2 Hounds Design + Home Staging

The Science & Art of Interior Lighting

2008-09-14T11:57:00.000-07:00

Everyone is aware when they walk in to a room with the perfect lighting scheme. A room with a well planned out lighting scheme just feels right; it feels welcoming, relaxing and yes even sophisticated.

How do you feel in your home? Do you walk in to your rooms and feel as though you've just entered an operating theatre or a movie theatre during the previews? Are your pets and small children afraid of what could be lurking in the dark corners of your rooms?

Getting the right balance of lighting is an art...but it is an art with it's foundation firmly rooted in science.

Lighting Formula = Layers of Light = Artful Lighting

The different types of lighting, and I'm not talking about floor and table lamps, chandeliers etc, have specific purposes and can be artfully layered to create the perfectly lit room for all your lighting requirements.

The Science of Lighting

Layers of Light

The 5 Basic Types of Lighting:

Ambient - this is your general purpose lighting

Indirect - which comes from 1 or more fixtures also known as luminaries. Light from these sources bounce the light off the ceiling and walls. Indirect can be used as the ambient lighting for a room. Uplighting which can come from scones for example is a form of ambient where the light uses the ceiling to bounce the light back down on to the room...et voila! You now have indirect lighting.

Task - provides a focused light designed for specific tasks you preform such as fixing meals or reading a book. The task lighting would be a layer of light in the room over and above the ambient lighting source.

Wall Washing - provides even lighting around the perimeter of a room and can come from the floor up the wall or from the ceiling down. Placement is important so avoid lighting over or under a window, mirrors or framed photography or you will create reflections which can be harsh and distracting. If you have an accent wall in your room with a darker paint colour you will no doubt have to add additional lighting to wash the walls due to the darker colour absorbing more of the light.

Accent- is placed specifically to highlight an object. Make sure you avoid the light from straying beyond the object and avoid over use of accent lighting or you will overwhelm the room and occupants with visual stimulus and potentially move the lighting in to the realm of operating theatre.

What architects, interior designers, decorators and lighting specialists know in order to calculate the perfect amount of lighting for a room:

The Lighting Formulas

General Formula

Room Length X Room Width X 1.5 = Required Wattage to Light a Room

An example:
10 x 15 foot bedroom x 1.5 will require 225 watts.
Therefore if you only have 1 overhead light with 2 60 watt bulbs the lighting in the room will be deficient by 105 watts.

2. Task Lighting Formula

task area length X task area width X 2.5 = Required Wattage for Task Lighting

The concentrated lighting provided by the formula results in the amount of wattage for getting the job done.

The Art of Lighting - Professional Required

With required wattage in hand the left half of the brain takes over and the art of lighting reveals the intricacy's of layered lighting. The artist understands the interplay of light and colour and can visualize the layers of lighting required in a room to achieve the perfect balance.

In a follow up blog we will discuss the art of lighting and layering in detail.

Please feel free to digg this post to spread enLIGHTenment!

http://www.2-hounds.com/about.php

Who's Brand is Your Stager Selling?

2008-04-11T09:33:00.000-07:00

As Home Stagers we are selling a 'brand'...and I don't mean our staging business. Our business will florish if we are good at what we do.

My concern is for my clients (the seller).

As a decorator who stages, the clients property is the brand I am selling.

'The one essential truth that shines through every (marketing) strategy is that for a product or service to be successful it must start with a good or pleasant experience at the first customer touch point. That experience can be with the actual product or service, or it can be a great experience with the marketing initiatives themselves. The experiences can be external, or something can be designed to trigger a positive internal experience. Either way, it's the initial interaction/experience with a brand that helps the customers begin to define it as they see it and to bond with it or not.' - Erik Hauser

This is why we recommend staging as much if not the whole property rather than just a few rooms (now I know most budgets don't allow this...but I'm hoping this post will provide some insight to help understand the need.

A bonus to the great experience we provide:

'Why is it a surprise that a good or pleasant interaction, all by itself, gets people talking? We've always known that if we have a good experience with anything we tell our circle of friends and family. It comes from our basic human desire to share. We want those close to us to have the same great experiences that we've had, and we want to talk about them.' - Erik Hauser

Deliver a great experience and people will talk...deliver a bad experience and people will talk even more. Remember, WOM works both ways!

