Staging 101

1. FIRST IMPRESSIONS COUNT. From the lawn to the front door to the entry, the future buyer wants to see fresh and clean. Keep the brass polished, the lawn trimmed and free of trash.

2. DECORATE FOR A QUICK SALE. Faded paint and worn millwork reduce appeal. Show the future buyer a new house. A quicker sale at a higher price will result.

3. LET THE SUN SHINE IN. Open drapes, curtains and shades to brighten (and enlarge) rooms. The house will be much cheerier.

4. FIX ANY LEAKS. Dripping water can discolor sinks and tubs. Be sure to fix the leak and remove the stains.

5. REPAIR EVERYTHING. No one wants to buy somebody else's headaches and a neglected repair suggests that there may be others not yet found. Fix it. Loose knobs, sticking doors, warped cabinets, squeeky floors, lights burned out all should be repaired.

6. MAKE IT BIGGER. Clean out the attic and all closets to create the appearance of an abundance of storage space. Besides, they needed cleaning anyway.

7. SAFETY FIRST. Keep stairways, walkways, and all areas free of clutter to avoid accidents. Remove any tripping hazards.

8. MAKE CLOSETS LOOK BIGGER. Neatly organized closets suggest ample room.

9. BATHROOMS SELL HOUSES. They must be spotless and flawless.

10. BIG BEDROOMS HELP SELL. Bedrooms will appear larger if excess furniture is removed and a neat, tidy appearance is presented.

11. LIGHTING SELLS. Properly placed and sized lighting inside and out that is turned on is like a big "welcome" sign. Lighting creates warmth and draws the buyer in.

12. THREE'S A CROWD. Avoid having too many people present during an inspection. Never be present during a showing. You do not want the buyer to feel like an intruder. Ever.

13. NO MUSIC. Never play music during a showing. The buyer and agent should be able to talk free of any disturbance.

14. NO PETS. Get all pets out of the house and penned in the backyard. Some people like pets, some don't. You risk turning off a buyer, so get them out of sight (and smell and sound).

15. DON'T TALK. If you accidently run into the buyer, keep conversation to a minimum. You are not the salesperson and it is not a social call. Be polite, then leave.

16. NEVER APOLOGIZE. Do not make excuses for the appearance or condition of your house to another agent. It is what it is. It is that agent's job to find the best points and sell them.

17. GET LOST. A buyer's agent knows the buyer's requirements and can better emphasize the features of your house when you don't tag along. You can actually hinder a sale. You will be called if needed.

18. SELL THE HOUSE FIRST. Don't get wrapped up in selling the buyer anything in the house until the buyer has bought the house. Selling the furniture or appliances early can sour the whole deal.

19. FOR THE PROS. Let me discuss price, terms, possession and other critical terms with the buyer's agent and then bring them back to you for your decision. Do not get directly involved in negotiations with the buyer. The agents keep it all moving smoothly without ruffled feathers.

20. LET AGENTS DO THE WORK. Show your house to buyers only by appointment with their agent. Your cooperation will be appreciated and your house will sell more quickly.