Author Archives: Sam

More and more these days, the total floor area of a property is included on the floorplan, which can be very useful to a buyer when they are trying to work out how much house they are getting for their money. At HomeTruths, we compile a ‘Price per square foot analysis’ for our clients, so they can see how they compare with the competition. But what should you include, or exclude from the overall square footage total?

Well, it’s certainly not an exact science, and other industry professionals may have their own formula, but I thought I would share mine with you here, so you can decide for yourself.
Firstly, let’s look at what the figure actually means; when your floorplan is compiled, the floor area is calculated automatically by the software that was used to create it. This area is the gross internal floor area, which means, it is the total area within the external walls of the building, as if there were no inside walls. So corridors and wall thicknesses are included in this figure. If your property is a square or a rectangle, you may be able to calculate this figure yourself, by taking the outside footprint then deducting the external wall thicknesses (usually around 12” for a brick/cavity/block construction).

Next, let’s consider what should and shouldn’t be included in the overall figure. As a general rule of thumb, I include any area which is, or could, be used as residential accommodation; therefore I would include an internal garage, because these are usually constructed so they can be easily converted, but not a detached garage, which often isn’t. Looking for how to earn money playfully? I wouldn’t include an inside swimming pool, whether or not attached to the house, but I would include an over-garage studio, which is extra accommodation. If there is a detached cottage in the grounds, I would include that separately, as it can often skew the results, and position it in the comparison table in two places, to see what effect it has. Cellars can be included if they are full head height (at least 7 feet), similarly with attics.

It is worth bearing in mind though, that not all square footage is equal: town houses, where the accommodation is spread over three or four floors, are not equal to bungalows, where the overall footprint of the house, and its plot, are much larger. There is no formula to take this into account, so when you compare your property to others for sale, try to pick similar styles of home to compare to.

What this exercise may highlight, is how much each room is worth to you: often a valuable insight in itself. For example, if your price per square foot is £300, and you have an unused bedroom or boxroom at 10’ by 10’ (100 square feet) it is actually worth £30,000 of your house price; if you don’t define its use for a buyer, they may well dismiss it, and as a consequence, your asking price will appear to be £30,000 overpriced. Multiply that by three rooms, and you’re potentially ‘wasting’ around £100,000!

If you’d like my help to sell your home more effectively, please answer a few short questions here and if I think I can help you, I’ll be in touch.

Women are three times as likely to pay the asking price for a property as men – at least according to Propertyfinder.com – does this mean that all sellers should be targeting the women in the hope of getting the best price?

Men and women view properties in different ways; in the main, the average British male when looking at property focuses on the structure and location. How many bedrooms, how much space, how big the garden is, and where the property is in relation to shops, transport etc. in other words, the bare facts of the property.

As a consequence, he will often keep looking until he finds exactly what it is he’s looking for on his checklist, viewing as many properties as is necessary until he finds the right one. In contrast, the average British female does her homework first, and relies far more on her gut instinct. She’s generally more interested in the ‘feel’ of a place, and trusts that she’ll know the right house when she steps inside, regardless of how many ticks it gets on the checklist. In addition, the way in which men and women offer on property differs strongly; men often see the art of negotiation as a fight, and they’re up for it. Wielding their offer like a sword, they’re brutal and determined not to give an inch. Statistics show that only 5.5% of men pay the full asking price, and 22% offer less than 90% of the asking price. Women buyers, on the other hand, are much softer and 17% of them just offer the full asking price of the property they want. 90% of female buyers offer 10% or less below the asking price, seemingly anxious not to lose their chosen property.

With this in mind then, how can you make your property more appealing to that lucrative female market? Well, start off by making sure it looks and smells clean and fresh. Women are much more sensitive than men to nasty smells, so make sure your house doesn’t pong! Clean clean and clean some more, until every nook and cranny of your house is gleaming: she’ll notice. Appeal to her feminine side with flowers and bowls of fresh fruit. A man wouldn’t be seduced by such blatant ploys but a woman will. In the bedroom, keep bedding absolutely fresh, and if possible, new. In the bathroom, appeal to her sense of luxury with lovely fluffy towels, scented candles and special toiletries. If she loves your house when she walks through the door, you’ve hooked her. And if she offers too low for you, hold out for the best price, chances are you’ll get it.