My final words: the sale of Real Estate begins and ends with experience; what experience is your client's brand creating?

Dane Caldwell - Lead Design Consultant of Toronto's Boutique Staging Firm 2 Hounds Design
http://www.2-hounds.com/
416-418-5919

Painting a Stippled or Popcorn Ceiling

2008-01-15T10:15:00.001-08:00

We all detest them but many of us have them. The stippled ceiling. The recommendation is to remove the stippling to get the clean look of a drywalled ceiling but often times this just isn't an option. Time constraints or the possibility of opening a whole new can of worms...builders not priming before applying the offending stipple being the two most often quoted reason for not eradicating stipple from a home.

If you want to freshen the ceiling with a coat of paint there are one or two steps you must follow first.

With a spray bottle, wet an area of ceiling. If the stipple absorbs the water (it will become soft to the touch) you will know the stipple was not primed. In that case, proceed to step number 2. If the water does not get absorbed but remains on the surface of the stipple you've gotten the go ahead to skip step two and go straight to paint the ceiling.
If you've determined the stipple is absorbing the water you must prime the ceiling with an oil based primer before painting.
When priming and painting the ceiling make sure to use a high nap roller specifically for stippled ceilings and paint in (at least) 2 directions perpendicular to each other in order to cover all surfaces of the stipple.
When you calculate the amount of primer/paint you need...double it. There is a lot of surface to your stippled ceiling!

Happy Painting!

Dane Caldwell is the Lead Consultant with Toronto's 2 Hounds Design + Home Staging.

2 Hounds Design recommends green products to clients undergoing extensive home renovations, simple updates or interior decorating and design projects.

2 Hounds Design - the idea resource

Color (Colour) Theory 101, Some Basics on TAUPE and Paint Selections

2008-01-04T11:13:00.000-08:00

As I visit open houses which have been staged I see mistakes with paint color selections 99% of the time.

Errors can be made for a variety of reasons. Some examples would be lighting, direction of natural light entering the room, the colors present in the room (flooring, cabinets) but the most frequent mistake I see is due to no formal training in color theory. More on this later!

First the primary colors...I'm about to blow your mind here!

Yellow, Magenta and Cyan: are a more accurate reflection of the artists color wheel than the 'red, yellow, blue' we where all taught in primary school.

Taupe and brown are in the same 'hue' or family of color.

Take a look at the color wheel...notice true 'taupe' and 'brown' are NOT on it. They are part of the neutral hue or family; from the centre of the wheel.

White, black, grey, brown and tan are not colors on the color wheel but are made up of varying percentages of the primary colors.

Definition of HUE: color (in color 101!)
Taupe and Brown are a combination of the 3 primary colors
Contrary to popular belief, the primaries combined in equal parts do not make black but a neutral brownish/black color. Neutral being a key word here.

Taupe does not show grey but red, orange, green hues as undertones. Taupe has more tint than a brown.

a tint means: the value of colour is lighter (English please? White has been added)
a shade means: the value of the color is darker ( English please? Black has been added)
a tone means: the value of the color is mid-range between tint and shade (plain English: Gray has been added)

A friend of mine in the States was recently told by a stager she hired not to use taupe's on the walls as they usually show grey.

As you can see from the brief lesson above, my friend's stager was wrong. Not surprising, turns out she has no training in theory only practical in staging.

What follows is some tips on adjusting an undertone you were not expecting!

What to do if your taupe shows:

'pink'. 'peach' or 'red' (your' and my eyes see the undertones slightly differently)? Add GREEN to neutralize the red or red/yellow undertone coming through.
'green' add: red!
'grey' add: personal choice - Decide where on the color wheel you'd like it to go and adjust with the appropriate primary colors.

If you are wondering what the variations would be my suggestion is to break out the paints (primary only) and experiment. BTW, this is the best advise you'll ever get. By experimenting you will be learning much more than you'll ever learn from reading.

Paint selection can be daunting so a professional should be consulted to avoid the feeling of something not being right with the color and having no understanding of what the problem is or how to fix it.

Dane Caldwell is the Lead Consultant with Toronto's 2 Hounds Design + Home Staging and is a professional Decorator with a background in Design and Styling.

