General Client Action Plan - Home staging resources



General Client Action PlanPrepared By:bb bbbbbbbbbbbbbbbb Telephone:bbbbb bbbbbbbbbbbbb Prepared For: Address:Phone/Cell:New Address:Realtor: Company:Phone/Cell:General Overview of HouseOutside Style - Inside Style - Details of Each SpaceEntry WayFirst impressions are everything and this is where you make them. The goal of this space is to create a bright and welcoming entry so that buyers will want to view the rest of the house. Remove coat racks, shoe racks, key holders etc…A mirror is preferable to anything else on walls. A small table with flowers or a candle work well. A defined entry is critical.Colors:Flooring:Anchor with area rug?Who Lives Here?Positives and Negatives:Lighting and Windows:Walls and Artwork:What should be packed or moved to maximize space and eliminate clutter: What do we need to complete the room: Specific Cleaning:Specific Repairs:Suggested “Wow Factor” improvements:Notes on Entry Way:The Living RoomThe living room is central to the buyer’s first impression. We will be looking at flow, balance, scale, cohesion and heights to create a room that makes you want to live here. Starting with a good conversation area and focal point, we will create warmth and comfort.Colors: Flooring: Who Lives Here?Positives and Negatives:Focal Point:Lighting and Windows: Matching table lamps or similar heightsCheck bulbsTriangular lighting patternUp lights in cornersIs maximum natural light coming through? Walls and Artwork:ContemporaryMost elegant pieces hereWallpaper removed and paint needed Have some open wall spaceLarge wall hangings rather than many small What furniture should be packed or moved to maximize space and eliminate clutter (50% Rule): What accessories should be packed or moved to maximize space and eliminate clutter: What furniture do we need to complete the room: What accessories do we need to complete the room: Specific Cleaning:Specific Repairs:Suggested “Wow Factor” improvements:The Living Room Continued…Is there a comfortable seating area?Sofa on the longest wall away from entrance OR looking at FP2 chairs facing OR flanking sofa (U shape seating)Coffee table within easy reach of allArea rug defining conversation area if on hardwood or tileRemove extraneous furnishings and look at traffic pattern – no walk thru or wall flowers Is there balance and flow?How does the height, width, and depth of each major piece relate to the other furnishingsAre the upholstered pieces of similar heights? Does the mix of styles fit or is it too bottom heavy or too leggy? Think dinner plate.End tables no more than 3” height difference than arms of sofaHave we balanced a lone vertical piece (armoire) w/ another tall piece, structure or art/accessory?Is the room leaning to one side because of heavier pieces? Balance the boat!Throw pillows points up or karate chopped to create vertical linesAdd height to a low ceiling room and space to a small room:Lighten upward, use stripes and remove wall effects that give away the rooms scale ie chair railingConsider height of tops of doorways and windows, compensate w/ tall pieces/wall hangingsHang window hangings high and use tall accessoriesPaint walls similar to flooring (must be light) to give open effect to small spaceUse sheen, mirrors and glass to reflect plenty of light and maximize spaceDid we add cohesion and warmth?Isolate the walls to determine where pairs & like to like could be used to create symmetrySearch home for pairs: chairs, tables, lamps, art, accessoriesConsider placing two pairs of pillows and matching throw on sofa for needed symmetryDon’t forget color cohesion throughout the houseFocal Point ChecklistHas it been reinforced by placing other furnishings around it for balance and emphasis?Is it dramatic enough?Accessories ChecklistLarge accessories onlyGather like pieces in one placeTall accessory for hi ceilings? Updated onlyPlants in containers of same materials?All hardware of same finish?Neutralizing ChecklistPictures and personal items packedNo bright or stylized colors or themesNo personal odorsCan we profile the seller?