there’s not enough room provided throughout the rest of the house. Store away items such as TV’s, entertainment systems computers, work desks, fax machines etc. Keep the room vacuumed ventilated but warm, tidy and free from clutter, this is important if the atmosphere of spaciousness is to be portrayed to the viewer. Never leave clothing on the bed or hanging over the back of a chair as this will give the impression of a lack of storage or just untidiness. Do not leave suitcases or travel bags on view, store away in the loft or shed. Keep the bedding crisp and clean with matching cushions. Fresh flowers or vanilla scented candles will add to the calming effect in the bedroom.
Spare rooms
Every room must appear to have a function. If you have a spare room then define it’s purpose, it may be used as a spare bedroom for guests, nursery or playroom, a study or office. A spare room downstairs is often interpreted as a utility room, a washroom, study or office. Add the necessary furniture to help define the use of the room.
Back gardens
Apply the same points as were dealt with in the lawned, gravelled and pebbled areas. Add outdoor lighting if possible, this becomes of use during evening or winter months viewing. The addition of a shed is of great use for keeping the garden tidy storing tools, household or garden items. Outdoor furniture provides an indication that the garden is regularly used if space allows and adds another facet to the property. Ensure all outdoor furniture is kept clean, tidy and in good working order.
Conservatory
Obviously ensure that all windows and doors are spotless inside and out, making sure frames and blinds are clean and in good working order. All furniture should be arranged to show maximum floor space with potted plants and dried or fresh flowers being used to introduce colour.
Certificates & Receipts
If you have recently had major work done to the house, it is imperative you keep the certificates or receipts handy to show prospective buyers. This may include any structural repairs double-glazing, central heating, roof repairs, electrical etc. Often buyers who wish to purchase your property for renting purposes will ask for NICEIC certificates for any electrical installations and CORGI for gas installations.
This section provides a simple guide compiled to give you an insight into areas that may need particular attention prior to selling or renting your property. You may need to spend time and money throughout each area to realise selling or renting of your property quickly. Paying attention to and acting upon points laid out in this section will give you an added advantage over similar properties for sale or to let in your area by creating a ‘wow’ factor.
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