I did not know that was in the Agreement - Protecting Your Business

One of the most important business forms a Professional Home Stager needs to have is a great Staging Agreement.  Operating a business without an agreement leaves you open for huge risk.  Crafting a professional and air-tight agreement will serve you well as you grow your business.  

Here are some Do's and Don'ts when it comes to Agreements:

DON'T Stage a property without an agreement in place.  I don't care how nice the people are, if they have not signed your agreement, they are not obligated to pay you, or even return the items you put in their property.  Do NOT show up and Stage believing they will sign the paperwork and pay for the services.  Please - do NOT do that!  With how easy it is to have clients sign docs now, there is no reason a person does not adhere to your policy - unless they are planning on taking advantage of you.

DON'T forget about the payment terms.  If you are a professional Home Stager and are not accepting credit cards for payments, you are operating at the mercy of your clients.  Invoicing for payments is a waste of your time and because you do not have a valid form of payment saved for the client, they may NEVER pay you!  ACH drafts is an option, but you are still at the mercy of when your client decides to pay you. You need to be in charge of processing payments.  

There are lots of options out there to allow you to process credit card payments where YOU are the one in control.  Merchant fees are write-offs and a cost of doing business.  For me, my time is worth so much more than generating invoices, calling to hound people for payment and keeping track of deposits and checks, or not getting paid at all. 

DO use an online signing program such as Docusign or E-Sign.  It will save you so much TIME and hassle to be able to send agreements to your clients electronically.  The forms are easy to complete on a smart phone, tablet or computer, and they DO hold up in court as official legal documents.

DO have an attorney or other trusted legal adviser review your agreements.  There are online resources to help you craft a fairly good agreement, but having a professional review it for any inconsistencies or information that you need to add is a good idea.  

DO continue to revise your Agreements over time.  Situations arise that you may not have thought of or planned for, and when that happens, you may opt to put a new term or condition in your Agreement.

Like the time I went to Stage a house and there was no electricity.  I was literally Staging by flashlight.  Next agreement that went out had, "Electricity must be functioning," in the terms.  I also went to Stage a property that had been winterized by the seller - so not only was it freezing cold IN the house, the toilets would not work.  We were not by any quick shops so THAT was a situation we did not enjoy!  Next agreement, "Plumbing and heat must be operational." We cannot change the past, we can only learn from it - so use your "experiences" to help you strengthen your agreements.

The agreements need to spell out:

1. Your terms for doing business - what you are providing (services) 
2. Pricing and payment terms
3. Penalties for properties that are not Stage Ready upon your arrival
4. Removal terms such a 7 business day notice to remove or else a rush fee applies
5. Ongoing rental terms - when does the rental start, do you provide refunds for unused portions or for a client who neglects to tell you they don't want to renew and then asks for a refund.
6. Payment timing - do you take full payment at time agreement is signed or a partial deposit?
7. The deposit is non-refundable (I personally take 100% of the fee up front at time of agreement being signed and it is not refundable)
8. All request for removal of Staging items must be in WRITING (text or email)
9. What happens if a payment declines or is not made?  (retrieval of items immediately)
10. Access to the property - you either have a lockbox code or you make a key so you can access the property to check on the Staging items.
11. If the agent or seller changes the access and does not notify you prior to pick up day, you charge a penalty for your time, your crew's time, etc. for not being able to access the property.

Special Circumstances:

• Electricity is on
• Heat works
• Plumbing is operational
• A/C works (in summer for hot places)
• No audience while Staging takes place
• Information about the inventory - it is Staging inventory and not necessarily new
• Difference between Staging and design - client does not get to select or control inventory selections
• Staging selections are at your sole discretion
• No substitutions or additions
• If there are pets, they need to be secured
• Photo use and release
• Other

Get all requests in writing:
This advice was given to me by a credit card company after a client disputed charges.  I won the dispute, but enacted that rule so that there is never any question on when a client makes a request and how that date falls in line with the required time frame for giving notice and avoiding charges.  

When you have a solid Agreement in place, if a client does dispute payments that were applied from their credit cards, you will have a great paper trail and document to send to dispute any charge-back issues.  

Is Ignorance, Bliss?

One of the things I have learned over my 16 years in business to date is clients often do not bother to read what they are signing.  Does that mean they are off the hook when it comes time to enforce your terms?  No.  