2 Hounds Design - the idea resource

http://www.2-hounds.com/
(416)418-5919 GTA

(905)240-6565 Durham Region

No Portfolio? Building your professional portfolio one room at a time

2007-10-05T06:41:00.000-07:00

Judy Kincaid recently wrote a great post on her blog: No more Ms. Nice Gal...the kid gloves are coming off!

Tina Parker had a great suggestion in her comment on Judy's blog. Tina suggested blogs on how to get started as a stager when you have nothing.

So I thought I'd get the ball rolling with this blog.

As a new stager you have to understand the service you are selling is purely subjective. You are selling your talent. Always keep this in mind and when you are making decisions on how to promote yourself ask the question; 'is this a true representation of my work & talent'.

Potential clients will contact you based on the work you display on your website and in your portfolio. They do not ASK if it is your work...why? Because you are showing them your portfolio...why would you misrepresent yourself (lie) to them.

To start your career by misrepresenting yourself...well think how you would feel if someone misrepresented themselves to you when you were paying them good money at a stressful time in your life.

As a new stager as at any point in our career: DON'T TAKE ADVANTAGE OF CLIENT'S TRUST OR NAIVETY.

So you have nothing to put in your portfolio but the photos taken from your training? Should you use them for your portfolio? The answer is that depends. Ask yourself the question: 'are they a true representation of your work & talent'? For the most part, likely not.

Did you select the furnishings, accessories, paint colors etc?
Did you make the decisions as to where to place the decor?

If you can not say yes to BOTH of these points, then do not use them in your portfolio.

On the subject of 'supplied' portfolios; ask yourself some simple questions.

Would any University send it's Literature or Art graduates out in to the world with 'supplied' portfolios?
Would a College send a Machinist out to the work force with examples of projects done collaboratively as a class?
Does a writer send a copy of a manuscript written by someone else to publishers - as an example of what their style of writing is?
Is a training company and it's instructors who tell you to use their 'supplied' photos trying to help you or help themselves? Are they conducting themselves as an institute of higher learning would?

But you want to get started in promoting yourself you say! Your eager! You want to work! Then get to work on your portfolio! There is no excuse not to take the time to create a portfolio and even less of an excuse to use photos that are not your own.

Nor is it an excuse to say that it will take too long and you'll be disheartened or your 'belief begins to wane, and frustration sets in'. This is a professional business and we are adults. If you can't financially or emotionally deal with taking the time to create a professional portfolio you are in the wrong industry. Do you know what you will be doing once you have a portfolio up and available? WAITING, GETTING DISCOURAGED, SECOND GUESSING YOURSELF....

Merchandising, property presentation, staging, no matter what you call it, is a business and it is not going to happen immediately for the vast majority. Just like the ads on TV and in magazines for weight loss programmes with amazing results, when you see comments about a stager who was successful instantly, there should be fine print saying * not typical results!

This is a tough business to be in. You will be up against adversity throughout your career. It is tough getting work when you are starting out, it is tough work...how many told you that?! (BTW, by creating your own portfolio you will learn some extremely useful skills and lessons...more on that later). There is nothing easy about being a Professional Stager. If you think you've found an easy get-rich-quick job think again. Nothing in life is that easy; remember if it seems to good to be true it is? Applies aptly to staging.

So yes, it is tough and you have to be tough and persistent. We have all had times of frustration, disappointment and thoughts of walking away. Those of us who are still here are survivors and deserve to be successful. If you have to make excuses for taking shortcuts...think again, because honey, you'll be exposed either by your own work, a former client, or local stagers trying to prevent 'short-cutters' from destroying consummer's trust in Stagers and Staging in general.

So how to get that all important portfolio:

get at least 3 before and afters as well as some detail (close up) shots
3 most important rooms: kitchen, master bedroom, main bathroom - then add from there
stage rooms in your own house (this is what most new stagers do)
tell everyone you know about your new career...you'll be surprised how many offer their home to you
those that you tell about your new career...will tell others...so you've helped get the word out about yourself as a stager (that's called 2 birds with one stone) you are now steps ahead of your classmates!
clear a room out to get a 'vacant' before and after then filter out the decor to stage if for sale
practice taking pictures - AR has tons of advice on how to get great Real Estate photographs
carry your camera with you...you never know when you can 'work your magic'...think Home Depot and their kitchen displays...add some decor and voila! great detail shot...and you styled it yourself

Myself, I staged for friends and family as well as a room of my own in order to build my portfolio. Where they moving? No, but they were excited to see the changes I made and extremely happy to have been a part of my success. For this I can't thank them enough.

