December, 2009

General — 2 Comments
19
Dec 09

Virtual Staging

AirBrush1Defining the Differences between ASP Home Staging and Virtual Staging

Monday, August 3rd, 2009

In recent weeks I’ve come across a couple of online articles discussing what’s being referred to as Virtual Staging. Because I invented the concept of Home Staging, I was asked about my thoughts on Virtual Staging.  I thought I’d take this opportunity to share my response.

Virtual Staging is most often described as a service where consultants receive photos from sellers which they then manipulate to show various improvements. A picture of an empty living room may be enhanced by the addition of images of a sofa, coffee table, and other furniture and accessories. An empty bedroom may look as if there’s a bed in the room once a Virtual Staging rendition is completed.  It is Important to note and know that there’s never an actual client meeting or physical consultation involved with Virtual Staging. Instead, knowledge about a property is only gained through images and it is really important to know that no physical Staging to the home was actually done.  This is really important to understand for if the pictures are changed and yet the house is not actually Staged to reflect the changes made to the pictures then the buyers coming through will not see in person in the house what was changed in the virtual Staging when they come to see the actual house.  That means that pictures used to market the property have been changed or even altered but the house was not changed to match the pictures and the house itself was NOT Staged.   I believe that is risky business and this is a real challenge in possible misrepresentation at best.

True Staging sets the scene IN the house in real time, throughout the house, to create immediate buyer interest in the property so that when buyers come to see the house it looks like what marketing materials were used to market the house in the first place as a Staged home.  This means that pictures and marketing materials used to market the house are actually the pictures of what the house truly looks like Staged.  Our statistics show that this will then lead to a home selling for the highest possible price in any market in the quickest amount of time and this is true in every price range.  True Staging sets a scene in the actual house.  This is how I invented Staging to be and how Staging works and why it works.  One of my Staging phrases I developed along the way is, “Buyers ONLY know what they See, not the way it’s going to be!”  And that means in the house for real, not just in pictures that are not actually what they will end up seeing if the house only had virtual Staging and not real Staging!  I invented Home Staging in the first place because buyers cannot imagine in most cases what a property would look like unless the real scene is set when they actually see the house in person.  You see you can give them all the pictures all you want of what it could look like, but when they stand in a vacant or a cluttered property they cannot imagine what it ‘could’ look like.  That is too tough for most buyers to visualize in person when they are standing in a house that looks different than pictures used to get them there by Virtual Staging.  That is just one of the big risks of Virtual Staging instead of the house really being Staged ahead of time for the potential buyer to see when they come to the house.  True Staging works because it sets the scene for the buyer to actually see for themselves for real in the actual house.

It is absolutely essential to understand the impact that Virtual Staging could have on everyone involved, including REALTORS® and consumers.

One of my concerns with what is being called Virtual Staging is the fact that if the manipulated images are shown to home buyers they’ll be sorely disappointed if and when they visit the home. While the enhanced images might entice them to visit, they’ll find a home they will not recognize from the images they saw, and probably they will just walk away. Such a scenario certainly doesn’t benefit the seller nor does it help the REALTOR® working to sell the home.  Talk about a let down.  This is a concern for sure but I have an even bigger concern in what I share with you below.

I have been a real estate broker now for over thirty years, providing accurate representation of a home has always been absolutely essential to me. This should be true for us all as REATLORS® and It is a part of the pledge we make as we work to adhere to the National Association of REALTORS® Code of Ethics.  As a Broker and as The Creator of Home Staging® I am concerned with Virtual Staging because of the potential misrepresentation such services may lead to. If a consumer sees an image of a home in a way it’s not, that may be considered misrepresentation of property.  Where does Virtual Staging start and stop so what is to keep a Virtual Staging from changing the color of the real walls or the color of the bricks on the fireplace in the pictures used to market the property.  Nothing at all, yet when the buyer sees the house and it is NOT what was portrayed in the Virtual Staging all kinds of questions can arise about representation.   You see it is one thing to show a seller how their home could look if they Staged it in a Home Staging Consultation through pictures, and I did say seller, ahead of time if they Staged it, but quite another to market it that way if it has NOT been actually Staged for the buyer to see in person.  Again, my concern is misrepresentation and where it starts and stops as well.  Too many things could be manipulated through Virtual Staging by some people and that could lead to big challenges for all, including the person who did that as well as the REALTOR® who listed the house and the REALTOR® who sold the house too.

To represent a property one way in marketing materials and then in another way in the house for real is a huge challenge and it could be called misrepresentation in my opinion.  REALTORS® might even be in violation of our Code of Ethics if they in fact use altered images, without the physical changes being made in homes they represent, in their marketing materials.  It concerns me a great deal about the pit falls that could occur from what is being called Virtual Staging the way it is currently being described.  This does not meet my criteria for Home Staging and the many benefits that actual Home Staging brings to sellers, buyers, and REALTORS® alike.  If I felt it was good to do I would tell you so.  Therefore, I certainly want to caution REALTORS® from using what is being called Virtual Staging.  I would highly recommend that any REALTOR® not put themselves in that situation nor represent a property in that way.

