Helpful
Hints
for Selling Your
HOME
Some
Recommendations for Selling your Home:
This list is a guideline only.
It is not intended to contain everything possible.
These are only suggestions; you have to act according to your own
decisions
and budget constraints.
Your common sense should prevail. Ask yourself, if you would buy this
house,
it is generally the best guideline.
Avoid remodeling. You rarely get your investment back.
If you must remodel, the best thing, if you have them, is to refinish
your
hardwood floors.
Pools are the hardest return on investment.
Example: A $40,000 in ground pool, 3-years-old will probably appraise
between 10,000 t0 20,000. So don’t install one if you are
planning to sell your home within 3-years.
Avoid doing things that are NOT visible to the Buyer upon walk through.
Example: Adding insulation to your crawl space helps reduce your energy
bills but is not a selling point.
Things that can be done
to help sell your home.
(1) Landscaping is probably the best overall investment.
See some recommendations below for landscaping ideas.
(2) Painting is good but don’t over do it. Neutral colors are
still the best
approach.
(3) Get the carpets and floors professionally cleaned.
(4) Wash inside and out your windows, screens, and doors.
(5) Clean the door seals, counter tops, appliances, bathtubs, showers,
and toilet bowls.
(6) Lubricate your locks and doors including the garage door tracks so
there
is no noise when they open and close and they operate smoothly and
quietly.
Often
over looked items by Seller’s:
The law states that anything attached to the home is part of the home
and
therefore part of the sale. So if you have something you
don’t want included
remove it before placing the home up for sale.
Some common items that create disputes are:
(1) Chandelier. If you want to keep one, remove it ahead of time and
replace
it with a cheaper one.
(2) Decorative Wall plate covers. Again leave them or replace them
before
advertising the home.
(3) Expensive ceiling fans or lighting. Remove and replace with
standard items.
(4) Satellite Dishes – these are generally left with the
house. If you want to take
it with you, indicate and make it clear that is not included. Also
repair and paint
any area where the dish was removed.
Don’t
Make Pre Offer Sales:
Simply, this means don’t offer things like BBQ, Washer and
Dryer, Refrigerator,
Lawn Furniture, Bar Stools, etc. as part of the sale.
If the ‘Buyer’ wants these items they will ask for
them at the time of the purchase
offer. You can negotiate a price at that time.
Don’t
Over Price Your Home:
Before selling your home, check around and see what others in your area
are
going for. What options or amenities they had you don’t.
Price it competitive but
not to low. Allow for some wiggle room for counter offers unless this
is a quick
sale due to death, bankruptcy, or divorce.
If time permits, try visiting 'Open Houses' in your immediate area to
see what is for sale, what is included, and compare that house to your
home for: overall condition, amenities, and price.
TIPS on Showing your Home:
(1) Pick up any pet doo doo from the yard or clean the dog run.
(2) Trim plants, trees, and shrubs.
(3) Cut the grass, rake the leaves, and pick up trimmings.
(4) Empty the Cat litter box.
(5) Don’t mask odors with sprays like air fresheners or Lysol.
(6) Avoid using toilet bowl tablets or liquids like Tidy Bowl.
(7) Place an open box of Baking Soda in the refrigerator, freezer,
bathroom
cabinet, and laundry room.
(8) Vacuum and dust including ceiling fan blades.
(9) Pour ½ coffee cup of laundry (Clorox) bleach down all
the drains
in the house including the toilet bowls. Allow to stand for 5 minutes,
and then rinse with
cold water.
(10) Pick up any items on the floor or around the yard.
(11) Roll up the garden hose.
(12) Hose down the porch and patio areas.
(13) Clean off any bird dung.
(14) Clean the fireplace.
(15) Avoid having too many things on the walls. Some pictures and
paintings
are normal. Never have any profane or obscene pictures, posters,
paintings,
or sculptures.
(16) Avoid too many religious items.
(17) Pick up any fruit or citrus on the ground.
(18) Remove inside and out any traps – mouse, rat, and
varmint.
(19) Pen up or cage any animals, even if they are friendly.
(20) You may want to clean your trashcans thoroughly. Nothing says bad
like walking outside in the heat and smelling trash odors.
(21) Pick up dirty clothes and put away used towels.
(22) Clean the mirrors.
