Preparing your home to sell in Kansas!

Here are some helpful hints to help you prepare your home to sell. This information is not all-inclusive and does not replace the expertise provided by Branam’s Inc. Realtors on your specific property. Some hints are completely non-applicable, and some you may have not thought of.

First Impressions Do Count.
-Contact your Branam’s Inc. Realtor for helpful advice.
-Make sure your front entrance is clean and inviting.
-Paint your front door (if it shows signs of wear).
-Create curb appeal. (i.e. flowers in the summer, garlands at Christmas.)

Decorate For a Quick Sale
-Replace faded wallpaper.
-Repair worn woodwork.
-Paint a neutral color over walls that look old.

Let the Sun Shine In.
-Open draperies and curtains. Let the prospect see how cheerful your home can be.
-Turn on all lights during evening inspections.
-Simple Repairs Can Make a Difference. Repair loose knobs, sticking doors and windows, warped cabinet drawers, broken light switches and other minor flaws. These defects detract from the value of the home. (Remember when prospects see things that need attention, they begin to worry about what they can’t see.)
-Keep homes warm in the winter, and cool in the summer.

Organized From Top to Bottom.
-Remove all unnecessary articles from your attic, basement, and closets. Spacious rooms (particularly storage areas) are a great selling feature.
-Consider having a garage sale to dispose of unwanted items.
-Investigate the cost to store some items, if applicable. (i.e. if you have a small yard, and have several toys and jungle gyms, remove them to make your yard look bigger.)

Safety First.
-Keep stairways clear and avoid a cluttered appearance.
-Don’t overload wall plugs.

Make your Home Sparkle!
-Keep your windows clean.
-Steam clean your carpets.
-Glue back any peeling wallpaper.
-Empty ashtrays and throw out the trash (It’s important to give a good impression of how you have maintained your home).

It’s a Fact: Bathrooms Help Sell Homes
-Check and repair caulking in bathtubs and showers.
-Display fresh, clean towels and make the room attractive.
-Spray a light fragrance and make the room pleasant smelling.
-Arrange Bedrooms Neatly.
-Remove excess furniture.
-Use attractive bedspreads and freshly laundered curtains.

Don’t Cause Controversy...

Remove any signs or posters that might be controversial or offensive to your prospects.
Remove any fixtures and replace with others if you plan on taking one or more with you. If your prospect never sees your Grandmother's Chandelier passed down from generation, to generation, they won’t ask for it, or worse yet, they won’t assume it goes with the house. Remember, anything nailed, bolted, screwed, glued, or otherwise permanently attached to the house, goes with the house, unless clearly stated in the listing agreement and disclosure statement
Do not spend “big bucks”. Do not make major improvements such as remodeling the entire kitchen, or bath. Although such improvements can make a home show better, they usually do not warrant enough of an increase to off set the remodeling cost, unless everything in the home is new.

So your house is ready to sell. Great! Here are some tried and true “rules” that will help you show your home easily and effectively;

*Rule # 1: Three’s a Crowd
Try not to be present during inspections. The potential buyer will feel like an intruder and will hurry through the house. Also, your Branam’s Inc. Realtor knows the buyer’s requirements and can better emphasize the features of your home when you don’t tag along.

*Rule # 2: Keep the Music Down
Pipe in classical or soft rock music, but keep the volume down low so the sales associate and buyer can talk freely without any disturbances.

*Rule #3:No Pets Allowed
Keep cats, dogs, litter boxes and feeding dishes out of the way - preferable out of the house.

*Rule #4: Create a Home Sweet Home Atmosphere
Bake cookies or bread, or place cornmeal in a pie plate in a warm oven, or light a scented candle on the day of showing. The aroma will make the potential buyer feel welcomed.

*Rule #5: No Apologies
If you are present at the showing, never apologize for the appearance of your home. After all, it has been lived in. Let your Realtor answer any objections.

*Rule #6:Have Records Available
Have copies of your air-conditioning, heating, and water bills for the past 6-12 months available. Also be ready to show repair bills (e.g. showing when the new roof was put on and when a new water heater was installed).

*Rule #7: Silence Is Golden
Let your Realtor discuss price, terms, possession and other factors with the buyers. Your Realtor is qualified to bring negotiations to a favorable conclusion.

*Rule #8: A Little Money Goes a Long Way
Cosmetic repairs will increase everyone’s interest level and enthusiasm and you’ll help close the sale more quickly.

Additionally...Again...Plan & Repair

Some 5 million existing homes are sold each year, and while each transaction is different every owner wants the same thing - the best possible deal with the least amount of hassle and aggravation.

Unfortunately, home selling has become a more complex business than it used to be. New seller disclosure statements, longer and more mysterious form agreements, and a range of environmental concerns have all emerged in the past decade.

More importantly, the home-selling process has changed. Buyer brokerage - where REALTORS® represent homebuyers - is now common nationwide, and good buyer-brokers want the best for their clients.

The result is that while almost 100,000 existing homes are sold each week, the process is not as easy for sellers as it was five or 10 years ago. Surviving in today's real estate world requires experience and training in such fields as real estate marketing, financing, negotiation and closing - the very expertise available from Branam's.

Are you ready?
The home-selling process typically starts several months before a property is made available for sale. It's necessary to look at a home through the eyes of a prospective buyer and determine what needs to be cleaned, painted, repaired and tossed out.