Real Staging is the way to go when selling a home. And it is not actually Staging until the house itself is actually Staged!  Real Staging in the actual house comes first then the pictures should be taken and only then. Then it becomes real Staging and not just virtual Staging.  And in that way the house is then marketed the way it really is Staged for the buyer to see in person.  This is a huge real crucial difference and this is why true Home Staging works!  Staged marketing materials must match the actual Staged home and the Staged home must match the Staged marketing materials.  I’ve always taught and worked hard to represent sellers in the best way possible and that means representation of what is actually is in the house including Staging.  True Staging does not cover things up nor does it just set the scene in a picture but in fact True Staging actually sets the scene for real in the actual house itself.  Do not do Virtual Staging, the risks are too high.  Stage® for real with a Accredited Staging Professional® and get the house sold by doing so.

I just came across an article that confirms that my concern about Virtual Staging is shared. Click here to read Virtual Staging: Brilliant but Maybe Dangerous?, published at the website of Realtor® Magazine.

Barb Schwarz

The Creator of Home Staging®
CEO Stagedhomes.com
The Creator of the ASP Designation and Course
Founder and Chairwoman The International Association of Home Staging Professionals®, IAHSP

General — No Comments
8
Dec 09

30 Can’t-Miss Staging Tips

Designed to Sell designer Lisa LaPorta shares some of her best staging tips.

Grimy bathroom walls are a major red flag to buyers.

Here is an easy way to get rid of surface mold: Mix a spray bottle with one part water and one part bleach. Just spray it on the wall, and watch the mold disappear. Give it a fresh coat of paint, and your grimy bathroom will go from red flag to red-hot.

Don’t replace a yucky shower door: Just scour it.

A grimy glass shower door can really wash out your sale. Instead of replacing it, clean it with a mixture of one part muriatic acid and about 10 parts water. Scrub with steel wool. After wiping it down, reinstall the door and you’ll have a shower that’ll help you clean up at the open house.

Avoid dated tile by painting.

Bathrooms sell houses, but dated tile in a bathroom doesn’t. A low-cost alternative to replacing the tile is to use paint. First coat the tiles with a high-adhesion primer. Next, brush on a special ceramic epoxy covering. For a fraction of the cost of new tile, you will have an up-to-date bathroom that brings in big bucks.

Pedestal sinks are a big hit with buyers.

They show off square footage in small bathrooms beautifully. First, your old vanity has to go. Next, just hook up your new sink, and your bathroom will have dramatic appeal that brings in big bucks. Plus, buyers will see how much floor space your bathroom has.

A master bedroom should appeal to both sexes.

When you are selling, your master bedroom should appeal to buyers of both sexes. Get rid of features that seem too gender-specific. Paint the walls a neutral color, and choose bedding that matches. Then accessorize with items that complement the overall color scheme.

Do you have an overpowering brick fireplace that sticks out like a sore thumb?

Here’s an easy way to tone it down with paint. Use a rag or brush to rub a light coat of paint on the bricks, one at a time. This will give them a new tone without covering them completely. And, if you use a paint color that matches the walls, your fireplace will go from sticking out to standing out.

Updating an old fireplace screen is a cheap (and quick) fix.

After removing the screen and wiping it down to get rid of the dust, mask off the windows so you won’t get paint on them. Then, using a can of heat-resistant spray paint, give the screen a facelift. Hold the can about 18 inches away, and use long, even strokes. For less than $5, you will have a fireplace screen that’ll keep your sale from going up in smoke.

Turn an unattractive fireplace into a selling feature.

Need to turn an unattractive fireplace into a selling feature? First, that dated brass screen has got to go. Next, give the fireplace a good cleaning, scrubbing it with soap and water. Then, using a stone color enhancer, polish the bricks to make them shine. In no time you will have a fireplace that will turn your house into the hottest property on the block.

Stain dated kitchen cabinets instead of replacing them.

Dated kitchen cabinets can be a big turnoff to potential buyers. Instead of paying big bucks to replace them, just stain them. First, apply the stain in even strokes, going with the grain of the wood. Add some stylish hardware, and your kitchen will have the up-to-date look that buyers love, for less than $200.

Stainless-steel appliances are definitely in with buyers.

Instead of buying a new dishwasher, here is a low-cost way to resurface an old one: First, remove the front panels, and clean them. Next, apply a stainless-steel stick-on covering, and cut it to size. For just $20 your dishwasher will go from outdated to ultra-modern.

Fill existing hardware holes instead of making new, unsightly ones.

Removing old kitchen hardware can leave your cabinets with stripped-out holes. Here is a trick to reusing the existing ones.

First, dip a toothpick in glue and place it in the stripped hole. Cut off the excess piece. Once the glue dries, you’ll be ready to put in the hardware that buyers love.

Save money on granite countertops.

Granite countertops are a huge selling feature, but they can be expensive. Here are a few ways to save on this investment:

First, do the demo yourself. Also, ask the vendor for remnants from previous projects. Remember, any money you spend will definitely be returned in the value these beautiful counters add to your kitchen.

New kitchen appliances bring high returns from sellers.

