Decorating, Updating & Staging: What's the Difference?
A week or so ago I wrote a post titled "Please Don't Tell My Husband, But We're Moving." In short form, it speaks of the fact that we began updating our home in December of 2008 to put it on the market in the spring of 2011 (only I'm still keeping this a secret from my husband, so don't tell). In case you missed tip #1, here it is again: START EARLY! This is actually the 2nd in that series and is specifically regarding the dining room, but I'm also using it as an opportunity to discuss the differences in decorating, updating and staging.
First, please take a look at my "former" dining room:
As you can see, this room is not quite ready for prime time. (No, it isn't normally this junky, but the photo was taken whiile we were doing work elsewhere in the house.) While it was decorated to my liking, it is in need of updating. I still enjoy the fabric I chose for the window treatments and the floral arrangement, but they are not ideal for selling. In other words, these things were placed in the home because they suited my tastes. That's fine while I'm living there, but when we put the home on the market, they have to go. This pinpoints the basic difference between decorating and staging. A living space is decorated (customized) to suit the homeowner's tastes. A selling space is staged (neutralized) to give it a wide appeal to the general public. But in addition to this space needing staging, the immediate need is for updating. While I loved the red when it was first painted, today it is too strong and is "so yesterday." Also, nothing screams "dated" like a bound glass light fixture. It had to go. And while we are at it, why not rip up the carpet and put down hardwoods -- a great selling feature! Here is a photo of the same room once it was updated:
Here's what we did:
- painted
- replaced the chandelier w/ a bronze & crystal fixture
- removed a leaf from the table to create more space
- spray painted the (formerly) brass planters
- replaced the carpet with hardwoods
While this room has now been nicely updated, it is still not staged. Please note that updating and staging are not the same thing. Updating is certainly part of the staging process, but not the end result. One thing that needs to be done for staging is to remove the greenery. See below:
What a difference removing the corner trees makes! I will call this room "semi-staged." Here is what must be done to complete the process:
- Remove the window treatments. They are much too custom and many people will not like them.
- Remove the additional greenery from atop the china cabinet.
- Remove the floral arrangement and replace it with something calmer.
- Remove the rug.
Did you happen to notice the word "remove" listed four times above? Yes, staging is much more about removing furniture and decorative items from the room than it is about adding them. With the window treatments down and the rug gone, the dining room will look twice the size it does now. This room is actually open to the living room which also has a busy rug. I like the look for living, but it won't work for staging.
Today's tip: always remember that rugs take up a lot of visual space. Use them sparingly.
So, to reiterate, decorating is personalizing a space for living, updating is bringing a room up to current standards, and staging is neutralizing and streamlining for mass appeal. Any questions? Call Stage, Show & Sell.
Patsy Overton, ASP, CNRCP
Accredited Staging Professional * Certified Color Consultant
Patsy@SSSHomeStaging.com 770-843-2307 www.SSSHomeStaging.com
Well said Patsy! I have a prospect who should read this NOW! (but don't tell him) :-)
Brad, your secret is safe with me, but someone needs to tell him!
Patsy- this is an excellent post and it shows a reader the subtle differences between decorating, updating and staging. I hope to reblog it and I'm sure others will as well. Your updating alone would have been enough for many buyers but taking it a step further by removing the greenery ensured that buyers could see this beautiful room.
Patsy - Very good article I would like to forward to a few of my customers... Well stated
Thank you, Kathy. The plan is to post "fully staged photos" in the spring. Stay tuned...
Robert - Thanks, and be my guest!
Nothing will convince a seller more than before and after photos - these are great. Thank you - I've reblogged your post!
Patsy, great job with information and with photos to prove your point. Did we all own that original light fixture in the past?
Margaret - Yes, a picture is still worth a thousand words, huh? Thanks for the re-blog!
Ginger - You mean you had one, too? We must've had the same builder!
You are so funny! HOw long before the hubby catches on? I love the new floor...what a great investment!
Remove, remove, remove... maybe the three most important words in staging. That's what I often tell my sellers.
let us know when it is OK to tell him. Good demonstration of the difference. I Re-Blogged you for consumers. Comments are turned of there for now...
