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| Illustration by Carlo Carbajal
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Selling a house can be a stress-monster. With home prices on a roller coaster, and deals falling out of escrow, the process takes strategy. Choosing the right home improvement projects will not only get a house on and off the market quick, they will also bring in the best offers, and help to finalize the deal.
“Work to increase the value of the property, and not only get it sold, but to get the sale closed,” says Caron Broederdorf, of Caron B Realty.
Follow these steps from real estate Broederdorf, and Beth Chang, of Coldwell Banker, and interior designer Tiare Noelani Cowan, of Archipelago, Refined Island Interiors, to tame that monster and turn ‘For Sale’ into ‘Sold.’
1. Update the Kitchen & Bath
“A new kitchen and bath will help to sell the house the fastest, and raise the home’s value most,” Chang says. New cabinets, new countertop surfaces and new appliances all garner buyers’ attentions. Of course, a total redesign will make the biggest impact. “Everyone likes a great room, so they can interact with their families.” Knocking out a wall between the kitchen and living areas connects the spaces and makes both rooms feel bigger. Of course, this improvement should be taken on with professional help, Chang says.
2. Declutter
Step one: Clean. A good scrubbing may seem like common sense, but our experts emphasize this step. A sparkling clean house can do wonders for potential buyers’ impressions.
Step two: Depersonalize. “You want your house to be neutral enough that potential homeowners can picture their own things there,” Cowan says. All of those knick-knacks, chotchkes and family photos have gotta go. Polka dot pillows, toile draperies and other items that denote personal style should also be removed.
Then, take the decluttering to the next level. Cowan recommends removing furniture, up to half of what is in the home. “An open, airy space is much more inviting,” she says. Removing overstuffed Barcaloungers and extra seating will make the room feel larger. Storage units are great temporary solutions. Keep the basic pieces, such as a sofa and end tables or a dining room set.
3. Get Curb Appeal
That drive-by first impression speaks volumes. “Within 15 seconds of seeing the outside of the home, a potential buyer decides whether or not he wants to see the inside,” Chang says. The pros say to keep the landscaping neat and tidy. Mow the lawn, trim the bushes, weed the garden. Repair broken fences and resurface cracked walkways. Fix the gutters, repaint that front door. The exterior may need to be repainted, but a pressure wash could do the trick, Broederdorf says.
Next, add color. “Add a few strategically placed potted plants, and perhaps a fountain,” Cowan advises. Clear away piles of slippers, as well, she adds.
After the outside is bright and clean, work with an architect or designer to build a porch or overhang, Chang suggests. Broederdorf says a trellis, stone walkway and the proverbial white picket fence can be nice touches.
4. Paint
“Paint should be high on the to-do list. “Paint is one of the cheapest things you can buy, but it makes the biggest impression,” Chang says.
Cowan agrees. “Paint can make a home look brand new. It offers a big bang for your buck, and isn’t scary to potential buyers.” While most homeowners believe they should paint a room white, she advises using color. Choose neutral shades for most walls, but add one bright accent wall to add drama.
5. Take Care of the Details
Making a house look brand new doesn’t have to mean huge remodels. Many simple improvements can renew these spaces.
Old, blackened mirrors can make a bathroom look dingy. So can cracked tile. Make sure to repair and replace broken features. An old bathtub can be reglazed. Consider new, bigger shower heads and shower doors instead of the standard curtain and rod, Chang suggests.
Repainting cabinets, or replacing just cabinet doors can go a long way toward making over a kitchen, Chang says. Update drawer and cabinet pulls, replace faucets, install new light fixtures. If the budget allows, a new countertop might be in order.
Broederdorf suggests changing out the appliances. Regrouting tile can save it from the dumpster. “The little things can make a huge difference in a home sale,” she adds.
One absolute must is checking out the roof, agree the realtors. “Get the roof’s lifespan in writing,” advises Chang. This can be passed on to potential homebuyers. And although a roof may look like it is on its last legs, some just need to be cleaned, she adds.
6. Staging
“Look at your house, not from how you use it, but from the possibility of how other people could use it,” Cowan says. This exercise should help rediscover lost spaces—little niches and corners that are currently dark and lonely, but that could be a home office space or workout area. Move the desk from the guest room into the living room, create new seating areas. And don’t forget outdoor areas—indoor/outdoor living in Hawaii is a must.
Next, add lighting. “Most homes are underlit. Adding recessed cans on dimmers and accent lamps can really make a space come to life,” she says. Open up curtains (or remove them all together, see No. 2) to let in natural light.
Finally, “float” the furniture, or bring it away from the walls to create a better flow through the spaces. It’s all right to separate a large room with furniture, as long as there isn’t too much.
“Most of all, you want the space to feel open and inviting,” Cowan adds.
7. Get a Home Inspection
A buyer will get an inspection before finalizing the purchase. Beat them to it. “This will bring to light problems a homeowner isn’t even aware of,” Chang says. Whatever improvements that can be made ahead of time will give buyers less to deduct from their offer prices. “Buyers’ perceptions of the cost of repairs are usually higher than the actual cost of fixing it,” she says.
The more information a homeowner can give a potential buyer, the more confident the buyer will be in the home, says Broederdorf. “When you are in escrow, a lot of emotions are flying. The more information that you give a buyer up front, the more likely it will be that you close the sale.” She goes further to recommend a termite inspection, a property survey and calling an electrician.
