Cosmetic Improvements

A Sparkling Kitchen

There's no doubt about it--the kitchen is one of the most important rooms in the whole house for many prospective buyers. Smart sellers will take a close look at how they can make their kitchen a real asset when it is time to sell.

Your kitchen doesn't need to be state-of-the-art to be attractive. The first step toward enhancing your kitchen's appeal is a thorough cleaning. This includes the walls, cabinets (inside and out), floors, and appliances. Keep the counter tops as clear as possible of small appliances and gadgets. Consider low-cost improvements which can make a big difference, such as a coat of paint, fresh wallpaper, or new floor covering. Be sure to keep the kitchen sparkling when the house is being shown. This means no dirty dishes in the sink or moldy cucumbers in the refrigerator. This extra effort will pay great dividends!

Cosmetic Changes

APPRAISALS WITHOUT TEARS

The sale price of a house is determined by an appraisal or estimate used by lenders to determine the value of a particular property.

The appraiser determines an objective value, and the principal appraisal tool is the comparison of comparable properties in the area that have sold recently. After researching the "comparables", the appraiser then adjusts the value of the house, plus or minus, based on the condition of the property, the number of bedrooms and baths, the size of the lot, and any unique features of the property. Lenders use the appraisal to cap the loan amount, and they rarely lend more than appraised value. If the buyer and seller agree to a price of $200,000 and the appraisal comes in at $180,000, then the buyer will have to come up with the extra $20,000.

Help Your Home Sell

Your home should look great when it goes on the market. When you are ready to list your home, I recommend that you go through each room with a critical eye.

What should you look for? Start with the ceiling; look for any cracks or water stains, then inspect the condition of the paint and wallpaper. Make sure that the windows are clean and window treatments are attractive. All of the closets and storage spaces should be neat and organized (a cluttered closet looks smaller!). If the rooms seem cluttered with too much furniture, you can create a more spacious look by storing your "overflow". A well-maintained house tends to sell much quicker than one where buyers must use a lot of imagination. The condition of your house will help to determine the selling price; the better the house looks, the better your chances of selling it for top dollar. I can help you identify the repairs and cleaning that will increase your home's marketability.

Cosmetic Flaws

Many buyers make home buying decisions based primarily upon emotional reactions to the homes we show them. A freshly-painted house with clean windows and waxed floors will sell for top dollar, while a nearby home which needs a lot of cosmetic attention languishes on the market, even with a much lower asking price.

If you find yourself in the position of comparing two such houses, put your imagination to work. If the only difference is paint, cleaning, and carpeting (or getting unsightly furniture moved out), remember that these are fairly low ticket items that you would probably choose to do even if the house is in good shape. If you focus your attention on the location and the condition of the structure and the major systems, you may be able to get a "not-very-rough" diamond at a great price. If cosmetic problems make you nervous about the home, the structural inspection can answer most of your questions.

Cosmetic Repairs

The better your home in the Overland Park area looks while it's on the market, the more likely it is to sell quickly, and for top dollar. When you have a listing appointment with a Realtor, the agent will provide a detailed market analysis along with the advantages of listing with their company. He or she will then go through your home with you and make suggestions about cosmetic repairs that will help to present your home at its best.

These recommendations can make some sellers uncomfortable and a little defensive because they are reminders of the "little" projects they have postponed. We occasionally encounter a housekeeper who has it "all together", but that's rare! Most sellers need suggestions about repairs that will make their home show well, and providing these is an important part of a Realtor's job.

Fixing To Sell

Many homeowners wait until they are ready to put their home on the market before painting, planting flowers, and making other improvements to their homes. After completing these improvements, they may wish that they had done all of this work on their homes sooner in order to enjoy the improvements.

Whether you have recently purchased a home or have been settled into your home for several years, you should consider going through your house as if you planned to sell it soon. Maximize your "curb appeal" now, so that you will reap the benefits every time you pull into your driveway. Plant those flowers and bulbs so you will have your fresh flowers on your own dining room table. Add new window treatments now. If your house needs a new kitchen, go ahead with the renovation to create a beautiful and functional kitchen. You will not only enhance your whole neighborhood, but you will enjoy the benefits and joys of living in a beautiful home.

House Repairs

Typically there is a chain of events that occurs when an offer comes in on a home. After a meeting of the minds, the buyer often brings in a home inspector who usually finds a few items that need to be repaired. The Realtor gives the homeowner a list of the requested repairs. What comes next?
The seller takes care of the repairs in most transactions. Many sellers wait until the week before the closing to call someone to do the work (they want to be sure that they are going to make it to the closing table before they spend money on repair work).