(23) Put away tools and clean up work areas such as a workbench or
toolbox.
(24) The best way to make a home smell presentable is to microwave a
bag of popcorn and dump it into a large bowl. Offer some to your
house guest (potential buyer).
(25) Do not follow the buyer around. Do not point out things of
interest.
Avoid talking except to introduce yourself. Answer questions they have
but make your answers short and to the point.
(26) FIRST Impressions are a key to a Buyer and you getting that sale.
Make sure the front entrance is not cluttered, a new doormat is in
place, the front door is painted, the porch clean, and the foyer
(entrance way) into the home is spotless, painted, and appears well to
the eye upon first glance.
Things
that should be replaced:
(1) Torn, faded, soiled, stained, or worn out carpeting. If you replace
carpets,
or drapes use neutral colors.
(2) Pet Doors, close and seal. Or, be prepared to accept an offer of
Purchase
from the buyer that includes you doing this.
(3) Soiled, Dirty, Faded, or worn out drapes.
(4) Dead Plants, shrubs, or trees including dead patches of grass.
(5) Broken or cracked glass in windows and doors.
(6) Broken or cracked Floor Tiles.
(7) Exposed electrical wiring.
(8) Discolored, stained, or broken ceiling tiles.
(9) Damaged or stained hardwood floors or veneer flooring.
(10) Damaged window trimming and blinds.
(11) Burned out light bulbs or non-operating permanently attached
lights
to include chandeliers, sconces, recessed ceiling lights, coach lights,
motion
or exterior lights.
(12) Non-working Exhaust fans.
(13) Non-working Ceiling fans.
(14) Built-in appliances that don’t work such as dishwasher,
microwave, etc.
(15) Replace or clean air duck filters.
(16) Pool gates and fences. Make sure they are working.
(17) Replace any non-working light switches.
(18) Replace any cracked or discolored wall plate covers.
(19) Make sure you replace all the batteries in the smoke and CO2
detectors.
If any no longer work, replace the whole unit. If you do not have smoke
or CO2 detectors, it is recommended you install them. They are easy to
install and require
no wiring. They can be purchased at any Home Depot store. Recommended
Guidelines for smoke detectors, put one in each bedroom and the main
hallway.
Install at least one CO2 detector in the main hallway.
Things
that should be removed:
(1) High weeds.
(2) Junk, old cars, etc.
(3) Items on refrigerators, freezers, washers, and dryers such as
magnets,
calendars, drawings, schoolwork, etc. This makes the house look
cluttered
and does not show well.
(4) Pet food in the kitchen.
(5) Cluttered dining table, coffee and end tables, and counter tops.
Again,
this makes the house look cluttered.
(6) Children’s toys strung all over the house. Pick them up;
put them in one
room or a toy box.
(7) A garage that is so packed you can’t walk in it.
(8) Grease and oil stains, if excessive on sidewalk and driveways.
(9) Dispose of properly all old paint, chemicals, and hazardous
materials.
(10) Old storage sheds in poor condition.
(11) By LAW you must report any Mold (mildew) or Lead Base Paint.
Generally buyers will expect you to remove these items and bring the
house to a safe environmental living standard.
(12) Old door mats and throw rugs.
(13) Replace or paint old exhaust, a/c, heat, and return air grilles if
they
are rusted or discolored.
(14) If you have an external heat pump style unit, make sure it is not
covered or encumbered by shrubbery. These work on outside air and
need clear unobstructed air flow. This is a common mistake
homeowner’s
make.
(15) Any tree limbs that obstruct power or telephone lines.
(16) Tree limbs or plants that hang over your yard from neighboring
properties. You may want to ask your neighbor to remove them.
(17) If you have gutters and downspouts, clean them.
Things
that need to be repaired:
(1) Chipped or stained paint. Especially look at windowsills.
(2) Exterior lawn and garden items that don’t work such as
fountains,
sprinkler systems, drip systems, etc.
(3) Water Softener. If it dosen't’t work either remove it or
replace it.
(4) Built in BBQ’s - make sure they operate and if they have
an outdoor
counter top and cabinets make sure everything functions and is not
cracked
or broken.
(5) Pools, spas, hot tubs, saunas, etc.
(6) Any dripping faucets, shower heads, etc.