If you’d like my help to sell your home more effectively, please answer a few short questions here and if I think I can help you, I’ll be in touch.

Most estate agents have great cameras these days, and will tell you they can get just as good shots as a pro photographer. After all, cameras have come on in huge leaps and bounds, and yesterday’s pro camera costing thousands is today’s amateur camera, costing less than a couple of hundred.

Meanwhile, Sam (me) tells you that you must have professional images to sell your house effectively and that an amateur’s efforts just won’t cut it.

So who’s right?

Me of course!

Here are seven reasons why you need a pro on the job:

1. A pro will see what an amateur won’t. When he has a tripod set up, he can evaluate the shot in a considered way, and move out of the way anything that might sabotage it: a cat bowl, a rubbish bin, even a colourful hairbrush. Anything that may distract a viewer from looking at the main features of a room.

2. A pro can deal with light levels. How often do you look at a photograph of a house interior on Rightmove, where the windows are just white boxes? This is what a pro calls ‘blown out’ and it is because an amateur doesn’t have the expertise to cope with dark corners and light streaming through the window, at the same time.

3. A pro sees shots everywhere. Unlike an amateur, who will generally just get one wide-angled shot of every room, a pro will see a creative shot in the turn of a banister, or across a garden feature towards the sunshine. He is trained to look for the shots where they occur, not snap what’s there.

4. A pro will add ambience. He knows when to turn lamps on, and when to rely on the sun coming through the window instead. He is adept at capturing atmosphere like a roaring fire or flickering candle.

5. A pro takes his time. He has allocated a certain amount of time for the shoot, often several hours, and will walk round the property and plan the shoot carefully in his head. He takes account of where the light falls, and its path over the course of the shoot.

6. A pro has professional integrity. He needs to get the very best shots possible of your home – that’s his job. Whereas for an agent, the photography is just part of a very complex, demanding job, a pro photographer can instead dedicate himself to the job of getting those perfect images, no matter what it takes.

7. A pro will deliver an exceptional finished result. It can easily take almost as long to edit a shoot as it does to take the photographs in the first place. In fact my sister, the fab wedding photographer Kathy Ashdown, takes 40 hours to edit a wedding that took her perhaps 12 hours to shoot. White balance, levels, saturation, sharpness, and lots more all have to be accounted for and enhanced so that the finished image is practically a work of art.

If you’d like my help to sell your home more effectively, please answer a few short questions here and if I think I can help you, I’ll be in touch.

Selling a property isn’t just about selling bricks and mortar. It’s selling the idea of a life within those walls. Presenting a house as a home that’s ‘lived in’, which a potential buyer can buy into and picture themselves in.

This is where home staging is important.

It’s easy to think of home staging as a quick dust and tidy round your house before someone comes for a viewing – and who doesn’t love a clean and tidy home? But if you really want to maximise the selling potential of your house, there are other things that many property experts will recommend keeping in mind.

Catching a buyer’s eye

Staging helps to highlight the key features of a property and allows a potential buyer to see what they would be buying. It also makes it easier for estate agents to discuss the most attractive (and sellable) features of your property.

Tim Wright, Product Director at KeyAGENT says: “Thoughtful home staging is one of the key differentiators between a property that everyone ignores and one that seemingly sells itself.

“We define a successfully staged home as one that’s decluttered, while still promoting the character of the house,” he adds. “It’s a fine balance, but when it’s struck, the house sells quicker, and often for a higher price.”

Staging isn’t just useful for people viewing your home in person too. Many look online at property listings first, so it’s advisable to make your home stand out on the screen.

Home staging you can do

There are experts who can help with staging your home, which can be an option if you’re struggling to interest buyers.

But what if you’re on a tight budget? These top tips can help:

Get rid of clutter – the key to staging is to make sure anything that isn’t necessary to a room is hidden away. This makes a space look bigger and easier for a buyer to envisage living in.

Let in the light – A brighter home immediately feels more inviting. Open the curtains and pull back the blinds; let people see your home as somewhere for them to live.

Remove anything worn or tatty – an old rug, or scraggy cushions – anything on show that might detract from the effort you’ve gone to staging your home.

Paint the walls – simple, cheap redecorating, like repainting a room to appear more neutral, can help a potential buyer view your property as a blank canvas that they could put their own stamp on.