“I want to stay here” ChecklistTray with glasses and bottle of wineCozy corner reading spotReview vases and discuss flowersBar set up?Notes on Living Room:Kitchen/Nook RoomThe Kitchen is usually central to entertaining and family gathering. It is extremely important it appears spacious, clean, light and bright. We want our buyers to picture themselves cooking and entertaining in this space. This can easily be accomplished through color and accessorizing.Colors: Flooring: Replace linoleum?Who Lives Here?Positives and Negatives:Focal Point:Lighting and Windows:Check bulbsWindow coverings/clean windowsWalls and Artwork:Art free wall remove too much wall clutter?Kitchen Checklist:Remove magnets from fridge Hide trashcansConsider adding kitchen rugConsider adding knobs & pulls Clear off counters to start freshNo appliances, anchor accessories with trays and matsWhite paper products if visiblePlacemats and settings set up on barWhat furniture and accessories should be packed or moved: What furniture do we need to complete the room: Must have a place to eat What accessories do we need to complete the room: Specific Cleaning:Specific Repairs:“I want to stay here” ChecklistTray with glasses/pitcher of lemonadeTray of glasses and plates for nookCookbook set up Review vases and discuss flowersIsland centerpiece, nook centerpiece anchoredNice place mats or napkinsSuggested “Wow Factor” improvements:Consider hardware changes?Declutter againMain BathroomThis room is almost as important in a buyer’s eye as the kitchen and should be treated as such. It should be updated (no old wallpaper, light fixtures, toilets or vanities). Should be spa like and welcoming to guests and CLEAN as a whistle! Here are some easy tips to make dramatic transformations in this room:Consider framing the existing mirror or removing it and adding a wall mirrorConsider pulling out the vanity and adding a pedestal sink for more space and updated lookUpdate the lightingNew jewelry in terms of towel racks, toilet hangers and door pullsUpdate the linoleum with easy peel and stick squaresAccent high ceilings with curtain rod to the ceiling using fabric as shower curtainThink candles and lux soap and towelsNo colored toilets and sinks!No rugs on rug (consider removing rug altogether)If there is a downstairs room next to the bath, make it a corresponding guest roomThis should not be a children’s bathroom nor should it have pictures of people on walls Family RoomThis room should be treated like the living room but in a less formal manner. This is the place where the family “hangs out” for some quality family time and your buyers should be able to imagine this and picture themselves relaxing here. Follow the same rules of thumb in the living room and consider these quick tips…Here are some easy tips to make dramatic transformations in this room:TV time is still important in this room and although an eyesore, buyers should still be able to imagine where they will put their TV in terms of seating. A built in is bonus!Slip covered couches as updates with colorful pillows give buyers a “sink in” feelUpdate the lighting, think triangular and make sure there’s lots of natural lightSliding glass doors are popular in family rooms, get rid of vertical blinds and add panels that match your pillowsEntertainment area should be clear of videos, DVDs etc..Consider removing entertainment center and opt for simple TV shelf with closed cabinetsSet a board game or chess game neatly on the table next to a bowl of M&M’sNo kids toys, have one bin that the child may take out of the closet for day use.No rugs on rug Stage the bookcase with books both vertically and horizontally, consider removing jackets for a more sophisticated look and no paperbacks please. Notes on Main Bath and Family Room:Formal Dining AreaThe dining room tends to be the most crowded room in the house. The focal point, which should always be the centerpiece, is usually too small, not anchored or drowned out by big pieces in the room. Chandeliers can be “dead give a ways” as to the age of the home and are easy to update. The only pieces of furniture in this room should be the table/chairs, breakfront (if room) and a couple of corner plants (if room). Think “five star restaurant”, set the table up beautifully for entertaining and let buyers imagination do the rest…Is there a comfortable seating area? Do we need to remove chairs to entry?Are patterns and colors cohesiveShould we remove the table leafIs there balance and flow?How does the height, width, and depth of each major piece relate to the other furnishingsDoes the mix of styles fit or is it too bottom heavy or too leggy? Chair slip covers?Have we balanced a lone vertical piece (breakfront) w/ another tall piece or art/accessory on opposite wall? Should we remove the breakfront altogether?Does the arrangement make us feel