(7) Garbage disposal.
(8) Stucco and concrete cracks.
(9) Damaged fences, driveways, sidewalks, gates, etc.
(10) Air Conditioners or Heaters / Air Handling Units, and
Evaporator
Coolers. These may even need to be replaced.
(11) Patio decks.
(12) Clogged or slow flowing drains.
(13) Cracked or chipped sinks, bathtubs, showers, etc.
(14) Children’s outdoor play sets, swings, tree houses, etc.
(15) Any nail pops, drywall cracks, holes, etc.
Things
that may need to be upgraded:
(1) Termites. Make sure there is no termite presence or damage.
(2) The Roof. Built-up (flat roofs) or what is referred to here as
Territorial
style home designs have lots of problems. In Arizona even in the
Phoenix
Valley are older homes that have the old east coast style tar paper and
shingles. The most common are tiled roofs, here the tiles are often
cracked
or broken or the flashing is rusted or damaged. Make sure the roof is
repaired
or replaced if it is damaged and repair any roof leaks before trying to
sell the
home.
(3) Another common item is electrical. If you own an older home,
you may have to upgrade to a modern circuit breaker.
(4) A common problem area is septic tanks.
(5) Replace any missing doors, screens, latches, etc.
(6) If you have a pool. Check with the county or city you live in.
You may need to install a pool fence and gate before selling property.
Pre Inspection before
Selling:
If your home is more than 10 years old, it is a good idea to get the
following inspected and serviced before selling …
(1) Air Condition / Heating System. The most common item is the AC
unit will need to be cleaned and charged.
(2) If you have termites get the home treated. If you are not sure,
then
wait the buyer will require a termite inspection and subsequent
treatment.
(3) If you don’t have a professional pest treatment done on a
regular basis,
it probably would be a good idea to have the entire house done inside
and
out.
Helpful
Hints on repairs and upgrades:
(1) Use qualified reputable companies. Check the BBB. Ask for
references.
Never pay more than 50% down and don’t pay this until they
show up to work.
If the item requires prefabrication or ordering limit the up front
payment to 25%
to 33%. Never pay the remaining portion owed until all the work is
completed
to your satisfaction. Large projects should be done by bonded and
insured
companies. Always get 3 bids if possible. Ask for pictures or samples
or both.
Note: If you are using a lender, make sure the lender does not pay the
contractor without your specific consent and authorization.
(2) I found painting is expensive by most painting contractors in the
valley.
A handyman can generally repair stucco, drywall, and do interior paint
at a
reduced price. Exterior painting should be sprayed on, so a
professional
painter is recommended.
(3) Roof repairs including gutters and downspouts should only be done
by qualified roofing companies that are bonded and insured.
(4) If you are trimming large trees use a tree expert.
(5) Septic systems should only be serviced by professionals.
(6) Electrical, gas lines, and plumbing should only be done by licensed
contractors. A permit may be required from the city or county and
possibly
involve an inspection.
(7) Pools, spas, and hot tubs should only be serviced by professionals.
(8) Termite and pest control should only be done by licensed and bonded
companies.
(9) Excavation, demolition and digging should be done by bonded,
insured,
and licensed contractors.
(10) You can use Murphy’s Soap or a similar product to bring
the luster out
in wood such as old kitchen cabinets.
Some
Landscaping Ideas for the Phoenix Valley and Surrounding Areas:
Landscaping can be one of the best ways to improve your home for sale.
Do not over do it.
Part A. –
Things to Avoid …
Avoid planting Fruit Trees they generally don’t do well in
the heat.
Avoid planting cactus.
Avoid a vegetable garden if possible.
Avoid having a compose pile.
Avoid putting in grass or lawns.
Avoid planting Palo Verde Trees.
Avoid tropical plants and trees such as banana plants, rubber trees,
and bamboo.
Avoid planting rose bushes or climbing vines.
Avoid putting in a birdbath or items that have water.
Avoid putting in bird feeders.
Part B. –
Things that generally work …
-- If planting a shade tree then choose a Ficus Tree. Buy a 24-inch
box.
Cut the lower branches high to start with. The nursery will do this for
you if you ask them.