Staging also isn’t just about sprucing up the inside of your property. KeyAGENT explains the outside of your home needs just as much care and attention.

Think about keeping your pathway or driveway clear and make the garden look its best. Mow the lawn and get rid of any weeds, trim the hedgerow and fix the fence. It’s also advisable to remove any unnecessary clutter – store the garden tools and children’s toys in the garage or shed, for instance.

Helping you move house quicker

Staging your home might seem like a mammoth task, especially if your rooms are filled with a lot of clutter – trinkets, photos and ornaments – you need to sort out and remove. But it can actually work as part of your house moving process.

It’s a good idea to look at staging as a chance to get ahead of your packing, or have a clear out before you move house. You can put the belongings you want to keep into storage, or leave them with a friend or relative. That way, you’ve less to worry about shifting when you do move.

Having fewer belongings to move can help make you more reactive and help you to focus on speeding up the actual process of transferring ownership of your home, or conveyancing.

This is a sponsored post by Jonathan Mamczynski on the behalf of We Buy Any House the nation’s trusted house buyer.

If you’d like my help to sell your home more effectively, please answer a few short questions here and if I think I can help you, I’ll be in touch.

Do you know what a Rightmove Property Performance Report is?

Well done those if you do! But if you think it sounds like an investor report, you may want to read on. Particularly if you’re trying to sell your house, and you’ve never been shown this very useful report.

The Rightmove Property Performance Report is available to all those estate agents who use Rightmove.co.uk to advertise their properties. What this report can show is:

How well your property is ‘performing’ in terms of the number of times it appears in a buyer’s search on Rightmove
How your property compares with the performance of similar properties on Rightmove
These statistics over the last week, fortnight or thirty days.

Statistically, there is a direct correlation between the number of times your property listing is clicked on, and the viewings generated on it. So, it’s really important that you get as many clicks as possible.

First things first, ask your estate agent for your Rightmove Property Performance Report.

This is data your estate agent has access to, inside the Rightmove console. If they are not using Rightmove, they will be able to access similar statistics within Zoopla, On the Market or Prime Location. Property listings with images and floorplans, that are updated regularly, have the best performance metrics on Rightmove and the other portals. This Report also shows the number of times your property listing was clicked on over the last 7, 14 or 30 days, together with a comparable against the previous period. Additionally, this statistic can be compared against similar property listings on Rightmove, so you can see whether your property advert is competing well or not. A ‘similar’ listing is typically what a searcher would see alongside your property when they search on Rightmove, and therefore could be considered as your ‘competition’.

If your home listing is not performing or competing well, it could be a strong indicator of the reason you’re not getting viewings on your house. Here’s my checklist to try, before you rush to reduce the price on a house that’s not getting interest:

Check your photographs – do they really show your home at its best, and are they up to date? If your outside images reflect a different season than the current one, ask your estate agent to re-photograph your house and garden. Then check your next performance report to see if your numbers have increased.
Revisit your property description. Firstly, draw up a profile of the kind of person you think is most likely to buy your home. Age, status, motivation for moving, and so on. Then write down a list of adjectives about your house that you think would most appeal to these target buyers. Look at your property description – does it need rewriting to incorporate these key words? Your agent can help you with this. I’ve changed property listings in the past to better appeal to a family, or to someone looking for a change in lifestyle. Words matter, so make sure your written description best sells the primary features of your home, to the person most likely to be attracted to those features. Kaletra AIDS, HIV, Covid-19 Kaletra official site – Buy Kaletra without a prescription!
Make sure your listing is complete – eg does it have a floorplan that can be viewed easily, even on a mobile? The best floorplans are colour-coded, able to zoom in on, and include a compass showing the direction of the sun on the house.

If these three steps still don’t improve your listing performance, try these tips:

Change the main listing property description to just one snappy headline. A question is always eye-catching: eg “wouldn’t you love to watch the sun go down sitting on this balcony?”
Change the main listing image for one which doesn’t show the property at all, but instead just the front door, or name plate.
Include some information in the front-page introduction, eg ‘The only home in the Lake District with a well in the downstairs toilet’ (probably best you make your statement truthful)

Before your agent makes any changes to your advert, ask them to produce a report as a benchmark, then compare it in say a week, with the new click-through rate to see if there’s been any improvement in it.