Hi Patsy, well written, wells said, great advice to share!
Hi Patsy -- This is amazing! Were the hardwood floors already underneath or newly added?
Looks like we all had that brass fixture in our past lives. :)
Beautiful transformation!! I am not sure you need to remove the window treatments-they are gorgeous!!
Patsy - This is one of the best decorating I seen, beautifull design. Thank you for sharing an excellent blog.
Wow, pictures are worth a thousand words. Your well written post and photos sure show a dramatic difference. Are we going to get to see finished staged? What a difference the painting and flooring made.
Mine home is currently definitly "over stuffed" and I think hubby and I could dispose of three quarters of the "stuff" and not miss a thing!
Sue of Robin and Sue
What a difference and a great example!
Patsy,
Nice, simple explanation of the difference between decorating and staging. It's often confused by sellers...and some agents too.
Rich
Good morning Patsy,
This is a great presention with wonderful visuals. This a seller could understand! I'm sure your husband must have an inkling what you are up too..he knows yu by now..how many times have you moved?
Good morning Patsy,
This is a great presention with wonderful visuals. This a seller could understand! I'm sure your husband must have an inkling what you are up too..he knows you by now..how many times have you moved?
Hats off to you, Patsy, for being able to use your professional eye in your own home. The before and after pictures really prove your point. And I promise not to spill the beans to your hubby!
I have a friend that decided to sell after years of doing nothing to the house. They then spent a painful 6 months updating to get the house ready to sell. The best thing is to do a little at a time. Actually, I am doing the same thing with my own home now, working towards a move in a couple of years.
Patsy, Fantastic post and terrific information to help our sellers. Thank you for the great ideas. Going to put them to work today.
Chris - No, the hardwoods were not underneath the carpet. We put them throughout the main floor. It was a major investment, but one we needed to make that I know will help us sell the home. In the meantime, we are thoroughly enjoying them.
Cathy - I guess the jury's still out on the window treatments. They may be okay once the rug is removed. I would leave the rug, except there is another one in the adjoining living room, and the two of them together are too much. One is necessary to warm up all the hardwoods.
Robin and Sue - My plan right now is to post fully staged pics when it goes on the market, but that's a few months off. Once you start getting rid of all the "stuff," you'll realize it's very liberating to live without it.
Dorie - We've only moved once since we married, but I'm always working on something in the house so it's just business as usual around here. Of course, we are spending more money than usual. Actually, we did have a conversation over the weekend about moving. It just takes him a while to warm to the idea, which is why I started tossing out "hints" 2 years ago!
Christa - You are absolutely right! That's one of the things I've learned from this experience -- to do a little along the way so that it's not just a big deal to update for a move.
Thank you ALL for your comments and re-blogs!
Great insight and excellent visual examples, Patsy. It amazes me how much paint colors can impact a buyer's perception. I had a buyer who walked into a home and felt it was too small and cramped. She then walked into another home just down the street and felt it was large and open... and bought it. And the surprising thing to me... it was the exact same floor plan as the home that felt too small and cramped! The only key difference? The paint colors. Both homes were decorated tastefully, but the second home's choice of colors did give it a sense of spaciousness... and that's what sold the home.
I am a big believer in staging. What are some of the points you can give a new agent to use in order to sell the concept to the owner. At the end of the day, they are the ones who are paying for this service to move the sale on. Do you have supporting information, that can be used AND or do you know of a stager in Maryland you can recommend?
Patsy congratulations on a great post - it came up in my google "home staging" blog alert!
I am getting ready to go through the same process myself and you make some great points. The phrase "less is more" is so true when it comes to staging. As I was looking at your pictures in sequence I was wondering if you would be brave enough to go all the way. As in take out greenery and rug etc. You obviously practice what you preach!
This is one of the best explanations I have seen. Thanks for the excellent explanation. I love this line: So, to reiterate, decorating is personalizing a space for living, updating is bringing a room up to current standards, and staging is neutralizing and streamlining for mass appeal. This is a Southern Maryland reblog!
YEs, there is a difference. Good read today, thanks for getting this out to us.