I am AMAZED at how many clients do not bother to read what they are signing.  Our agreements are not like the Microsoft agreements that everyone just signs without bothering to read. Microsoft honestly could put in their agreements I would owe them a million dollars or my first born child, and I would have just selected, "AGREE TO TERMS AND CONDITIONS" because I don't want to take the time to plow through all the legalese.

Our haste in getting through the paperwork can put us at risk.  Clients who sign a Staging Agreement and initial certain clauses without reading what they are signing cannot use ignorance as a reason to have you make special arrangements for them or expect to have the rules bent. Being able to point back to the Agreement they signed (and perhaps even initialed special terms) protects your business and money.

This is a business.  Treat it like a business and protect your interests.

For sample Staging Agreements go to the www.iahsp.com site.  It is one of the resources we have provided to our members.  Not a member?  You can join and become part of the world's largest Home Staging Association!

Vacant Houses Are Like a Christmas Tree Stand with No Tree! Stage it BEFORE you List it!

Vacant Houses have no visual appeal - they are like a Christmas tree stand with no tree!!  This holiday season, make sure you have the BEST first impression - Stage it BEFORE you List it!

#home #staging #stager #Denver #Colorado #house #property #vacant

Houses that are Scary Tell A Buyer to be Wary!! Sensational Home Transforms Scary houses to help them SELL!

Home Staging and the Laws of Buyer Attraction

Home Staging and the Laws of Buyer Attraction

by Jennie Norris, ASPM®, IAHSP-Premier®, ASP-SRS®, ASP-REO®

Owner, Sensational Home Staging – Serving the Greater Denver Region

The spring market is in full swing around the country as homeowners take the plunge and decide to sell. It is important to make the very best first impression for buyers and that means you need to Stage your house before you sell. Barb Schwarz, The Creator of Home Staging® coined a phrase used by many in the industry, “The way you live in your home and the way we market and sell your house are two different things.” What that means is there is nothing “wrong” with how you choose to live in your home. However, selling a house requires a shift in mindset because you are looking to attract a buyer.

Staging is the process of preparing a house for sale so that it sells in the quickest time and at the best price. It is an up-front investment in time and dollars to ensure you maximize the rate of return on the sale of your house.

Property Interviews and Dates that lead to a Match
Think about any time you went to a job interview or on a date. Did you shower, dress up nicely, present yourself well to the person you were meeting? Hopefully you answered, “yes.” Selling a house is no different. Buyers preview your potential property online and I call that the interview. When they come in person to see the house – it’s a date. In both instances the house has to look its best. If the buyer does not like what they see online, then there is no date set to see the house in person which means no offer. One leads to the other and both are essential to get you the best price for your house. 

It’s the laws of attraction at work.

You might be in a “hot market” where houses are selling quickly, and yet Staging will help you get the very best price and in some markets results in competing offers for the property because it looks so good. In a traditional market statistics show that Staging helps houses sell 2-3 times faster and anywhere from 5-20% MORE than the un-staged competition. Your ASP® or ASPM® Accredited Stager can explain the difference between “Staged List Price” and “List Price” which can mean more money in the sale of your house, as well as show you the statistics that support Staging.

We live in our homes and sell a house or product. Staging is about preparing the house for the unknown buyer and that is why we have to put things away that are personal to us or might be distracting to buyers. All you know about a prospective buyer for your house is that they have money to invest in a property and are searching in your area. You don’t know their age, faith, race, background, politics, education, what they do for work, or family status. In order for your house to attract all buyers you need to remove any of those things I just listed from your home and turn it into a house that all buyers can appreciate.

Staging is also to help protect the Seller. By removing things that are too personal such as family photos, financial information, health issue items such as prescriptions, you are protecting your family from potential predators online and in person. Even something as generic as kitchen knives in a butcher block need to be removed because they are weapons. In fact any weapons in the house need to be removed and/or secured before any buyers enter the house. It is both a safety and liability issue.

Here are some tips you can use to help get your house ready to sell:

1. Clean your house – top to bottom, inside and outside. A clean house tells a buyer that you took care of your house and they feel better about the purchase. If you don’t have time to do the really deep cleaning in bathrooms and your kitchen, hire someone to help you. It will be well worth the investment.

2. Clutter-Free – removing all the excess from corners, counters, and rooms is key. You are packing – just pack up early so that when you get that offer, you are already well on your way to being ready to move. Think about the things you have now and decide if you really want to pay to move them – and then purge and donate things that you no longer want or need.