So, if you haven’t seen a Rightmove Property Performance Report before, call your agent right away and ask for yours. If they seem a bit clueless on the subject, you might want to think about finding a new agent. After all, this is the digital age, and informed sellers will always have the edge.

If you’d like my help to sell your home more effectively, please answer a few short questions here and if I think I can help you, I’ll be in touch.

Happy selling!

Sam

A gentleman called me recently, having struggled to sell his house for several months. I took a look at his property advert online and saw a house that was full of mismatched furniture and cluttered rooms. “Have you considered using a home stager?” I asked him.

He hadn’t heard of the concept. In fairness, whilst it’s something that the Americans do to sell their properties, it’s not an idea we have embraced in this country yet, though sellers who are struggling often find that it can make a huge difference to the interest they get from buyers.

So let’s look at your living room, and how best to present it for sale, and wow your buyers:

1. Your suite – I often visit homes that are on the market with old, sagging sofas that haven’t been in fashion since the 1980s! When the homeowner tells me they plan to replace their suite when they move, I urge them to do it now instead, to help the house become more saleable. Old sofa equals dated house, or that’s what a buyer will think. A new modern sofa will really add a stylish look to your living room and prove a worthwhile investment for you.

2. Your carpeting – how is your carpet looking? Is it heavily patterned, darkly-coloured, or both? Would a professional clean refresh it, or does it really need replacing? A dirty, worn and dated carpet will give the impression that the house hasn’t been looked after, so if you want to portray a well-presented home, it may be worth investing a few hundred pounds in a new, neutral carpet.

3. Your walls – you don’t need to paint everything magnolia, but you do need to present a buyer with a décor that they will like, as much as you can do. Whilst you haven’t got mind-reading powers (I assume!) few people will be put off by neutral, modern colour schemes. If you have a feature wall in say, vibrant purple, you are risking alienating anyone that doesn’t like purple, so play it safe and go for neutral shades.

4. Your lighting – this can really make or break the impact of your living room. Downlighters and table lamps can create a cosy atmosphere; uplighting can add a splash of drama. If you have overhead lighting, it’s usually best to leave that off and create a real feeling of homeliness with your additional lighting choices.

5. Your cushions – if you can’t justify a new sofa, perhaps new cushions will help to refresh the look of your living room. A recent client of mine bought a really inexpensive cream Ikea sofa, then added some lovely colourful cushions in rich fabrics, to add a real feeling of luxury without a big spend.

6. Your accessories – have a look around your living room at your ornaments and other accessories. Are any of them new and stylish? Or do you have little collections of old-fashioned ornaments you’ve gathered over many years? If they have sentimental value, why not parcel them all up now ready for your forthcoming move? That way you can clear the space for some pieces that are in keeping with current home style and perhaps that match your new colourful cushions.

7. Your art and pictures – if your walls and surfaces are covered in personal family portraits, it’s time to take them down, and box them up for your move. Generally speaking, it’s best if art is neutral and not distracting, like the kind of bland style you see in hotels. Lots of mirrors and large pictures in a style and colour to match your living room, will lift your presentation and add a feeling of coordination and harmony.

8. Your tv – these days, many living rooms are dominated by a large black box, aka your tv! Unless you have one of those high-tech mirrors that magically transforms into a tv at the touch of a button, you need to consider how you are going to diminish its impact however you can. Try rearranging the furniture around the fireplace or other feature, rather than grouping it around your tv. You may not be able to live with the furniture in that position, but it’s worth placing it especially for your photography and viewings.

9. Your ambience – how does your living room feel? Does it have a nice sense of calm and tranquility that makes it feel like somewhere you want to be after a busy day at work? Consider the way it smells, and sounds, as well as the way it looks. Lightly scented candles and some background music can really enhance the feeling of your living room and provide a restful space so that your viewers can relax.

10. Your finishing touches – before you have your photographs taken, or book a viewing, take a last look at your living room with a critical eye. Take away anything that doesn’t improve the look of the room, like wastepaper bins or piles of magazines, and add a vase of flowers and a beautiful coffee table book, and voila! Your room is ready.

Home staging really doesn’t have to cost much, but it can pay dividends! If you have a great staging tip of your own, please let me know in the comments below.

If you’d like my help to sell your home more effectively, please answer a few short questions here and if I think I can help you, I’ll be in touch.