calm and comfortable?Did we add cohesion and warmth?Isolate the walls to determine where pairs could be used to create symmetryAdd a runner, bouquet of flowers, candlesticks to polished tableConsider setting the table of a large dining area Focal Point ChecklistHas it been reinforced by placing other furnishings around it for balance and emphasis?Is it dramatic enough? Is it overshadowed by too much furniture?Accessories ChecklistThink large centerpieceAnchor with tray, fabric or throwCover seat pads with fabric? No wall flowers!Plants in containers of same materials?Declutter cabinet! Nothing on topColors of candles consistentPauses between wall pieces Neutralizing ChecklistPictures and personal items packedNo bright or stylized colors or themesUpdate the chandelierCan we profile the seller?“I want to stay here” ChecklistFormally “set the table”.Stack china with cloth napkins and silverwareReview vases and discuss flowersTray table with bar?Notes on Dining Room:Master Bedroom & Master BathroomThe master bedroom should have the look and feel of a private retreat and sanctuary. It should feel calm and comfortable. The Master Bath should have a spa like feel that invites you to stay and take a bath. Removing key pieces of furniture and updating the linens and accessories can easily accomplish these goals. Colors:Flooring: Positives and Negatives:Focal Point:Lighting and Windows:Check bulbsMatching bed side table lampsPrivacy window coverings?Walls and Artwork:Art free wall? No pictures of children.Sconces are particularly inviting What furniture should be packed or moved to maximize space and eliminate clutter: What accessories should be packed or moved to maximize space and eliminate clutter: What furniture do we need to complete the room: What accessories do we need to complete the room: Specific Cleaning:Specific Repairs:Suggested “Wow Factor” improvements:Master Bedroom and Bath ChecklistFocal Point ChecklistIs the bed on the longest wall preferably across from the doorway?Is it dramatic enough?Is the bed “made” correctly, Bed skirt, (3 rows of large, 2 of accessory pillows)?Are linens crisp, clean and attractive?Is there balance and flow?How does the height, width, and depth of each major piece relate to the other furnishingsDoes the mix of styles fit or is it too bottom heavy or too leggy?Have we balanced a lone vertical piece (armoire) w/ another tall piece or art/accessory?Bed pillows points up to create vertical linesDoes the arrangement make us feel calm and comfortable?Look at artwork! Usually there is too much in a bedroom for calming effectDid we add cohesion and warmth?Matching bedside tables and lamps with only clock and 1 accessory (flowers or photo) and hard cover book?Towels match linens – cohesive feel Accessories ChecklistClear off bathroom counterClear off tub surroundDo we have a “free zone”? Plants in containers of same materials?All hardware of same finish?Colors of candles consistentNeutralizing ChecklistPictures and personal items packedNo bright or stylized colors or themesNo personal odorsCan we profile the seller?“I want to stay here” ChecklistTray with cup and saucer/coffee pot on bed w/ bud vaseCozy corner reading spotBathroom Q-Tip clean!Review vases and discuss flowersSpa effect around tub – plant with large candle holder, basket of towelsOttoman with tray of book & wineglassIs there a comfortable seating area if space allows?Sofa on the longest wall away from entrance OR looking at FP2 chairs facing OR flanking sofa (U shape seating)Coffee table within easy reach of allArea rug defining conversation area if on hardwood or tileRemove extraneous furnishingsCloset Checklist – Discuss the rule of the closet with the sellersConsider closet organizer (Target)Pack all off season clothes/shoesPack what you haven’t worn in 6 monthsUse boxes for accessoriesOrganize clothes by type, then by colorShoes on racks, organized by typeCloset should have spacious, empty lookNotes on Master Bedroom/Bath:Bedroom One – Other bedrooms in the house should be just as they are but themes should be accentuated, tailored and crisp. For children’s rooms, remove 75% of the toys and put the rest in clean bins in the closet. Work with your theme but do not make it too stylized (garish). Take a hard look at the bedding, furniture and wall hangings. For guest rooms, think hotel room style w/ welcoming touches. Less is more in these rooms…Colors:Flooring: Positives and Negatives:Focal Point:Lighting and Windows:Check