--
If
planting citrus trees try a Lime, Lisbon Lemon, Ruby Red Grapefruit,
and Naval Orange. They generally all do well here in the valley. Plant
15-gallon trees. Space fruit trees at least 10 feet apart and not
closer
than 5 feet to the wall, house or any other object or tree.
--
For
plants and shrubs you generally can’t go wrong with
Oleanders.
They are very hearty, grow fast, and do well. The best ones in the dwarf
size (maximum height of 5 to 6 feet) are the Pink Oleander. Buy them in
5-gallon sizes. Plant them about 18 inches from the perimeter wall
and 24 inches from the house. Space them about 30 inches apart.
They also make excellent hedgerows. If this is the intention,
definitely
use the Pink Dwarfs and plant them in a straight line 24 inches apart.
For height, such as a garden type fence, use full size oleander plants.
Again buy 5-gallon size and plant them about 18-inches from the
perimeter
wall and space them about 30-inches apart. The best ones are White and
Pink, alternate the colors, this makes a good pattern.
--
Planting
Tips: The soils in the valley are dramatic in nature from fair to
poor. So when planting mix the soil with regular sand, gypsum, and
topsoil.
These items can all be purchased form a Home Depot at reasonable cost.
I usually mix a bag of topsoil with 2 shovels of sand, half bag of
gypsum,
and an equal amount of ground dirt. Water well. After about a week mix
some Miracle Grow, as per instructions, and add to the plants. Do this
early
in the morning. The plants will do better if you do this once per week
for about
6 straight weeks.
--
Watering
Tips: New plants require a lot of water. So water every day
for an hour for shrubs like oleanders for the first 4 months. Then you
can change to watering once every 4-days for one hour.
For citrus trees, deep water once every 2 days for one hour until a
year old, then change to once every 4 days for 4 hours. Twice per
year add citrus fertilizer. Ask a Home Depot garden center person
for guidelines and assistance.
--
Palm
Trees are good for the front yard. I like Pygmy Palms,
I recommend a 15-gallon size. Also the tall Queen Palms in a
24-inch box. They both do well here.
--
Planting
times are best from mid March to mid-June, especially for
citrus trees. You can plant from the March 1st through September 30th
and be safe. After May 1st you should only plant early in the morning.
I personally wouldn’t plant anything from November through
February.
Part C. – Misc.
exterior work …
--
If
you don’t have a drip system, one is recommended for plants
and shrubs. If you have trees, especially citrus, put them on a
separate
drip line. You will need a timer box. I recommend putting the drip
system in after all the planting is completed. You can water by hand
with a garden hose until the drip system is installed.
--
Stone
is preferable to grass or sod.
--
Also,
try some large boulders, get some odd shaped sizes and lean
them into one another. These do well in the front yard and are
decorative.
--
See
how other people in the neighborhood have landscaped their homes.
--
If
you are planning outdoor lights avoid those, which use solar energy.
--
If
you are thinking more expensive such as concrete or flagstone,
consider either acid stained concrete or a concrete overlay in a
flagstone design. This method saves money.
This is also an excellent repair makeover for garage floors and
driveways that are stained. Get this type of work done before
any new planting or yard work starts including exterior painting.
--
Again,
be careful that spending equals return when property is sold.
--
Hint:
A Nursery will often do planting free of charge if the you buy
enough plants or trees. Trees that come in 24-inch boxes are heavy
and it is best if delivered and planted by the nursery or a landscaper.
I have found that most people in the landscaping business including
nursery workers give bad advice. Either they tell you what you want
to hear or they are looking out for themselves and just want to sell
you something. Shop around for prices. Get bids from landscapers
and nurseries.
--
If
you are a do it yourself planter /gardener then you may want to
buy your plants, shrubs, flowers, and trees from Home depot. They
give a one year warranty, where most nurseries give 3-months.
Nurseries however, will generally have better selections and more
varieties.
--
You
want the house to be move in ready and look nice but not over
done. People who buy will make changes no matter what you do.
--
Important:
Make sure you don’t o anything that is against building
codes, ordnances, or HOA regulations, i.e. CCRs.
Again,
watch your spending ... carefully
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Question,
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Disclaimer Notice: The above Helpful Hints are
some common issues arising in the
sale of a home. These are guidelines and suggestions
only, they are not intended to cover every aspect of a sale,
sales contract, offer, counter offer, or problem you may encounter.
