In a recent post, I had a home inspector with whom I work on a regular basis, post an article about the entire home inspection process.  Considering the fact that the market for sellers is very weak right now, I can't emphasize enough how important it is for sellers to give themselves the best possible opportunity to make sure that their home shows as well as it possibly can.  To help with this process, I frequently recommend a process we call "staging".  Essentially, staging is a step we take to maximize the emotional appeal of the house to prospective buyers as the house is shown.  To elaborate on the benefits and explain how staging works I asked Wendy Kokinda of Larsen Redesigns, (http://www.LarsenReDesigns.com) to write a post describing what her company does.  From personal experience working with Wendy and her partner Colleen, I can say that they do a fabulous job.  My thanks to Wendy for her help with this.

STAGING . . . The New Buzz Word in Real Estate                     

As I go forward with my business, I find it incredibly amazing that the concept of staging has not truly penetrated the real estate industry on the East Coast as extensively as it has on the West Coast.   In this very difficult selling market, there is an elevated inventory from which a buyer can shop. Presently buyers, in essence, have “the pick of the litter,” and that is exactly the issue at hand. How does one make their listing stand out from the rest? As you know, buyers purchase most everything on emotion. They buy things they like or even things they fall in love with. Real estate property is not differentiated from other things that buyers purchase, it’s just more expensive than a pair of jeans or a car. If the house doesn’t create an emotional bond with the perspective buyer, the buyer will “walk” and they will just look at the next house on the list. Notice I am referring to the “house” not the “home.”  One thing I always encourage my staging clients to do is to realize that they need to consider that their “home” becomes a “house” and this “house” is now a product.  Our objective is to market that product the best way that we possibly can.

How do you do that . . . you ask? STAGE your listings!

Visual appeal creates an emotional bond between the buyer and the “house.”  You only have one chance to make a good first impression. The expression is so true. From the front curb to the back property line, it is imperative that the entire property display itself in the best possible manner. A house with a well maintained lawn and trimmed trees is going to translate a subconscious message that the “house” is well maintained and will lure the buyer to the next step . . . to see the inside of the “house.”

Creating better visual appeal is the ultimate goal of a Real etate staging professional. De-cluttering and de-personalizing are all natural and obvious changes that need to be made to a home to help the sale of a property. But it goes much deeper than that. Furniture placement, adding decorative elements and creating a model home effect are just a few things Stagers can do to make a difference in a “house” that needs some esthetic help.

Staging a house can make a tremendous impact in the success of a timely sale of a property in this present climate. Staging statistically increases the profit $$ to not only the seller but also to the real estate agent as well. In addition, staging will help to decrease the days the house is on the market. The fact is, a staged house is more desirable than one that has not been staged.

For a reasonable fee, the staging professional will do an initial evaluation of the property by gathering important information and taking numerous pictures of the house. A report is then produced and presented to the homeowner defining the issues that exist in the property that may inhibit a timely sale. A “to do” list is given to the homeowner along with a proposal and contract to have the staging professional return to stage the property. The staging fees are extremely variable and dependent upon the amount of work to be done and time invested by the staging professional. Rental furniture can be obtained for vacant homes as well.

The time period in which this entire process will occur can be a week or two. It is advisable to bring the staging professional in after the listing agreement has been signed but before all multiple listing pictures have been taken. Wouldn’t you want the photos to have the best possible appeal and your listing to display itself the best manner possible?

Staging can make a tremendous impact on the increased salability of a home. Staging = a quick sale & higher profits = a happy seller = more referrals = future business! You come out a winner! Staging works!

Wendy Kokinda is an Interior Redesign Industry Specialist and a Certified Interior Staging Specialist. Colleen Stasinchak is an Accredited Staging Professional. They are partners in Larsen Redesigns, an Interior Redesign and Staging company located in Bucks County, PA  www.larsenredesigns.com  215.752.9021 

In today's real estate environment, it is almost unheard of to buy a house without having the sale contingent on a home inspection.  After many years in the business -- and having been through hundreds of home inspections -- I have worked through a variety of inspection issues for both buyers and sellers. In that time I have seen many different types of home inspectors, some of whom I would recommend and others I would not.

What makes a good home inspector?
In Pennsylvania, the home inspector has to be a member of one of the national home inspector organizations.  One of those is ASHI, which stands for the American Society of Home Inspectors (http://www.ashi.org/). The standards for becoming a home inspector have changed over the years.  Today, it is tougher to become an inspector than it was 10 years ago.  To be a member of an organization like ASHI, the inspector has to subscribe to their standards and meet the necessary cirteria to become certified.  

What to look for in an inspector
I believe that it is essential for a home inspector to be able to communicate clearly and effectively to the buyer or seller in which they are representing.  The inspector's report must be clear, ledgible and detailed.  In looking for an inspector, I would suggest requesting a sample report so that you can decide whether the report is clear, concise and understandable. The inspector must be be thorough and be willing to stand behind his report. I have seen reports where the home inspector does nothing more than suggest having qualified professionals evaluate almost every component in the house.  You could have done that yourself! You didn't need to pay a professional a few hundred dollars to tell you to contact a plumber, an electrician, a roofer, etc. If the inspector is not able to inspect the condition of the systems and components in the house, why use them?  I recently reviewed a report where the inspector recommended a roofing contractor to evaluate the roof, an electrician to evaluate the electrical system in the house, an HVAC contractor to evaluate the heating and air conditioning system, and a plumber to look at some plumbing questions.  Why bother with the home inspector in the first place if they are not able to evaluate these systems and clearly state what the issues are?

When an inspector provides estimates in his report
Even though it is a bit controversial when the inspector provides estimates in his report, I personally like this approach because it quantifies the magnitude of the problem that the inspector is citing. Without estimates, it means that the buyer and/or seller are going to have to call out contractors to evaluate every issue in the inspection report.  Under no circumstances, should the home inspector or his/her company be involved with doing any of the repairs. 

Be careful when using a real estate agent's inspector recommendation
While it is ok to ask your real estate professional for a recommendation for a home inspection company, be very careful because this may pose a conflict of interest. Some home inspectors get most of their business from real estate agents who refer to them and this can cause an inherent conflict. You see, if the home inspector consistently finds problems with houses, they get a bad reputation with some agents.  They then worry that the real estate community will stop referring business to them.  Many times I have seen less-than-honorable agents refer only those inspectors who they think will overlook things in order to get the transaction to work.  

In fact, here's a recent example of this type of transaction: I represented a buyer who was purchasing a fairly new home (about 8 years old). This was an $800,000 sale and the house was built by a very reputable builder.  The inspector that I recommended has a reputation for being extremely thorough and detailed.  The agent for the seller actually expressed her dismay that I was using this particular home inspector.  While walking around the exterior of the house, the inspector explained to the buyer that there were issues with some flashing and, more importantly, suggested that every single window was failing.  The agent for the seller pulled me aside and rather nastily explained that this was exactly why she did not like this particular home inspector. 

A couple of days later -- after reviewing the inspection report with the sellers -- the agent very apologetically called to tell me that the sellers were in fact aware that the windows failed and that many houses in the development were experiencing the same thing.  The windows were still under a 10-year warranty so prior to closing all 60 windows in the house were replaced.  Had the inspector not noticed this issue, there would have been major water problems. In all likelihood, this would not have happened for several years at which point the warranty would have expired, thus leaving my client with the expense of replacing all 60 windows. 

The home inspection process is a critically important part of the home buying process.  Make sure that you don't ever take this step lightly.