Selling Your Condo: The Do's & Don't's Every Owner Should Consider

Photo by ProArc Photography

So you decided you are ready to let go of your home and move on to better things. You hired an agent, and signed the listing agreement. Now what?

Many homeowners at this point may choose to sit back and relax, when in reality there is still much more work to be done. Your agent will bring the clients, advise you on how to price your condo, but securing top offer for your beloved pad will still take much more physical and even emotional preparation.

So let's go over some of the things to be done, and more importantly WHY it is that you, the seller, need to consider it, and HOW to go about it.

STEP 1. When selling your condo, co-op, townhouse or what have you, you must completely cut all emotional ties with your home. Yes, we see you holding on to your favorite, perfectly aged armchair and proudly displaying personal memorabilia from that trip to Ghana - LET IT GO. This is the first and one of the most important steps, and for many it's easier said than done, since so much work was put into your home and so many memories were made there.

Photo by Kenneth Wyner Photography

WHY - What sells your condo is the view, number of bedrooms/baths, square footage, etc. But even though the 2,500 sq. foot open floor plan maybe one of the selling points of your condo, believe it or not, not many buyers will see past all of YOUR decor, pictures, and personal items. While de-cluttering and de-personalizing will not do much for the appraisal, it will certainly change responses from "I wonder who lives here" to "I can see myself living here." By giving the buyers an almost clean slate to work with, you will substantially increase your chances of getting offers, not just host empty showings.

HOW - Here's a list to get you started.

• Remove all of those little pictures, figurines, dolls and China from the night stands and living room shelves.
• Hide the Kleenex boxes and put everyday household items out on the bathroom and kitchen counters out of sight - this will make even the not-so-updated baths look much more pleasing to the eye
• Tidy up your rooms, and especially your closet! No one wants to see clothes out, shoes scattered and beds not made.
• If necessary rent out storage space to leave unnecessary furniture pieces, clothes, souvenirs, etc., and reveal that precious square footage - buyers love open space to work with, especially those gorgeous walk-in closets.
• Get a plant or two, but don't overdo it. Your foyer or living room should not look like a botanical garden, or worse, a jungle.
• Repaint if necessary. This may cost you $30-70, but the buyers will be much more responsive to neutral/pastel colors. When in doubt, stay away from wall paper!

STEP 2. Now that you prepped your property (and yourself), you are ready to showcase it. ONLY NOW is it time for the awaited photo shoot. But don't trust your or the listing agent's iPhone or personal camera to get the job done. Taking photos, contrary to popular belief, is not a simple matter. When used improperly, cameras have a way of making your home seem deceivingly crowded and small... so take your time on this matter.

Photo by ProArc Photography

WHY - Photos most often create the first window for buyers to see your property. Similarly to meeting new people, creating a positive first impression on a potential buyer is a crucial step to getting a solid lead, and maybe even an offer. In essence, photos will help attract buyers to your home, so that you or your agent have a chance to show in detail everything that the camera fails to capture.

HOW - A simple way out is to ask your listing agent to hire a professional photographer. Don't try to find one yourself, because you can easily get overcharged and/or become a recipient of crummy photos. Agents/brokers work with photographers all the time and usually have a list of several contacts they prefer based on their experience and work cost.

Should you or your listing agent take on this matter yourselves, you will need a professional grade DSLR camera, a wide angle lens with focal length between 16-24mm to give you the greatest spacial coverage, and a tripod to prevent blurry shots and avoid photographing yourself in the bathroom mirrors. Utilize all available interior lighting, add a lamp if necessary to stage the unit, but STAY AWAY from back lights - they are notorious for making photos look too washed out and "fake." Learn about Fusion Photography, especially if your condo has a view - this will help you accurately showcase the interior without losing the gorgeous view from those floor-to-ceiling windows.

If you have an empty or recently remodeled condo, find an interior designer to stage it. You can always sell the furniture and art pieces once the property sells, and the showings will be much more appealing.


STEP 3. Sprucing up your condo to keep up with the times goes a long way when showing to buyers, but updating its inner workings is just as important toward getting a solid, serious offer. This is why you should go beyond repainting walls and moving furniture, to see what needs to be fixed, whether it's built-in cabinet doors, electric switches, plumbing etc.

WHY - As with any purchase, the buyer will always want to make sure that what is being bought will not break down in the next few months. This is even more relevant for real estate, being a long-term purchase.
Unless you are marketing your condo as a "fixer-upper," tackle any serious issues before they get in the way of an offer or discourage prospective buyers.

HOW - This list may expand and vary from one condo to another, but will be fine to get you started.

• Make a list of known needed repairs, especially ones that will make an impression (i.e. broken light switches and outlets) - tackle simple repairs like patching up holes and cracks in the walls yourself, leave electric/plumbing work to professionals.
• Clean and then clean again. Old carpets are notorious for releasing stubborn odors, which will hinder any showing. If you wish to keep those rugs, it will make sense to hire a company to clean them. A word to the wise - nothing appeals more like a hardwood floor.
• Ask your listing agent about hiring an inspector to find any other underlying issues.

In summary, always try to put yourself in the buyers' shoes. This will help you build an objective mindset needed to prepare your property for sale, and ensure you get the best offer for your cherished abode.