If you are responsible for making repairs to a home you are selling, make sure you have the work done well in advance of the closing date by licensed professionals who will stand behind their work. If the work is done at the last minute and is incomplete or unsatisfactory, it could cause complications at the closing. You should provide the buyers with all the receipts and the names of the persons to contact in case there is a problem with the repairs.

Interior Decorating

Many people recognize a decorating style they like when they see it, but they find it difficult to put together colors, fabrics, furnishings and window treatments to create the look they want.
Where can you find a good decorator? If you like your friends' home, ask them for recommendations. Many communities have decorator showcases where you can see first hand the work of several local designers. Furniture retailers sometimes hire professionals to assist their customers. Before you commit to working with a designer or decorator, you should sit down and discuss their fee structure, your taste and goals, and your budget. Pay particular attention to whether the person is a good listener and communicates well. Whether you are trying to make your home look wonderful in order to sell it or want to fix up a new home, the investment in professional advice can save you costly mistakes and make your home a reflection of your good taste.

Kitchen Clutter

The kitchen is usually very important to prospective buyers. Your kitchen doesn't have to be new and state-of-the-art, but it should look its best.

Your kitchen should be spotlessly clean and well organized while your home is on the market. The counter tops should be clean and free of clutter, and the floor should shine. Appliances should be clean and in good working order. You may want to add a few decorator touches or replace cabinets, flooring, and even appliances for a small investment. Dollars spent on kitchen improvements usually pay major dividends when you sell your home.

If you are planning to sell your home and need some advice in this area, I will be happy to discuss your options with you.

Selling Appeal

Lighting is an important factor when you are selling your home. Natural and artificial lighting can create a mood that buyers notice when they walk into your home, so don't overlook this significant factor which can favorably influence a potential buyer.

Before your house is shown, walk through each room with an eye to creating a pleasant ambiance through lighting. Accentuate the natural light by keeping curtains open and windows sparkling. Arrange your furniture to take advantage of the best view. You may want to install indirect lighting to highlight a vaulted ceiling or to draw attention to indoor plants. Dimmer switches can create simple and inexpensive lighting appeal.

Selling Tips

Sometimes Realtors walk into a home that is basically attractive, but lacks something that they can't quite put their fingers on. Then they notice that all of the drapes are closed, and there is a lot of overgrown shrubbery blocking the sun.

A dark house is not as appealing to most buyers as one that is flooded with light. As a part of your preparations to market your home, try to maximize the light in your home. Make sure that all the windows are clean, and open the drapes when the house is being shown. A fresh coat of light paint can do a lot to brighten up the interior. If your house has very dark paneling, and there is not a lot that you can do about it, you may want to consider adding additional lamps. Your Realtor may be able to provide other simple and cost-effective ideas about how to maximize your home's appeal.

Selling Your Kitchen

Most of our buyers rate a good kitchen very high on their priority list when they are looking for a new home in the Overland Park area. The layout of the kitchen, the amount of counter space and storage, and the age and overall condition of the appliances are all important to them. The kitchen area is basically viewed as the center of nourishment and as a place where they will share many meals.
Take a discriminating look at your kitchen and consider what you can do to make it a real asset. Repair any plumbing leaks or broken appliances. Scrub the room thoroughly, paying special attention to the range and oven. Clean the refrigerator and place a box of baking soda inside. Little fix-ups can sometimes do wonders--hang some pretty pot holders over the stove and get some new curtains. You don't need a brand new, high-tech kitchen to impress buyers, but do whatever you can to make your kitchen look as shiny and well-maintained as possible.

Sunshine Sells!

When your home is being shown, you want prospective buyers to feel good as soon as they step into the living room. It pays to give special attention to maximizing the amount of light in your home because dark homes are depressing to many people. When prospective buyers give us feedback on the homes that we show, they often cite a light, airy feeling as a major attraction.

Begin your preparation for showing your home by cleaning the windows and curtains thoroughly. Open the drapes and blinds to let the sunshine in. Even on a bright day it helps to turn on some lights. If you are using shades or heavy drapes to eliminate a less-than-perfect view, you may want to consider replacing them with translucent curtains in a light color.

The Sniff Test

The sense of smell is powerful. When prospective buyers walk into a house, it is better for them to smell freshly baking oatmeal cookies rather than kitty litter.

You may not notice odors that others may pick up as soon as they walk in the door. If your house is for sale, ask a friend or neighbor to give it a "sniff test". If there are offensive smells, how do you get rid of them? Sometimes there are obvious and simple solutions--a good scrubbing, the old vanilla-on-the-light-bulb trick or throwing out the dog's special chair. You can temporarily declare your home a "no smoking" zone. You may need professional help for cleaning carpets and drapes or deodorizing walls and wood floors. Your Realtor will be able to provide you with a list of cleaning services which can assist you in making your home smell clean and fresh.