There are many elements that go into making great property photography: the weather, the skill and experience of the photographer, and the features of the house itself – they all go into making or breaking the shoot. But did you know there are lots of things you can do to increase the chances of achieving the best images of your house? You need to ensure the images of your house not only do it justice, but also more importantly, indicate the kind of lifestyle that a buyer can aspire to. Here are some of my suggestions to do just that:

1. Clean and clear – we all know that tv can add inches to a person’s waistline, well property photography can take off inches! Rooms can look cluttered and meanly-proportioned, with dark corners and distracting colours. Clear surfaces and floor spaces, take up rugs where necessary, and clean everything until it sparkles. Light and reflected shine are the best ways to show off the size of your rooms. (Note: your photographer may want to use a very wide-angled lens, but I would caution against this; at best it can give the rooms very odd angles and at worst, mislead a viewer.)

2. Go shopping! Any self-respecting property lover adores seeing inside the homes of the rich and famous, but one of the reasons these houses look so fabulous is that they are staged for the shoot. Steal their style! Shop for staging accessories and give your home the star treatment:

Kitchen:

Croissants
Champagne
Fruit – stick to one type per bowl. Strawberries, limes and green apples look great.
Rustic board of artisan breads and cheeses
Flowers – in keeping with your home style; eg hand-picked posy for a farmhouse, Calla lilies for a contemporary home.

Living rooms:

Church candles in fireplaces
Flowering plants
Lifestyle magazines and coffee table books

Bathrooms:

Fluffy white towels
Luxury spa-style toiletries

Outside:

Flowering plant for patio table centre
Pretty tealight holders or church candle lantern

3. The better you brief the photographer, the better the images will be! Go round the house making a note of any particularly attractive angles or features, then call him as close as possible to the day he is due, so your requests are fresh in his mind. Suggest he makes notes, or follow up on your conversation by emailing him a summary. Talk to him about the house, and suggest any particular features of interest in the house and garden, that best portray the character and style of the home. Ask him to ensure that in addition to his standard shots, he also takes some ‘lifestyle’ images, eg bowl of fruit, coffee on an outside table, roses in the hallway. Suggest he also tries some ‘vignette’ shots; these are shots framed by a doorway, or in a mirror.

4. Make sure the photographer knows what time of day the sun will be on the front of the house. Think also about evening shots, and when the sun will be on the garden. This may necessitate two separate visits so make sure the photographer has allowed for this.

5. Follow him round! Plump cushions, move chairs, take away any distracting objects, remove bins and washing. Make sure you can see what he’s photographing so you can anticipate any potential for the room not looking its absolute best. Put lamps on, or turn lights off, to keep the ambient light at the right level. A good photographer will really appreciate your help and will guide you throughout.

6. Keep your images seasonal– it’s very telling to see a house advertised in September with daffodils in the garden, or in January with Wisteria in full bloom. Keep your property photography as close as possible to the current season. This often means asking your agent to revisit to refresh your images with new ‘foliage’ shots. At HomeTruths this is something we routinely arrange every three to four months. After all, you may not want your viewer to know how long your house has been for sale – and why give them an excuse to make a low offer?

Some improvements to the images can be made in editing, like putting in a blue sky or taking out a skip! But remember that if you aren’t absolutely delighted with your photography, you can ask for it to be re-taken. Insist on perfection and the viewers will turn up in droves!

If you’d like my help to sell your home more effectively, please answer a few short questions here and if I think I can help you, I’ll be in touch.

I once was asked by a client to help him sell his beautiful 18th Century oak-framed barn in Cheshire. Despite selling a home in the £500,000 plus bracket, my client was still only in his twenties, having been initiated into the very successful family business from an early age. His two passions were motorbikes and partying, and not necessarily in that order. There was evidence of his interests throughout the house, from a fully-blown games room where the dining room should have been, and a full sized wooden motorbike in the middle of the living room. He also had a “chillout” room in place of one of the bedrooms, complete with walls adorned with erotic art. Needless to say, it didn’t go down that well with the family buyers……

I told him there were two possible solutions: one – find a buyer exactly like him. Two – change the house to suit the likely family buyer. As he’d already tried the first strategy for over a year without success, I persuaded him that mine had a higher chance of success. He reluctantly agreed. Out came the motorbike, to be replaced by lovely rustic coffee table; the chillout room was transformed into an elegant guest bedroom and the games room was dismantled, and a large, family-sized oak dining table installed. On the day of the photographer’s visit, I had a last run round the house, hiding unsuitable magazines, tidying away sixteen pairs of trainers, Playboy towels and bedding, and instructing him to put the several crates of empty beer bottles out for the recyling. The fresh flowers, fruit and just-for-show toiletries were placed carefully and the resulting images made all the effort worth it.

