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

Investor Property Flip in Arvada - Sensational Home Staging sets the scene for buyers to help get a fast sale!

Investor Flip now Professionally Staged for sale by Sensational Home Staging

This investor flip in Arvada, CO was nicely done and has some pretty interior features to the floor plan. The "staging" that was done was not on par with the price of the property or the feel so we were asked to come and professionally Stage the house - and the end result is night and day. Professional Staging makes a HUGE difference and the old adage, "If you cannot do it right, don't do it at all" resonates with this project.

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

Staging Success - Sensational Home Staging! House under contract 1 week post Staging after sitting on the market over a month prior!

One of our recent Staging projects - on the market for over a month prior to Staging and under contract in a week after Staging!

Investor Fip - Arvada Colorado - Sensational Home Staging - Complete Transformation of this Property with Remodel and Staging

Check out the transformation of this property with the vision the investor had to remodel this property and then Sensational Home Staging set the scene in the key rooms with color and visual appeal for Buyers.

"Hire me to sell your house – I will only charge you 0.5%!" - A Stager's Courtesy Request

Hire me to sell your house – I will only charge you 0.5%!

Why would I sell real estate for 1/6 of the traditional going rate?  Because selling houses is FUN!  Isn’t that a great reason?

Now – Reality check.  No. I am not a Realtor.  No, I am not selling houses or working with buyers.  If I ever did decide to do that I would never undercut the professionals with an explanation that “it’s fun” – or "I don’t make my real money doing this so I won’t  charge for my services." 

Realtors – don’t you get tired of the Help U Sells, FSBO, and other low or no commission “listing companies” that undercut your professionalism, your business practices, your income and way of life?  You have taken the time to get professional training, education, adhere to code of ethics and belong to a professional association.

You know who else does?  Professional Stagers.  We have made the investment in our education, memberships and business in order to provide a service that brings value to the process of selling a house.  To my Realtor clients that use me as part of their team to help make them more productive, I say, “Thank you” for recognizing my talent and efforts are of value to you and your clients.  To the others that have yet to “get it” that having a Stager on your team doing the Staging actually helps YOU be more productive, read on.

 

Furniture and décor resourced from local thrift stores

Professionally Staged - with the target buyer in mind

 

I have to say I grow weary of seeing some really questionable “staging” being done by agents under the guise of saving a buck or the idea that “I can do it myself so why should I pay someone or encourage my client to hire a professional?”  Or not even recommending it be done because “the house will sell anyway,” not focusing on the fact that Staging helps houses sell for the very BEST price and helps your sellers net the most from the sale.

What if everyone had that same idea when it came to hiring you?  “We don’t need a Realtor – we can just list our house ourselves, honey.  Who cares about the legal ramifications or the fact that we know nothing about marketing or heck – even negotiating on our own behalf.  It looks easy – so we are going to do it to save ourselves some money.”

Does that thought process upset you?  If it does – and I am sure it does – then why do some turn around and do the same thing when it comes to Staging?  In most cases Staging the property costs less than you think and helps YOU net the most for your client and yourself.

 

Not doing anything or thinking that you can do it yourself and then putting furniture and décor that in no way fits the style, property price-point, or target buyer is doing your client (and yourself) a disservice.  Staging is not about just tossing some extra décor you might have lingering in your house or basement, or going to thrift stores to gather up a few things you can hang or place in a house. 

Card table covered with ill fitting table cloth, artwork is too small.

None of this would attract the buyer

Professionally Staged and in line with the seller's list price and Staging budget

 

Staging requires a lot of planning and mental coordinating before the actual Staging takes place.  It’s not about plopping random furniture and décor in a house – it’s about adding visual appeal, defining use and size of rooms, and creating an atmosphere that entices buyers to want to make the house they are standing in their home.  Stagers are constantly transitioning our inventory to keep up with the trends and styles to providing a service that is going to help houses sell.  We make monetary investments to ensure that the finished product represents not only our professionalism but also YOU as our client – so that you get the results you want of a sale at the best price.

So to the Realtors that may be reading this - as a professional surround yourself with other professionals that make you look good to your client and make you more productive.  You really don’t have time to be hauling furniture and décor around when time is limited and you could be meeting with a new client and earning far more on the sale of a house than I ever will Staging a property.

No, I am not going to list a house for 0.5%.  IF I ever did get into real estate I would not be foolish enough to leave money on the table or operate a business where I did not practice at the highest standard.   I recognize your expertise and happily refer you to those I know that need a trusted professional.  Ask a professional Stager, I ask for the same courtesy.

Arvada Remodeled House - Sensationally Staged for sale!

