Remember as a Newsletter Member you also have access to the InvestKit containing easy to use spreadsheets for researching and locating the right property. This month we have added a Checklist for Preparing your house for an Open Home and Photographs

As you are reading this newsletter over the internet the link has been removed to the InvestKit.

Accentuate the positive… eliminate the negative

According to Australian Property Monitors, the average property in Sydney is now on the market for roughly 116 days (compared with 40 days in early 2003), however n-gauge property marketing’s principal Emma McDermott seems to be responsible for bucking the trend. Her clients now report a combined average sales timeframe of just 60 days.

Jane (JSS): Emma, you must see many beautiful properties in your line of work, but also plenty of examples of how not to prepare a property for sale. What advice would you give owners who are thinking about putting their property on the market?

Emma (Em): The first thing I would suggest is that owners prepare a list of questions they want to ask the selling agent. It is important to speak to several agents in the area and if you don’t ask each of them the same questions you can’t properly compare what they can offer you.

Don’t let flashy sales people give you unrealistic expectations. The property market as a whole has cooled and we will not see a return to the heady prices of a few years ago, any time soon. There are however several things you can do to maximise your home’s appeal.

JSS: What can owners do to make sure the agent really understands the features and benefits of their property?

Em:I would recommend owners draw up a list of their home’s best features. If there is anything particularly innovative or unique about the property it is important the agent be made aware of this. Likewise, if there have been recent renovations to the property and the fixtures and fittings are new or highly sought after brands, make sure you list them.

If you provide the agent with a detailed list of your home’s selling points it will help them market it effectively to the right buyers. It will also help them select an approach which will meet your needs as well.

JSS: Once an agent has been selected what sorts of things should owners do to get prepared for sale?

Em: First of all you need to have a thorough inspection of your own home as if you were a buyer. What you love as a quirky artwork, piece of furniture or endearing knick-knack, may not appeal to a buyer looking through your home. Walk around with a pen and paper and list things you may need to repair such as: squeaky doors; dripping taps; scuff marks on walls and/or skirtings; scratches on polished floors; cracked or broken tiles; and crumbling or discoloured grouting in bathrooms. All of these can be easily and cheaply repaired and can make a world of difference to your home’s presentation.

Next, I suggest owners work out what they are going to remove and put in storage or leave with friends or family temporarily. If you have been in the property for more than a few years it is likely you will have accumulated things you no longer need.

Consider a garage or eBay sale as a way to get rid of unwanted items and potentially generate some spare cash.

It is important your home gives the buyer a feeling of space and removing non-essential furniture will help. Think of your home as a luxury hotel or a page out of a glossy home magazine and work out which furnishings and décor could be removed (or added) to create this atmosphere.

If you can’t get started or just don’t know what to remove and what to keep consider engaging the services of a professional. A clutter-buster or a stylist can help you work out how best to present your home and should be able to help you either with advice or with a full service furniture and accessories package.

Ask your agent to recommend the services of a reliable stylist, cleaner and/or landscaper. If you cannot afford this, at least invest in some interior design magazines such as Belle, Vogue Living, InsideOut, Notebook, House & Garden, or Home Beautiful. These will often give you tips for dressing your home to impress. You can also use them later as stylish accessories on your coffee or side table during the photo shoot and/or property inspections.

JSS: Once the home has been cleaned, repaired and/or de-cluttered, what else can owners do to improve presentation?

Em: If you want professional results in the marketing of your home it is important you engage the services of a specialist photographer. Generating light and space in an interior photograph can be challenging so don’t let the agent tell you they can save you money by taking the photos themselves.

The amount of money you invest in effectively preparing and photographing your property can make the difference between a speedy sale at the right price, or months on the market with an asking price that has nowhere to go but down. Your agent should be able to recommend the services of a reliable and cost effective photographer. Ask to see samples of their work, such as ads in the paper showing properties they have photographed as well as copies of brochures used by the agent and images used on the agent’s website or portal such as Real Estate Australia.

JSS: What can owners do to prepare for the photographs?

Em: On the day of the photo shoot there a few quick and easy things you can do to prepare, and to make sure your time and money is well spent:

· It is important to make sure all children’s toys and games have been put away; beds are made and bed linen and soft furnishings are colour coordinated;

· Make sure washing up is done and the sink and kitchen bench tops are free of mess and clutter (this includes appliances); also remove photos and other household paraphernalia stuck on the fridge.

· If you have a formal dining room, eat-in kitchen or outdoor entertaining area consider setting the table as if you were about to have guests.

· Lay out a handful of stylish magazines on the coffee table and arrange fresh flowers on the dining table or hall stand and a bowl of fruit in the kitchen.

· Make sure bathrooms are free of everyday items such as toothbrushes and grooming products. Remove shampoos and cleaners from the shower recess and put the lid of the toilet seat down. Hang plush towels in the bathroom and place some upmarket soap next to the sink.

These are just some of the many easy and low cost ways to make sure your home looks its best. I have many more tips and tricks owners can employ to get their homes noticed and sought after, including an easy to follow checklist, but these should at least get your readers started.

Well that was certainly great advice. If you’d like more info on how best to present your home for sale, Emma has offered a free property presentation checklist to Investors Choice newsletter subscribers. You can download it from the subscriber-only InvestKit on the website. Take the opportunity to ask Emma your questions on preparing your for sale she can be contacted through the email address on her website.

Emma operates out of Sydney, when selling next time ask your agent if you can use the services at n-gauge. With Emma's impressive result you may find that you too could half the time your property is on the market.

Check out n-gauge website