3. Color – we paint our walls custom colors that we like but have to understand they may not appeal to the buyers. Paint out any bold colored walls to a nice warm tone neutral. If you love that color you get to paint it in your new home. Remember we are selling SPACE so open up those rooms visually by putting warm tone neutral paint on the walls. You can add color with artwork, accessories, accent pillows, and bedding. Do add color to the exterior of your house with fresh annuals that are cheerful and inviting.

4. Pets – What do we do with our fur babies when the house is for sale? Buyers may have positive or negative experiences with pets so you need to minimize the evidence of pets for photos and showings. Buyers may assume a pet soiled the carpet or did damage to the house if there is evidence of a lot of activity. Leaving a large dog that barks in the backyard or garage is not a good strategy. Taking them with you, putting them in a day-kennel, or having family members help out is a good plan. Pets that are strictly indoor pets need to have a discreet area to do their business that are kept very clean, and if they are housed in a cage or terrarium it should be clean, covered and located in a discreet part of a bedroom. Make sure pet hair is cleaned up before any showings, and take time to remove any dog “bombs” from the back yard so buyers don’t track that inside.

5. Personal Items – As you prepare your house for sale remove anything of value. If you leave things out on display they are at risk because a buyer could handle them, accidentally break the item or even steal it. Jewelry should not be left out nor should prescription medications. I recommend my sellers take those things with them when there are showings. Just stuffing these things in a drawer is not a good idea because buyers may snoop.

6. Get Help - The last and most IMPORTANT recommendation I am going to make is for you to get an objective, third party opinion on what your house needs to prepare it for sale. Find an Accredited Staging Professional® (ASP®) Stager in your area and have them prepare a Staging Consultation which is a documented detailed summary of what you need to do room by room, inside and outside. We don’t see our houses the way buyers see them – and getting an objective assessment is crucial. On average a consultation investment can range between $125-$375 depending on where you live. If your house is vacant, an ASP® Stager will preview your house and provide a Staging estimate to Stage the key rooms in the house.

To find a qualified, trained, Accredited Staging Professional go to www.Stagedhomes.com and click on the ASP Directory Link.

About the Author:
Jennie Norris, ASPM®, IAHSP-Premier®, ASP-SRS™, ASP-REO™, ASP-BTS™ is the owner of Sensational Home Staging, serving the greater Denver region. Since 2002 she has Staged over 3,000 homes and over $1 Billion in property values. She is a Board Member of the International Association of Home Staging Professionals® (IAHSP®) and is the President of the local Denver IAHSP® Chapter. Jennie is also a Certified ASP® Course Trainer with Stagedhomes.com and since 2005 has helped educated thousands of Realtors and Stagers. Staging is her passion and she enjoys sharing the value and benefits of Staging with Realtors and Sellers. Jennie is a marketing expert, author, blogger, mother to four teenagers and wife of 27 years. You can find her online at www.SensationalHome.com.

Messes Send Messages - What Does Your House or LIsting Say?

Messes Send Messages©

What does your house or listing say?

 

by Jennie Norris, ASP Master, IAHSP-Premier, ASP-SRS, ASP-REO, ASP-BTS

Owner, Sensational Home Staging

Denver Region's Premier Home Staging Resource

 

In life 90% of communication is non-verbal.  Body language, tone, expressions - they all convey our message more than what we actually say.

Houses send messages too.  They communicate with us whether we are living in, buying or selling them.  Some messages are of sadness.  Some are of depression.  Some of joy.  Whatever the situation, we can tell when people living in a house have had issues because the house looks neglected.  And for good reason - when life takes an unexpected turn, the last thing we make a priority is making sure our house looks fabulous.

Mess Causes Stress©.  Some of these homeowners don't realize that by living in disarray they are actually creating stress for themselves and stress can lead to a myriad of health issues.  The elimination of "stuff" actually helps de-stress not only the house but the person living IN the house.

When a house is for sale, what message is it giving to the buying public?  Messes Send Messages.  A house communicates and elicits emotions for a buyer who either loves what they see and feels a connection to the house or not.  When they feel that connection the house becomes a must have.  No connection means it is a must leave.  A messy house says, "No one cares about me," or "Don't buy me because you are going to find other issues with maintenance."  A house also send messages about the Sellers such as, "We have given up." or "We don't care about getting the most for our house."  And a house that has too much on display also sends the message that there is not enough storage in this house. That simple message can be enough to deter a potential buyer.