By creating your own portfolio you will garner so much useful information about yourself, staging and yourself staging! Trust me, without doing this you will be so completely lost, and by doing it...so completely ahead of your classmates who use the 'suplied' portfolio.

Here is a partial list of what I discovered about my work by building my portfolio:

I'm a very quick shopper so I quote 1 hour per room (all bathrooms together are counted as 1 room for myself)
To stage to the level I feel is required: a room in a starter home requires $300 per room in additional decor.
I am extremely slow at ironing (much faster with a steamer)
I realized just how much ironing/steaming is required...wow!
I realized I need to learn how to install different types of wall plugs
I learned just how important of a roll lighting plays in my before and after photos...I'm still working on this!
I discovered my camera was not sufficient for my work
I learned how long it takes to stage a room, multiple rooms and a whole house ON MY OWN - way too long, I'll be hiring an assistant for my vacants now that I can afford to.
I learned how long it takes to walk through a house for consultations (then add 1 hour if the homeowners are home...they ask lots of questions)

Take a look at the most successful stagers here on Active Rain. What will you find? An enormous amount of talent, advice, support, hand slapping when required (always done with grace and caring by these stagers) and individuality. The only way any one of us can hope to get to that position is to show OUR talent, provide great advice, support and of course individuality.

So get excited at the opportunities provided by creating your portfolio and know that you are on your way to earning the respect of every stager on AR, your potential clients and your own self-respect...you'll be glad you did!

P.S. I know you can do it! So get as excited as I am and show us what YOU can do!!

Hardware - A Little Bling Never Hurt!

2007-09-12T10:30:00.000-07:00

If you want your house to stand out among the hundreds for sale, or just want to upscale the image of your house, look at the hardware you currently have.

Hardware includes:

door knobs

cabinet/drawer pulls and knobs

door bumpers

levers

faucets

hinges

push/kick plates

hooks

switch plates

Determine the finish (e.g. bronze, chrome, brass, iron, stainless, nickle...) that best complements the house/condo. Ideally you want the finish to be consistent throughout, although some different finishes can complement each other if not overdone.

Old pieces can be restored or purchased at architectural salvage shops, or new hardware can be purchased, the point is to make them an upgrade from the norm.

Traditional, transitional, contemporary, modern...select a style and add that bling!

Dane Caldwell, Toronto Decorator and Home Stager, specializes in Renovations and staging for Toronto Vacants preparing for resale.

2 Hounds Design + Home Staging's FEATURE HOME

2007-09-12T09:46:00.000-07:00

During the summer we were extremely busy staging...and we thought this would be a slow summer, boy were we wrong!

Our feature home which sold in August...enjoy!

If You Ignore What Buyers Want You'll Be The Only One To Lose Out

2007-06-27T10:46:00.000-07:00

Real estate prices are determined by the buyers and Realtors analyze their local markets to determine pricing for listings unfortunately many sellers are deciding their properties value 'bedamned' what the market and their Realtor is telling them.

The percentage of double income households hovers around 60% and personal savings rates are at record lows. As well single women are buying real estate at record numbers. There is a direct correlation between these numbers and residential real estate purchases which is being ignored by the majority of home-sellers and not stressed anywhere near enough by many listing Realtors.

See where this is going?

I'm not talking about the affect these numbers have on price. I'm talking about what buyers expect for the price.

We hear it all the time now, buyers want a property that is in 'move-in-condition'. Well no wonder! The majority of households have no time to update their residential purchases. This is a huge determining factor in the product buyers are looking for when they purchase real estate.

Yes, product. When you sell your property, it is a product. Buyers have a wish-list and savvy sellers, who realize the change in market demands and hire home stagers to prepare their property for market, will profit.

Buyers will pay a premium if the work is done for them.