bulbsMatching bed side table lampsPrivacy window coverings?Walls and Artwork:Art free wall?Pieces are framed and matted?What furniture should be packed or moved to maximize space and eliminate clutter: What accessories should be packed or moved to maximize space and eliminate clutter: What furniture do we need to complete the room: What accessories do we need to complete the room: Specific Cleaning:Specific Repairs:Suggested “Wow Factor” improvements:Bedroom Two – Other bedrooms in the house should be just as they are but themes should be accentuated, tailored and crisp. For children’s rooms, remove 75% of the toys and put the rest in clean bins in the closet. Work with your theme but do not make it too stylized (garish). Take a hard look at the bedding, furniture and wall hangings. For guest rooms, think hotel room style w/ welcoming touches. Less is more in these rooms…Colors:Flooring: Positives and Negatives:Focal Point:Lighting and Windows:Check bulbsMatching bed side table lampsPrivacy window coverings?Walls and Artwork:Art free wall?Pieces are framed and matted?What furniture should be packed or moved to maximize space and eliminate clutter: What accessories should be packed or moved to maximize space and eliminate clutter: What furniture do we need to complete the room: What accessories do we need to complete the room: Specific Cleaning:Specific Repairs:Suggested “Wow Factor” improvements:Bedroom Three – Other bedrooms in the house should be just as they are but themes should be accentuated, tailored and crisp. For children’s rooms, remove 75% of the toys and put the rest in clean bins in the closet. Work with your theme but do not make it too stylized (garish). Take a hard look at the bedding, furniture and wall hangings. For guest rooms, think hotel room style w/ welcoming touches. Less is more in these rooms…Colors:Flooring: Positives and Negatives:Focal Point:Lighting and Windows:Check bulbsMatching bed side table lampsPrivacy window coverings?Walls and Artwork:Art free wall?Pieces are framed and matted?What furniture should be packed or moved to maximize space and eliminate clutter: What accessories should be packed or moved to maximize space and eliminate clutter: What furniture do we need to complete the room: What accessories do we need to complete the room: Specific Cleaning:Specific Repairs:Suggested “Wow Factor” improvements:Curb Appeal and Backyard EntertainingThis first impression is all-important because it sets the tone for the way the buyer will view the rest of the house if they view it all. Within fifteen seconds the buyer will develop an attitude toward your house, either positive or negative that they will be looking to reinforce throughout the rest of the home tour. By making the first impression a positive one, the buyer will seek other positive aspects of the home to reinforce their initial impression. Your goal or the exterior of your home is the same as the interior: A clean, open, sunny and well-manicured look that showcases a lifestyle of outdoor entertainment in the backyard/deck.To achieve this goal, look at the following checklist:Clearing the Clutter:Keep grass mowed and edges trimmed regularly (weekly)Remove and replace any dead or dying shrubsPick up garden equipment, kids toys and empty clay potsHide trash cans out of viewKeep driveway clear of extra cars (park down the street)Trees should be trimmed so that the bottom 6 feet is visibleClear away bushes and trees to let some light in the houseRemove mildew and cobwebs from eavesPower wash walkway and driveNeatly store children’s toys in bins in the garage or side of houseClean and scrub bbq, table, chairs and other outdoor piecesConsider these easy transformationsPaint the front doorPaint the garage doorAdd huge pot of color and new doormatConsider updating lighting or adding walk up lightsPlant, plant, plant! Flowers work miracles the front yardIf you have a larger doorway, consider a bench or rockersFresh tan bark should be used to cover any bare areas in your planters for a clean, manicured lookConsider adding shutters or window boxes to accent windowsCreate an outdoor entertainment room by adding pillows to chairs or setting the table with a stack of plates, wine glasses and bottle of wineConsider hanging flower pots and colorful pots on steps and around the deck/patio Specific Cleaning:Specific Repairs:Suggested “Wow Factor” improvements: ................
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