Plan Ahead Now for the Day You Sell

By Howard J. Willis *

Even though you may not be considering the sale of your home anytime soon, the fact is that we tend to live in the same home for a relatively short time. Most of us are in denial on this but the average American moves every five years. So the odds are great that you will move much sooner than you think. One of the most repeated questions we get – “What common mistakes do many homeowners make over the time they own their home?” inevitably includes our view that owners tend to put off improvements until they sell when they could have enjoyed their investments years earlier.

Here are several tips that could add to the current enjoyment and future value of your present home. What Affects the Re-sale Value of My Home? There are a number of factors which affect home value that you the seller control once you decide to market your home. There are other factors that you don’t control. You can’t change the location, you often don’t control the timing, you don’t set interest rates, and there are other environmental factors you just can’t change. But you can control what happens to the condition and quality of your property before you decide to sell.

There is actually quite a lot you can do to add dollars to your closing proceeds without breaking the bank. We have found that there are basically three cost levels at which a staging professional can plan and “present” a home, ranging from simply rearranging furniture to renovating kitchens and baths to emptying a house out and filling it with rented furniture. Some gestures require only a few minor purchases -- a few ficus trees, new linens, and particularly de-cluttering -- while sellers with bigger budgets might invest in landscaping, repainting, re-wallpapering or even more.

When Do we Start? Start from the time you move in. Don’t put off making improvements that you thought could wait until next year. Your first intuition is usually right so if you don’t like the kitchen cabinets or counter tops or if that guest bath just doesn’t cut it, act on your own good common sense and make the change. Just try to get over it and get on with these improvements.

Go After the Clutter and Cosmetics: This costs practically nothing and will help you feel better and in control now. Karen Carter says in her book Move Your Stuff, Change Your Life, “You’ve got to take a stand against storing stuff you simply don’t use very often. Clear the clutter and you clear your mind. And after you have the clutter out, clean the garage as if it is a room in the house.”

Visualize your home in three areas – the street view, entrance and landscaping, second, the inside entrance, garage and pathways to living areas and third, the rear patio, pool and building exterior and roof. Make a list of the things you would get rid of, like to add and need to throw out in order of cost. The low cost changes and items to get rid of are easy. While you’re doing this begin to look at the more expensive items.

Remember that a buyer knows in (3) minutes if a home gives them a good feeling or not. It starts from the moment the buyer arrives at the front of the house.

Start Planning - Now: Make Two Lists One list is what you and an experienced agent/stager would say what is needed to maximize the sale price of your home tomorrow. The second list is what you would really like to do differently today to maximize your enjoyment of the home. Both lists will have a lot in common. We find that most people wait to make most of these changes (and investments) just before they decide to sell and move. If you can fund the changes, enjoy your efforts and money spent now and only focus on the maintenance and repair changes needed again just before selling.

Minor Investments: There are many items requiring little cash that will have a big impact on your sale. Think in terms of maintenance and repair, color, light and landscaping. Before you finish your list ask a trusted friend to come over and walk through the house. Tell them that you need a favor, that you see the same things every day and that you need a fresh look at what jumps out begging for change. Do your own “working order” inspection and be honest – whatever leaks, creaks or doesn’t work needs to be fixed.

A buyer’s home inspection is going to catch most details so go ahead and fix it now for your own enjoyment. Put your air conditioning system on a strict maintenance schedule and change the filters every (30) to (60) days. Check the gutters and trim for rot. Re-think the color scheme of the walls and window coverings. If your colors are outdated your home shouts “old”. It’s probably time to re-invest in your entrance landscaping, so simplify and add colorful annuals and lots of mulch to your beds.

Major Investments: There is a handful of fairly expensive changes that will definitely add dollars to your ultimate sale and add even more value to the enjoyment of your home today. High impact items are generally found in four areas: renovation of kitchens and baths, flooring and landscaping. If you have Formica countertops join the 21st Century and replace with granite or another comparable hard-surface product. Short laminate cabinets and vintage refrigerators, cook-tops and ovens actually take away value. A variety of marble and stone tiles totally change a space and if there is money for lighting, crown molding or window treatments all the better. Replace small bathroom tiles, replace old caulking and re-consider those vanity cabinets and faucets.

And finally (though there is much more to discuss that space won’t allow) find a certified landscaper who will tell you what you need. Give him or her a budget and do something as many owners routinely neglect this key element. *Howard Willis is a realtor with Keller Williams Realty and a principal of the Allegra & Howard Willis Real Estate Group. Howard has a law degree and specializes in providing real estate sales and services to premium home and condominium owners. Call with your questions and comments to (954) 949-0444 or to @thewillisgroup.com. Learn more about Allegra and Howard at www.thewillisgroup.com.