8 Projects Realtors Recommend Before Showing a House
Updated: May 09, 2024
Discover the essential home improvement projects endorsed by Realtors for maximizing your property's value and appeal before selling.
The Importance of House Staging
House staging means preparing a home for sale in a way that makes it more appealing to potential buyers. This involves arranging furniture, decor and other elements to showcase the property’s best features and create an inviting and neutral atmosphere.
The concept and practice of house staging began in 1972 with a Realtor named Barb Schwarz. Incorporating her theater background with real estate, Schwarz began “setting the stage” for client’s homes to make them look their best for prospective buyers. The idea caught on. Now, it’s a commonplace strategy in the industry.
A study by the International Association of Home Staging Professionals found staged homes sell two to 11 times faster than unstaged homes, with sale prices up to 20% higher than marketed non-staged competition. According to a 2019 Zillow Group Housing Trends Report, 29 percent of buyers consider staging extremely or very important to their home search.
Home staging begins with an initial consult that can cost $300 to $600. After that, expect to pay $500 to $600 per month per staged room, with most companies charging a three-month minimum fee.
The costs can add up, but will be money well spent if your house sells faster and for more money. A 2021 survey by the Real Estate Staging Association found a 1.3 percent investment in staging resulted in a 7.1 percent return over the asking price.
I know firsthand house staging is effective. It’s one of the reasons I bought my current home, a distressed property that had been sitting on the market for more than six months. The sellers hired a new Realtor who staged the home beautifully, helping us see past its imperfections and determine its true potential. We were sold, and so was the house.
Besides staging, Realtors recommend many other projects before a showing. Here, we break down some of the most frequently recommended, according to a 2023 Profile of Home Staging published by the National Association of Realtors (NAR).
Declutter
The average home in the U.S. contains 300,000 items, and 25 percent of Americans claim to have a “clutter” problem. A cluttered home appears disorganized and cramped — not ideal to entice potential buyers. It’s no wonder 96 percent of Realtors recommend decluttering to their sellers before listing a home.
“When I meet with a potential seller, my priority is typically decluttering the space,” says Katy Barry, a Realtor in Massachusetts. “If the seller doesn’t make a concerted effort to remove clutter, buyers have a hard time actually seeing the home.”
If you have the time and energy, you can declutter yourself for free. However, if you don’t feel up to the task, lots of professional organizers out there will do it for you. A typical hourly rate is $50 to $60. Larger jobs that require more workers and time can cost more.
Thorough Cleaning
Cleaning your home goes hand-in-hand with decluttering to create a positive first impression. It’s recommended by 88 percent of Realtors before an open house. A clean home enhances the overall appeal and signals to buyers the property is in good condition, potentially increasing their willingness to make an offer.
“A house should ‘sparkle’ before a showing,” says Paul Tourville, a Graduate, Realtor Institute (GRI) broker with Canon Real Estate. “I’ll recommend a cleaning person to come in and do a deep cleaning. It’s well worth the money.”
Barry agrees. “I always recommend having the home professionally cleaned just before showings start,” she says.
Professionally deep cleaning a 1,000 square foot home professionally will cost about $100 to $300. It will take two people one to three hours to thoroughly scrub, dust and vacuum all home surfaces, even hard-to-reach areas. To do it yourself will cost about $50 in cleaning supplies and at least five to six hours of your time.
Minor Drywall Repair
Repairing minor drywall problems presents a well-maintained and move-in ready appearance to potential buyers. Even minor imperfections can raise concerns about the overall condition of the property, possibly deterring buyers or giving them leverage to negotiate a lower price.
Repairing drywall damage is a simple DIY task requiring basic tools and know-how. If you hire a professional, expect to pay $300 to $500 depending on the size and scope of the project. A pro is worth the money if you’re unsure of your DIY skills.
As a registered contractor, I often help customers ready their homes for sale. There’s almost always some drywall that needs fixing. Even if it’s small, a hole in drywall looks bad and signals a lack of maintenance by the homeowner. That’s why 72 percent of Realtors recommend sellers complete this project before listing their home.
Clean Wall-to-Wall Carpets
Cleaning carpets before an open house is crucial to enhance the overall appearance and freshness of a home, with 71 percent of Realtors agreeing it’s an important task before a showing. Clean carpets eliminate odors and allergens, creating a more inviting and comfortable environment that’s more likely to appeal to prospective buyers.
The average cost for professional carpet cleaning is $0.33 per square foot, but can be higher or lower depending on carpet type.
For those looking to do this project yourself, you can rent Rug Doctor rug cleaning machines at most grocery stores and home improvement centers for $35 to $50 for 24 hours, plus the cost of cleaning solution. These machines are user-friendly and meant for homeowner DIY use.
Touch Up or Repaint Problem Walls
Touching up or repainting problem walls before putting your house on the market can significantly improve the overall aesthetics of your home and give the impression of a well-maintained property.
“I tell [sellers] to focus on small projects like touching up paint on walls and woodwork,” Barry says. “Paint goes a long way in freshening up a home.” She’s not alone; 57 to 58 percent of Realtors recommend this project to their sellers.
A professional painter will cost $2 to $7 per square foot, or about $3,500 for an average size house. This price does not include paint, which will cost $35 to $70 per gallon and cover 350 to 400 square feet. If you have the time, tools and skill, homeowners can save on these costs by doing it themselves.
Remove Personal Items
Remove personal items like collectibles, memorabilia, religious artifacts and photos to neutralize your home. This allow buyers to envision themselves living there.
“I tell people to take all pictures off the refrigerator and the walls, which people struggle with sometimes,” Tourville says. “I tell them it helps people picture themselves living there and helps a space look less cluttered.” Sixty-five percent of Realtors polled said they recommend depersonalizing a home before a showing.
In the same NAR profile, Realtors call living rooms, kitchens and primary bedrooms the most important rooms for staging, so these should be the focus of any depersonalizing efforts. This can be part of a staging company’s services, but can also be done by homeowners with the time and some empty boxes.
Improve Landscaping
Fifty percent of Realtors suggest improving landscaping before a showing to enhance the overall curb appeal of the property. A well-maintained and attractive outdoor space signals to potential buyers the property has been cared for, potentially increasing its desirability.
“The outside of the house is the first thing people see when they drive up,” Tourville says. “It’s crucial to a buyer’s first impression.”
Trimming bushes and hedges can cost about $50 to $100 per hour, with a general yard cleanup totaling from $265 to $590. Adding mulch or new plantings will cost more, but will be a good return on investment.
The American Society of Landscape Architects (ASLA) claims professional landscaping can increase a home’s price tag 15 percent to 20 percent at the time of resale. Homeowners looking to save money can complete landscaping improvements themselves, but it can be physically demanding and time-consuming work.
Regrout Shower
Regrouting or touching up grout improves the cleanliness and appearance of a bathroom while preventing potential water damage and mold issues. Shower grout that’s clean and in good condition doesn’t raise concerns of lurking mold or water issues. Thirty percent of Realtors recommended this project.
I once had a customer preparing to sell their home whose shower needed regrouting. I recommended doing the project before the open house, but they passed due to the cost. The issue came up in the home inspection, and was one of the reasons the buyers backed out.
Regrouting shower tile is a beginner level DIY project that can be done for $50 to $100. If you hire a professional, expect to pay $560 to $880 for regrouting, including labor and materials.
Originally Published: September 20, 2023
