Never sold a house before, advice please

[sedgieloo]

We have pictures being taken on tues. Basically we have two massive drawbacks to our house. One is that it is reverse level. Well living space and kitchen upstairs and two beds also two huge beds down one ensuite and family bath. The other is the garden. It is tiered large and very steep (useable levels) right above the roof level!!

We've loved it as a childless couple but it's not a safe garden for tiny ones and it will be a few years before we feel happy to out a dc in their own room upstairs from us.

Otherwise lovely large well presented house, great location. To get similar in good location with traditional layout and family friendly garden is going to really stretch us, probably 30-40,000 more in our area.

Before we get it photographed and marketed any last minute suggestions as to how to make it irristable! We need to squeeze every last £ to make the move we want. We haven't sold before so advice appreciated.

Sounds a bit daft, but have you thought about going round and taking your own photographs, however inexpertly, and then printing them out and looking really closely at the photographs for anything that stands out?

I just wondered if maybe looking at it in the format that strangers will see it in (IYSWIM) will draw your attention to any flaws.

Clean & declutter.

Make sure the outside looks good - no manky bins or leaky gutters etc.

Get a good friend in to look at - one who will be happy to tell you anything that stands out as wrong for selling. I did this & my friend told me there was no way I could sell without re painting one particular bed room. She was right.

If you are feeling brave take some pics & post them here & we'll all tell you!

If you have pets, make sure they are well out of the way for viewings.

Good Luck!

I did grill every single EA and they have me changing certain things around right now and with two tots and some DIY it basically looks like a hurricane tore through here! I may be in a position tomorrow. Those suggestions were both helpful though!

Does all that staging/aspirational stuff work? We are moving out for the first batch of viewings/launch wkend so I can do that.

Staging works - to a degree, but don't make it look like a show home!

One thing that can also help is to have bedspreads - makes the whole bed & room look more pulled together, if you know what I mean.

But it is still a bit of a lottery! I've sold 8 houses over the years (just had to think about that) & some have taken ages & one went to the first viewer, for the asking price!

It's a good idea to let EA's do first viewings, but if someone is interested enough to come back for a second viewing it's not a bad idea for you or your OH (or both of you) to be there. People may want to ask all sorts of questions an EA can't answer. I've always wanted to meet the vendors if I am interested in a house!

PS - I've jst looked at your profile (setting up for photo???) and if the photo is the hall way of your house, it looks really clean & nice neutral decor.

Let us know what happens!

the things you mention can't be changed so don't worry about them. Finish all outstanding DIY, make it look clean, tidy and uncluttered.

staging is a bit of a waste of time IMHO.

Haha! I thought my profile was private and I have since put up an oversized cream and silver foil paper with white guilt frame pics and mirrors. I went totally the other way. Strangely the EA's liked it!!

In addition to the above, get your head in the right space. Detach your self emotionally from the house (imagine it is basically already sold) and be unrelenting positive about it. If the phase massive drawbacks is floating about you head there is a strong chance you give out that vibe to viewers. Remember why you bought it in the first place.

I put a load of stuff into storage when I sold our flat. So all the 'big' kids toys and just left out small wooden (ie tasteful) toys.

Basically get everything off the floor and put everything away. I bought (cheap) white bed linen and towels to make everything look cleaner/tidier. If you're going to be selling to people without kids, get into that mindset

Insertusername. That is such a good point!! We actually have made the most of the garden and it's sunny and private, the levels are all BIG but people gasp when the see it for the first time haha! I am so conscious that if it was flat we would achieve more and this fact is going to cost us as me move on. I need to remember the positives you are so right.

Oddfodd also very helpful. It will be professional couples. Downsizing couples and families with older kids 8/9 and up I suppose. I will lose even more of the toys!

Magimedi - what is the line between attractively staged and 'showhouse turn off' would you say?

I agree about taking your own pictures to see how your rooms look. Also, make sure you approve the pictures your EA wants to use in any marketing materials.

De-clutter and neutralise where possible.

If you have a divan bed, put a bloody valance on it!!

Put away hum drum things like alarm clocks etc. Neat kitchen counters, otherwise it looks like you have no cupboard space.

Take down the kidsartwork if its professional couples or people with no kids. It doesn't work well.

Make sure the pics of the garden are of the useable areas. If you have a seating area, use some nice tables and chairs.

Haha! No no divans, I hate that too yuck!! Tasteful scandi bedstead with nothing underneath

Holidaysarenice - that is one of my bug bears!!! Why don't folk make sure they do that with divans?!!

Magimedi - what is the line between attractively staged and 'showhouse turn off' would you say?

No twigs & pebbly shit

Totally no air freshener diffusers - some of us are allergic to them & I once left a house viewing (as a potential buyer) because there wass a glade plug in in every socket.

Just make it look good (neater & more together than everyday life) but not soulless.

Ok thanks! I don't have that kind of thing or many ornaments at all as my youngest would break it or eat it. We are putting things off a wk so I may indeed post pics tomorrow. Thanks for the point about air fresheners. Any ideas on what I could introduce as downstairs has that funny wallpaper paste just decorated smell. It isn't pleasant.

I know it's winter and blowing a hooley but if you can turn the hearing off and open some windows for a bit, that's the best way I know of freshening the air :)

Real fresh air is the cure for funny smells. Photos are important as they get people to the house. But make sure they aren't misleading - you want people to come to the house and realise it is the same or lovelier - rather than feeling they have been duped IYSWIM. When we last sold there was a room we didn't put in the schedule because due to angles we just couldn't get a good photo. Lots of people commented that it was a nice surprise.
It is good to think about things people will only notice on a viewing - such as smells and noise - especially as these are the things you as the owner will have got used to (and your friends will generally be too polite to mention). They will stand out to viewers. On a schedule I love a floor plan - helps me get a feel for the property and also remember it.

Be consistent - that includes DP and EA - and positive as to why you're moving. Try not to have a negative view - even if you think it's not a negative for others.

So, you're moving because the layout and garden don't work for young kids ...... Even if you think it's downsizers or -child-free adults who are your target market, bear in mind downsizers might not want a difficult garden either! If it's obvious - e.g. Garden - they'll notice it, they don't need you to point it it's such a problem you're actually moving! You're moving to be closer to family or new job :-)

Cross post with oddfodd

Divan beds a problem?? But you're not buying them,you're buying the house!