Studies show that new kitchen appliances bring high returns from sellers, so get rid of old appliances that make the rest of the kitchen look dated. Once you install the new equipment, it will scream “new kitchen,” and you will see that spending a little money will make you even more.

Need to dress up a window but don’t want to shell out big bucks for window treatments?

Here’s a trick: Use place mats. First, apply a hook-and-loop fastener to the place mats and attach them in a row to a basic curtain rod. Now that the place mats are attached to the curtain rods, pin them together at the bottom, and you’ll have a stylish valance that costs about $12.

Adding drama to old hardwood flooring is easier than you might think.

First, isolate damaged boards, cut them out and replace them with new pieces. Rent a sander from a local hardware store, and give the floor a good sanding. The last step is to stain the boards with a rich color, and watch your floor go from drab to dramatic in no time.

Buyers love built-in bookshelves.

There’s a fine line between filling them with clutter and staging them to sell. The trick is to arrange neutral items in clusters. Make sure that no single accessory stands out too much. That way, you’ll show off your attractive built-ins, and not your personal belongings. Curb appeal is vital to attracting buyers.

Here is how to stop traffic using color. First, with two tones of paint, add a faux finish to any corner keystones. Next, bring out the color of walkway pavers using a stone sealer. Plant flowers in bloom, and you’ll have buyers swarming like bees to your front door.

A nice outdoor deck can be a big selling feature, but an old one is a major liability.

To give your outdoor space new life, first sand the wood. Cover it with a light-colored stain instead of paint to give it a rustic, grainy look. Furnish it for entertaining, and watch your open house turn into a party.

Breathe new life into a worn patio.

Do you have a red-brick patio surface that needs to be freshened up? Here is an easy way to give it new life with paint. First, roll a light coat of paint onto the bricks. Next, lightly spray them with water and then dab them before they dry to give them an outdoor look. When you are done, you will have a patio that looks fresh and reels in buyers.

Staging rooms to show off their true potential is essential when selling your home.

Clear out clutter or other personal items that will distract buyers. Paint the walls a neutral tone, and furnish the space to show off how functional it is. When buyers come through and imagine themselves there, you can bet an offer isn’t far behind.

A shabby wood-panel wall is not a strong selling point.

Instead of ripping it out, cover it up. Use wood filler to carefully fill in all the cracks between the panels. Then, use a sponge to wipe away the excess filler. Once it’s dry, paint the room. You’ll see an unattractive wall go from standing out to blending in.

Use tape outlines on the floor instead of actually moving furniture around.

Rearranging a room to stage it for your open house? Here is a tip to save time and effort: Instead of lugging the heavy furniture around the room to see what feels best, put outlines on the floor with painter’s tape. Arrange the room according to your outlines, and save your energy for counting offers.

Vinyl tile is an inexpensive way to update your home.

Laying vinyl tile is an inexpensive way to update your home, but there’s a right way and a wrong way to do it. You need to avoid laying patterns that look too perfect. Instead, make sure to switch up the direction and placement of the tiles to mix the tones. That way, you end up with a floor that has a natural feel. Let the sun shine in.

Buyers love light and airy living rooms, but dark and dingy isn’t on their list. Open up your window shades to let some light in. Cheat some sunshine with a light-colored paint and lots of artificial lighting. You can never have too many lamps. Last, arrange the space with lightly colored furniture, and you’ll have a living room that brightens your chances of a sale.

Stage rooms with one purpose so buyers will know what it is.

Potential buyers are confused by extra rooms that have a mishmash of uses. To avoid this problem, first clear away clutter and excess furniture. Paint the walls a neutral tone and then furnish the room with a desk to stage it as a home office in which buyers will want to get down to business.

Unpleasant pet odors won’t win over buyers.

We all love our pets, but unpleasant pet odors can make a negative first impression. Be sure to get rid of old carpet that can trap offensive smells. Replace it with fresh new carpet in a neutral color. Plus, if you paint the walls to match, your living room will look bigger. It’ll go from designed to smell to designed to sell.

Pack up unnecessary items and furniture before you show the house.

An overpacked living room is a red flag to buyers that your home lacks storage space. Pack up unneccesary items and furniture, and move items to your garage or a nearby storage facility. Clear the way for a sale by letting buyers see your square footage, not your personal belongings.

Storage space sells!

Potential buyers love homes that have lots of storage space. Since they will open your closets, it’s a good idea to clear out unnecessary clutter, and organize your shelves to show off how much storage you really have. Plus, it gives you a chance to start packing, as you will definitely be moving once buyers see all that closet space.

Create a nice flow in your rooms.

Buyers are attracted to homes that have a good flow. You can create circulation by replacing square or rectangular dining tables with round ones. Cutting the corners adds room to this maneuver and creates a spinoff effect that adds flow to your home — cash flow, that is.

Create a better flow in the house by starting with the floor.

Want to create better flow in your house? Start with the floor. Join two rooms together by using the most cost-efficient material in the book: vinyl tile. First, use a snap-line to create a center point between the two rooms. Next, the fun part: Peel and stick the new vinyl tile down, and watch your kitchen and dining room go from old to sold!

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