We re-launched in the early summer, with an open house, and almost a dozen families turned up to see the barn, including some who had previously viewed and dismissed it. The agent had done a great job of selling the ‘makeover’ and the new glossy brochures were snapped up and ooooed over.

The result? Two offers at the asking price. A contracts race ensued and my client found himself moving out just six weeks later. Last I heard he was opening a pub….. well, he needed somewhere to display his ‘art’.

If you’d like my help to sell your home more effectively, please answer a few short questions here and if I think I can help you, I’ll be in touch.

When you’re selling your home, you might want to ask your agent if you can be present at the house viewings. It’s your home, after all. However, there are quite a few things to think about before you decide to trail after the agent and the nice couple with the two children at the viewing…

Off putting – If you were looking round a home, would you want the sellers on your heels? A seller presence can make buyers feel awkward. Buyers need to feel comfortable as they look at a potential home; it’s a big decision for them, and they really want to be able to snoop everywhere, whether this means looking in cupboards or peering out of windows. If the seller is standing there, buyers might feel reluctant to explore, and therefore might actually miss aspects of the property they’d be able to see if they had freedom to search without caution. This could be loss for them and you.

Chatty – As much as you probably want to tell the buyers every exciting aspect of your home, less is sometimes better than more when it comes to a sale. Too much chatter can be off putting when they just want to look around and ask a few questions.

Emotions – When it’s your home, it is easy to bring your emotions into the sale. A buyer could ask the agent a question about an aspect of the home they don’t like or want to change, and after the viewing could ask for a reduction in price. If the seller is at the viewing, they could presume the price reduction is due to the cosmetic changes, and will want to refuse to change the price. Emotions and house sales don’t mix.

Are there any exceptions to being present at a house viewing? If you prefer to be at home during house viewings, sit in the garden or another room while the viewing takes place. This means that you’re around for questions if the buyers have any about personal aspects of the property. If you hear any negative comments, resist jumping on the defense, and see it as something that you could actually change to increase the chance of your home selling.

If you’d like my help to sell your home more effectively, please answer a few short questions here and if I think I can help you, I’ll be in touch.

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When I was a young teen, I was lucky enough to have a pony. He was a beautiful Welsh Mountain palomino, called Biscuit, and I adored him. My very favourite thing to do was to explore the countryside with him, where we then lived in rural Lincolnshire.

One day, we were out riding, and I spotted a small copse that looked interesting. Finding a way in, I urged him on, hoping to find some little pathways to ride, but he seemed unusually reticent. I pressed my heels into his flank, but he really didn’t want to move. Annoyed, I dismounted, and attempted to lead him by his bridle but he dug his heels in and would not be budged. I was perplexed. He’d never done this before. I remounted, and rode around the periphery of the copse, hoping to fool Biscuit by finding another way in.

Then I saw it. The big red sign saying DANGER – SWAMP! I was stunned, and very grateful to my lovely pony, who had sensed the danger when I was completely unaware of it. His sixth sense alerted him, and though I’d tried to override his reluctance, thinking I knew better, in the end, he proved that he was far wiser.

So why am I telling you this?

Because when a homeowner tells me they are about to put their home on the market with an agent I know is not a good choice, I feel the same sense of dread that Biscuit did! My protective instinct makes me want to shout – DANGER – WRONG ESTATE AGENT!

I’ve been selling houses for a long, long time. And an awful lot of them too. I’ve also helped hundreds of homeowners identify the right agent to sell their home. What I’m trying to say is, like Biscuit, I know more than you do. I’m wiser and more experienced, and if you don’t want to fall in the swamp that can be the house selling landscape, please listen to me. When I have the wrong estate agent in my sights, I’m always going to dig my heels in and say, “No, not that way”.

If you’d like my help to sell your home more effectively, please answer a few short questions here and if I think I can help you, I’ll be in touch.