This cute house in Arvada is Staged and ready to sell! Totally remodeled inside the tasteful upgrades and colors used make it the perfect house for a buyer looking to just move in and enjoy!

Sensational Home Staging Success - Arvada Property!

Check out the transformation of this property for sale! Staging helps update the look of this house - we Staged all areas except the Master Bedroom and bath because the sellers were still living there part time. Overall - bringing in updated furniture and décor plus pops of color take this property from dated to desirable!

Selling During the Holidays? How Much is Too Merry?

The holidays are just around the corner. If you have your house listed for sale or are going to put it on the market, here are some things to think about to ensure your house is "buyer friendly" during the holidays.

First, not everyone celebrates the holidays you do so minimizing what is put out for celebrating is key. Make every buyer feel welcome - even the ones that don't do much for the holidays or believe in celebrating the ones you do. There is nothing "wrong" with what you believe or celebrate and it's important to think like a buyer and create that welcome feeling for anyone viewing your house. Not putting out everything you own for decorating for a holiday will keep your house feeling spacious, neutral and inviting for any buyer.

The religious holidays that are coming are a source of remembrance, joy, and ritual for many. Not all buyers are going to know what your religious items signify and we don't want anyone feeling uncomfortable in the house they are potentially buying. If someone feels uncomfortable they will just get out and go look at the next house on their list.

I have seen some advice on various real estate sites about putting out the decor to make the house feel more "family friendly" - and yet as I have shared - that is a risk. We have to remember that we are selling your space - not your stuff.
I am going to address Christmas because that is what we celebrate in my house and if you celebrate another religious holiday in the November-December timeframe, apply the same guidelines to your house. Christmas decor is a lot of fun - I have lots of Nativity Scenes and Santas. I have a collection of over 40 Nutcrackers that are a family favorite and on display wherever I can fit them. They would surely be a conversation topic for any buyer coming to see the house if it were for sale.
Are you selling your decorations or are you selling your house? Also if you have some heirloom or precious things on display and they get broken or stolen, wouldn't you be upset? So this is the year to not put all those things out. Keep it to a minimum.

Even our tree has a special spot and it blocks the view to the back yard. So if we were selling, I would not put my Nutcrackers on display, I would relocate the tree to a better spot (or maybe not have one), and I would limit the number of decorative things to a few. Poinsettias are fine. A wreath on the door or on a wall is OK. But the abundance of decor some of us put out for our normal Christmas tradition would have to be left in the boxes for where we move next.

It might seem hard, but you are selling a house, not a home. If it is really a non-concession for you and you insist on having all your stuff out - then have no showings for the week before and after Christmas until you can get your personal holiday decor put away.

Know this: People DO buy houses at Christmas. There are people relocating from around the country and this can be a time when buyers are looking for a house, and must make an offer. Realtors will often say that the buyers that are out now are "serious buyers" - they are looking now because they either need to move or perhaps want to take advantage of year end tax breaks. Either way, don't discount the buyers that are out there and not make your house engaging, and a place THEY can make into THEIR home - not feel like they are invading YOUR home.

If you HAVE to sell now - then make some adjustments so that you house can remain on the market and be viewed as a product that any buyer would want to purchase.
Enjoy your scaled-back holiday and know that next year when you are in your new home you can go all out!!

Jennie Norris, ASP Master, IAHSP- Premier, SRS, REO, Owner & Principal Stager, Sensational Home Staging serving the Greater Denver region

•International Staging Expert, Blogger, and Media Personality

•Member of International Assoc of Home Staging Professionals since 2003

•Why Trust Your House or Listing to Anyone Else?

•Over 2,700 Houses Staged and Thousands of Satisfied Realtor and Seller Clients

Sensational Transformation - SOLD with Staging!

This house was in desperate need of Staging help.  The Listing Agent met with them before they met with me to get their Staging Consultation with specifics of what to do to make their house sellable in today's market.  Knowing how much a project this house was - and the time it would take to hand-hold the Seller to make sure things got done - the Realtor wisely had me come in as part of his team.  The Staging consultation was specific room by room - and included updating, remodeling and Staging tips for each room. 

As you will see, the custom paint colors were too much and the house had 17 years of accumulation inside that needed to be purged.  Thankfully the Sellers were motivated and did most all of what was recommended for Staging.  The end result was when the house finally came on the market - it SOLD in a matter of weeks!  Job well done and ANOTHER Sensational Home Staging success story!!

Charming Rancher in Arvada

Check out this new listing in Arvada - great starter home or home for someone downsizing that wants a nice one-story layout in a charming neighborhood. Hardwood floors, new refrigerator, updated amenitites - ready for you to move in!