I'm going to re-blog....It's worthwhile information for the consumer.
Thanks again!
Bill - What a great story!!! I'll use that with my clients for sure.
Beyonca - Great question. The first thing I tell my clients is that we have never been in this market before. What worked 20 years ago or 10 years ago or even 3 years ago to sell a home no longer works. With the foreclosure rate as it is (extremely high in GA) and so many properties on the market at very reasonable prices, the seller MUST prepare his home so that it will stand out from the competition. The best way to do that is to hire a home stager. Stagers are trained to know what needs to be done in terms of decluttering, neutralizing, and updating to give the property wide appeal. Prices are typically very reasonable for an initial consultation. (For instance, I offer a 90 minute staging "walk 'n talk" consultation for $99.00 where we go from room to room while the homeowner takes notes and I explain what needs to be done.) Anyway, even though most people are strapped for money right now, they can at least afford a consultation. That will be the best money they can spend toward getting their home sold. While I don't personally know any stagers in Maryland, I suggest you try to find one on AR by clicking on "State" (on drop downs, top right of page), select your state, then under category select "home stagers." If there is no one near you on AR, just google "home stagers in ???" (your city) and see what pops up. I hope you can find someone!
Tessa, it's so nice to know I can be found! Hooray! And, yes, I have every plan to "go all the way" with the staging. It was just too much trouble to do so for the purpose of taking a photo for the post. Check back in the spring for updates, and good luck with your staging! Let me know if I can help.
Cheryl - Sounds like you have grasped the concepts. Thank you for the compliment and for the re-blog.
Patricia - Thank you! I hope it's helpful.
What a great example of what staging really should be. Thanks for sharing these great photos.
Patsy; Many times we professionals cannot "see the forest for the trees". You certainly figured it out. I, too, am updating my home with an eye towards moving. I try to clean out one section of a room at a time so the job doesn't seem so overwhelming. My clutter is definately not some else's treasure!
Wanda - thank you!
Linda - you are too kind. It is harder to see clutter for what it is when it's yours, but I'm doing better. Good idea to take it slowly. It's a HUGE job, for sure.
WoooHooo! Great explaination Patsy and congrats on the well deserved feature ;)
Thank you, Lori Kim!
Patsy,
My what a great post! So informative and demonstrative of the differences that you are discussing. This will always be one of my favorite staging posts, I can tell.
I'm reblogging for my clients. Thank you for allowing it to be re-blogged.
Wow that is a stunning difference!!! Its night and day. Thanks for sharing this. I wouldn't have seen if Judi didn't reblog it.
Lori Cofer
Patsy,
Your post is "spot on". Updating makes such a difference to Buyers who really DON"T want to do the work (most of them in this market). The after picture is so much more appealing to today's Buyers. Congrats on your well deserved feature!
Marianne
Judi sent me over....I wouldn't have found this otherwise. Kudos to both of you for the great information for sellers. Just terrific.
congrats on the feature -- you are quite the bloger -- good details and fun to read!
Judi - Thanks for your comments and the re-blog, which allowed Lori and Suzanne to see it. I appreciate it!
Marianne - Thank you! Yes, the "after" is what we're all "after."
Karen - Thank you! No matter how much blogging I do, I'll always be chasing you.
Patsy - How true "removal" places very high on the stagers list of thing that need to be done when staging your home.
Yes, Kathy. Remove, remove, remove, then remove some more.
Hello Patsy!
Very nice presentation...A job well done...
Thank you!
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This is an excellent post Patsy. Great demonstration for sellers and agents. I love the new dining room. And I agree with Cathy Lee - I think the window curtains can stay.
Joshua - thanks!
Judy - thank you, and I'll take the window treatments under considerations.
Great post Patsy! I had to re-blog it.
Thanks, Kathy!
Patsy,
This so so fantastic! Is it okay to copy your photo's to show sellers the difference? I will make sure they are labeled Patsy's decorating, Patsy's updating, and Patsy's partial staging.
Sincerely,
Laura Baker
Jefferson, WI
Hi Laura - yes, you have my permission to use them.
Don't mean to keep bothering you, but wanted to be sure to say;
"Thank you!" :)