Staging a home is a work of art on a grand scale. When I first visit a home for a new client, I focus on the architectural structure and the most compelling elements to enhance. For example, last year I was asked to sell the home of a senior citizen. The interior of the home had not been upgraded in fifty years. Structurally, it had several promising elements. The original floor was solid oak and it was in good condition.
In addition, the open beam ceiling presented the option for an attractive furniture arrangement and space for art. It was a split level, but the stairs to the main floor were awful. My focus became the floor, ceiling and stairs. Before any staging furniture entered that home, I rented a sander and sanded the interior house and added two coats of polyurethane. This process took a week, then the floor was off-limits until the polyurethane had time to cure. In the meantime, I contacted my contractor and ask him to add luxury vinyl to the lower level. While he worked on that process, I began building the new set of stairs. Once the floors and stairs were finished, I spent another week painting the cabinets in the kitchen and every wall in the house. Then came the furniture. So many people remarked at how beautiful the floors looked. The floors were extremely important because they created flow, which makes a house feel larger.
Every home has unique features which are basis for a staging. I am blessed to have the counsel of my sister, Mary, who has an impressive insight of interior design. In this photo, you notice the beautiful wedding kimono on that great wall. This piece alone is valued at $10,000! When I sent Mary the video of the empty room, she said, “I need a kimono on the wall”. To which I said, “I don’t have a kimono.” She replied, “Then get one. It must be there to balance the height of the wall. You need to make that happen.” Well, I did find that glorious kimono. My assistant helped with the installation. It was a showpiece. During the first open house, an elderly Japanese woman came with her family. While the family toured the home, she sat in a chair and admired the kimono. “That is a special kimono,” she said with a smile. “It is lovely.”
In that room, I wanted the bold contrast between the sofa and kimono. After the first open house, I removed the table, because it was too dark and added nothing to the space. I do like my lion, which I carved in 1998. He is quite heavy, but is there to protect that kimono. Every time I close on a listing, I assess what pieces I needed and then make those in my wood shop. When the new buyers of that home sold the home this year, I had the rare opportunity to revisit the space. This time, I filled this room with furniture and added a painting of a hula dancer above a long cabinet I built with my sister. I like this look as well, but will never forget the kimono.
Staging can impart the personality of a house with a painting to lightened the mood. In this setting, clearly this is a comfortable space, which suggests , “Have a seat and relax, this could be your next house…”.
Some homes are more subtle…
Some homes are more subdued. The use of color can bring energy into a space. The living room pictured here was the result of months of work. The sliding door beside the fireplace was a plate glass window with an old air conditioner. The dining area had sliding doors, which not longer functioned, as the house was built in 1955. The flooring in that space was concrete, painted red. There were no fans. The original oak floor had termite damage, which was repaired and then covered with engineered hardwood. The fireplace was brick with white paint. My sister and I tiled the fireplace and added the rocks for a more contemporary look. This updated house sold quickly to a neighbor, who loved the area and appreciated all the effort to make this property turnkey.
There are many elements to consider in staging, the size of the furniture must be proportional to the dimension of the room. The property shown below is a townhome. It was a tight space. This home had an oversized dark blue sofa in a small living room. Since the seller expected some magic, I knew the sofa had to go. “Do you plan to take the sofa?”, I asked. “No, we’ll buy a new sofa when we get there.”, they replied. “In that case, let’s get that sofa in the garage and sold before your moving van arrives. I will bring staging furniture next week.” I said with an air of relief. From the photo below, you can see this is quite a small space for a large sofa, but with white walls, a white sofa and chair, and a white carpet, it looks comfortable.
This was another small property with great potential. The interior square footage was less than 900 square feet, yet it had three bedrooms and one and half baths. Fortunately, there was a covered lanai for extra space. The kitchen was large, but the living space was small. I used a love seat instead of a standard sofa and a small dining table. The other staging tool used here was to create flow. I painted the front door red. A red door has a special meaning in many cultures and I wanted potential buyers to remember the house with the red door. In addition to the red door, I incorporated red elements throughout the house. Even the bedspread in the main bedroom was red silk. It was quite beautiful. It saddens me to see so many agents fail to realize that a small house is a treasure.
Speaking of color, so many agents will say, “Paint your house a neutral color.” This is usually a good idea. However, when the opportunity exists, drama is a fun way to bring excitement to a home. This diptych, painted by Jocelyn Cheng, has those shades of indigo and violet which come to life with this feature wall. My sister added this enclosure reminiscent of a fireplace. It was fun to create this gift to any art lover touring this property.
It is also fun to add a whimsical element for an open house. Oscar, my friendly bird, has appeared in my listings from time to time. I am always glad to see him patiently waiting to greet me. Most of my paintings were purchased for thousands of dollars, Oscar was less than $20 at Ross’s. Because he is surrounded by expensive koa furniture and pricey works of art, he is a classy bird…..
Since staging a home begins at the corner of the street. Make absolutely certain the exterior of a home is a reflection of the updated interior space you have created. The front door is a reflection of the party happening inside. At this home, my sister painted the door a glossy black. It was important to have a glossy paint to reflect the sunlight to create a sheen similar to black onyx. The coated black river rocks on either side of the entryway added significance to the scale of the walkway.
These are a few examples of my efforts to prepare my listings for open houses. I never charge my clients for staging, since it such a pleasure to create interesting interiors with sister. I hope you have enjoyed these suggestions.