 

 

 

Look at any messy house photo and you just feel stressed looking at it.   Because "Mess causes Stress" when the house is not prepared for sale the buyer literally FEELS stressed standing among the chaos.  They can just look at a photo online and get that feeling of stress.  Is it any wonder these houses don't sell? 

It's so easy to address this issue when selling a house and yet the big question I have is why are so many houses in poor shape when listed for sale?  It's not like the Realtor doesn't see the mess.  At least I would hope they notice because it's right in front of our faces.  We can give the Seller a little break because when we LIVE with a mess we get used to it and don't see it for how bad it really is.  But anyone coming in from the outside who works in this industry HAS to know the house is a mess.  And when it's our job to get the seller the MOST money when selling a house, it is up to US to tell the Seller what they need to do.  

So why do so many houses for sale still look messy?

Is it because the Sellers don't "get it" that they need to address the issue?  Do they not see the value in making changes? Do they resist because it's overwhelming to them?  Or do they just not care.  I think it could be a combination of all of those reasons.

There are ways to get a Seller to cooperate - especially when they see the benefit for THEM.  They will get a better offer when their house shows its best, and their house will sell faster - which means they get to move on to the next phase of their life and into their new home - wherever that is.  As professionals serving sellers we need to be equipped with what to say and how to say it so that the Seller is compelled to make changes.  We also have to be ready to help them.  As a professional Stager, my team and I can and have transformed a house in a matter of hours.  It is a very cost-affordable investment with a high rate of return.  This takes the pressure off the Seller who may be overwhelmed with the move, with life and is unable to make decisions about what to do.  It's a wonderful service we offer - and it makes the Realtor's role a lot easier too because we are the ones doing the heavy lifting, packing, sweating, and setting the scene room by room.  The Realtor can be working on paperwork or meeting with a new prospective client and leave the Staging to us.

In all of this process, the key ingredient is to make sure the seller knows we care and this effort is being done FOR them.  When they know we care and want the very best for them, my belief is that they will get on board.  It might require hand-holding and helping them through a stressful time but in the end they are grateful for the results.  Their house can be presented as a stress-free environment for buyers looking for a connection to a place they can call home.

_____________________________________________________________________

For help in the Denver area getting your house or listing de-stressed and ready to buy, give Jennie a call.  Her Sensational Home Staging stage crew can make a big impact in a short time to help the house sell faster and at the best price.  303-717-7918  www.SensationalHome.com.  ©2015 Jennie Norris and Sensational Home Staging.

Remodeled and Staged - Broomfield CO. . . under contract in record time!

Before & After Transformations - Sensational Home Staging. Using what a homeowner has - adding decor and furniture as needed - the results SELL!

In today's world where budget is still king, it's important to remember that we can and do work with Sellers with budgets. Using what a homeowner has combined with some "wow factor" inventory does the trick. In some instances, we have to bring in furniture for 1 or 2 rooms in order to get a complete look - but can use what is already in the house with ease in the other areas. Staging is not about the MONEY and selling STUFF - it's about creating an attractive backdrop to sell the HOUSE.





This house needed pizzazz to help it show its best. With neutral floors and walls and no artwork with color, bringing in Staging décor and using what the Seller had was the key. The Realtor was paying for the Staging as a way to help the house Sell - so again, budget was a consideration. The proof is in the offer that comes in short order!!

1854 152nd Place - Broomfield - Staged and ready for Sale! Listed by Brent Ryarson - HomeSmiths Team - KW DTC

PUNCH UP THE VISUAL APPEAL - Color and Decor infusion to help make house SELLABLE!

Look at these photos to see how important it is to add COLOR and limited DECOR to help add visual appeal. Before the walls were bare - needed artwork to help add color and appeal. The Kitchen counters were bare - and needed some interesting decor to help punch up the appeal. See how pulling decor in to these rooms help make them more visually appealing - in photos and in person.

4711 Raven Run - Staged and Ready for SALE!

If you want to live in a new home community in Broomfield with a beautifully upgraded property you need to check out this listing! Listed by Monica Bennett, Keller Williams Realty - (303)748-0295.

Price: $310,000
Bedrooms: 3 Bathrooms: 3
Property type: Multi-Family Home
Size: 2,467 sqft
Lot: Ask agent
Price/sqft: $126/sqft
Year built: 2008
MLS/ID: 1103506
Zip: 80023
Provided by: Keller Williams Executives Realty, LLC
This info was not provided by this listing source.
Ask an agent for more details about this home.

Listing agent: MONICA B BENNETT
Broker: Keller Williams