Ask yourself: If you were buying this home what would you want to see? The goal is to show a home which looks good, maximizes space and attracts as many buyers - and as much demand - as possible.

While part of the "getting ready" phase relates to repairs, painting and other home improvements, this is also a good time to ask why you really want to sell.

Selling a home is an important matter and there should be a good reason to sell - perhaps a job change to a new community or the need for more space. Your reason for selling can impact the negotiating process so it's important to discuss your needs and wants in private with your Branam's agent who lists your home.

When should you sell?
The marketplace tends to be more active in the summer because parents want to enroll children in classes at the beginning of the school year (usually August). The summer is also typically when most homes are likely to be available. - However, recent years have been busy in the winter too!

Generally speaking, markets tend to have some balance between buyers and sellers year-round. In a given community, for example, there may be fewer buyers in late December, but there are also likely to be fewer homes available for purchase. So, home prices tend to rise or fall because of general demand patterns rather than the time of the year.

Owners are encouraged to sell when the property is ready for sale, there is a need or desire to sell, and the services of Branam's has been retained.

How do you improve your home's value?
The general rule in real estate is that buyers seek the least expensive home in the best neighborhood they can afford. In terms of improvements, this means you want a home that fits in the neighborhood but is not over-improved. For example, if most homes in your neighborhood have three bedrooms, two baths and 2,500 sq. ft. of finished space, a property with five bedrooms, more baths and far more space would likely be priced much higher and likely be more difficult to sell.

Improvements should be made so that the property shows well, is consistent with the neighborhood and does not involve capital investments, the cost of which cannot be recovered from the sale. Furthermore, improvements should reflect community preferences.

Cosmetic improvements - paint, wallpaper and landscaping - help a home "show" better and often are good investments. Mechanical repairs - to ensure that all systems and appliances are in good working condition - are required to get a top price.

Ideally, you want to be sure that your property is competitive with other homes available in the community. Branam's Agents, who see many homes, can provide suggestions that are consistent with your marketplace.

Get the House Ready
A house that "sparkles" on the surface will sell faster than its shabby neighbor, even though both are structurally well-maintained.

From experience, Branam's also know that a "well-polished" house appeals to more buyers and will sell faster and for a higher price. Additionally, buyers feel more comfortable purchasing a well-cared for home because if what they can see is maintained, what they can't see has probably also been maintained. In readying your house for sale, consider:

how much should you spend
exterior and curb appeal
preparing the interior

How much should you spend
In preparing your home for the market, spend as little money as possible. Buyers will be impressed by a brand new roof, but they aren't likely to give you enough extra money to pay for it. There is a big difference between making minor and inexpensive "polishes" and "touch-ups" to your house, such as putting new knobs on cabinets and a fresh coat of neutral paint in the living room, and doing extensive and costly renovations, like installing a new kitchen. Branam's, who is familiar with buyers' expectations in your neighborhood, can advise you specifically on what improvements need to be made. Don't hesitate to ask for advice.

Maximizing exterior and curb appeal
Before putting your house on the market, take as much time as necessary (and as little money as possible) to maximize its exterior and interior appeal. Tips to enhance your home’s exterior and curb appeal:

Keep the lawn edged, cut and watered regularly.
Trim hedges, weed lawns and flowerbeds, and prune trees regularly.
Check the foundation, steps, walkways, walls and patios for cracks and crumbling.
Inspect doors and windows for peeling paint.
Clean and align gutters.
Inspect and clean the chimney.
Repair and replace loose or damaged roof shingles.
Repair and repaint loose siding and caulking.
In Northern winters, keep walks neatly cleared of snow and ice.
During spring and summer months consider adding a few showy annuals, perhaps in pots, near your front entrance.
Re-seal an asphalt driveway.
Keep your garage door closed.
Store RVs or old and beaten up cars elsewhere while the house is on the market.
Apply a fresh coat of paint to the front door.

Maximizing interior appeal
Enhance your home’s interior by:

Giving every room in the house a thorough cleaning, as well as removing all clutter. This alone will make your house appear bigger and brighter. Some homeowners with crowded rooms have actually rented storage garages and moved half their furniture out, creating a sleeker, more spacious look. Hiring a professional cleaning service, once every few weeks while the house is on the market. This may be a good investment for owners who are busy elsewhere.
Removing the less frequently used, even daily used items from kitchen counters, closets, and attics, making these areas much more inviting. Since you're anticipating a move anyhow, holding a garage sale at this point is a great idea.
If necessary, repainting dingy, soiled or strongly colored walls with a neutral shade of paint, such as off-white or beige. The same neutral scheme can be applied to carpets and linoleum.
Checking for cracks, leaks and signs of dampness in the attic and basement.
Repairing cracks, holes or damage to plaster, wallboard, wallpaper, paint, and tiles.
Replacing broken or cracked windowpanes, moldings, and other woodwork. Inspecting and repairing the plumbing, heating , cooling, and alarm systems.
Repairing dripping faucets and showerheads. Buying showy new towels for the bathroom, to be brought out only when prospective buyers are on the way.
Sprucing up a kitchen in need of more major remodeling by investing in new cabinet knobs, new curtains, or a coat of neutral paint.

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jj@holtonks.net