Should I Change My Carpet and Paint?

Well this is controversial! One side says let the buyer choose. The other side says it is too distracting to see old, colored and/or faded carpet with stains. It makes the house look old.

It is true that if a house is Staged without clutter and junk, it helps the buyer determine what really needs to be done and does not look as overwhelming. But, it still leaves the problem that most buyers have little money to fool with upgrading a house after they have made a down payment and moved.

If you choose to replace the carpet, choose medium grade beige or tan carpet. Avoid too dark and too light. Dalton, Georgia is a great place to shop. There are also some places on the access road heading north on 85 near Spaghetti Junction.

Remember that if you change the height of the carpet you may have to shim the doors and then we are just starting another rat’s nest.

If you choose not to carpet or paint, you could offer a decorating allowance. Most lenders will allow cash contribution from the seller in a transaction of 3% of the sales price. However, do not state how much you are willing to give the buyer. Instead place a sign at the place of objection on the wall stating

Decorating Allowance Available

You may find yourself able to paint a few rooms at a time with neutral colors. Do not use white.

At least you should use Mr. Clean’s Magic Sponge to wipe down your trim. Be careful on walls, it peels paint, but is magic!

A quick coat of a neutral tan can also help, even if you don't paint the trim.

Objections can be overcome by thinking out of the box for a solution. Most can be overcome by addressing the issue by adding a card to the wall where the objection is that states

______________ allowance is available.

Do not add the amount of the allowance. This will be negotiated inside your offer if the buyer adds it to the offer. You can also address concerns by doing a letter to the buyer that you add to your marketing table.

For instance, let's say your home backs to a busy road, but you have a privacy fence. In your letter, state that you enjoyed the privacy of not having someone with a two story home being able to look into your backyard.

Have you thought of using a Nanny Cam to get feedback?

As you have seen on HGTV, many homeowners are curious about feedback from agents and buyers. They wonder if the agents are giving them “the real scoop” and if the agents even know what the buyers are thinking.

How Long Should I Expect Buyers to Stay In My Home?

Most buyers only stay in a home about 5 minutes. In this case they may come back for a second view if the home meets their criteria.

On a second or more serious view, buyers will stay up to 2 hours. It is best if you can leave them alone. They may sit outside on the deck, sit in your family room or kitchen and may even sit in your formal living room. Buyers need to make the connection with your home. The connection is important in getting your price so be patient with the invasion of your privacy.