If a seller doesn't prepare their property (product) for the market, the market will punish them. When not prepared, listings look tired and dismal when compared to competing 'prepped' listings. Punishment for not being market savvy: long listings, price reductions and tons of stress and frustration for everyone.

Statistics and market analysis is done for a reason. In real estate sales home stagers specialize in educating and meeting market demands. If you are going to be selling any time soon you will serve your interests best by consulting a market specialist, a professional home stager first off.

Thinking of selling soon? Here's the process in today's market:

Consult with home stager who specializes in your market

Accomplish tasks set out by home stager

Select your Realtor

List

Sell fast and for the best price in your market

Refer you home stager to help friends and family to help them take advantage of todays real estate market!

Dane Caldwell is the Lead Design Consultant for Toronto's 2 Hounds Design + Home Staging. 2 Hounds specializes in vacant downtown Toronto houses, condos, lofts and towns.

In Toronto Dane can be reached directly at 416-418-5919 and in the Durham Region at 905-240-6565.

www.2-hounds.com
www.gtastaging.com
www.2-hounds.blogspot.com

Yes, the house is staged. Don't hold it against the seller, thank them!

2007-06-24T17:10:00.000-07:00

As a stager, I occasionally hear people will avoid a staged house when buying, because they feel the 'wow' factor of a staged home is to keep them from looking at the condition of the house.

This is absolutely not true. While there will always be some who's intent is questionable, these individuals are few and far between.

Staging a home is to showcase the features of the house not to distract one from poor quality or workmanship of the house. Often people living in a home forget about or lose the features of their homes through everyday living. Too much furniture, too many photos, kids toys, collectibles all become distracting to buyers. My goal as a stager is to unearth the lost features; a home's archaeologist you could say!

How many of you:

currently have your T.V as the feature of your family-room, with all the furniture facing it rather than the fireplace or view out a window?

place a couch or love-seat directly in front of the fireplace?

bought your current house because of a feature you've forgotten about through day-to-day living?

painted every room in your favorite colours: teal, raspberry, peach etc?

not painted since the seventies or eighties?

You love the colours, but unless the colours are up to date and 'on trend', likely no one else will.

If only 1 out of 100 potential buyers likes your colour scheme, why list without painting to appeal to the maximum number of buyers? Who knows, that 1 potential buyer who would like your colours may not even be in the market for a house.

We all want the best odds of selling fast and getting asking.

Without preparing a house to sell, it is guaranteed, buyers will be complaining about the work to complete before they can move in.

You don't want potential buyers starting a list of negatives. If they do, forget about an offer, or lower your expectations because the offer will take into consideration the cost to have a professional make repairs/repaint.

So when a stager goes to a house to stage it and has it repaired, painted, faucets updated, extraneous furniture removed, opens all the curtains, adds paintings and accent pieces that complement and create a nice flow...are we trying to dazzle you into not seeing potential issues in the house?

No! In fact, we are making it easier for you to notice them if they exist, or repairing them so they are no longer an issue. Staged houses should be bright, airy, spacious and welcoming and repairs should be complete. Stagers are making it ready for you to move right in and get on with your life!

You spend more time in our staged houses then if they weren't staged.
Can we help it if buyers are so in love with the house they don't rush through quickly complaining about how dark and small it is and how they could never live there?

If you are a home seller and agree call a stager. They will get the work done quickly, professionally, and it will cost much less then a price reduction.

If you are a buyer don't avoid a staged house for fear you might love it; go see it because you're sure to love it!

Home stagers are here to take the stress out of selling and buying a house.

Essential Oils Just Make Good Scents!

2007-06-21T11:59:00.000-07:00

One of the last things I do when staging a home is walk around with my essential oils. If I have my faux lemon or limes out, they get a little splash as well, but you have to be careful...just one drop.

I fill the all the sinks with hot water and add some of the essential oils, my favorites are orange blossom with pink grapefruit. I'll let it sit for a minute or two then just pull the plugs, for the next couple of days, walking past the sink is HEAVEN! If the house is vacant, I'm sure it would last twice as long.

Using the essential oils leaves a very light fresh scent that lingers much better than anything room freshener I've spritzed around.

I always recommend my clients use water, white vinegar and a fresh scented essential oil for washing the floors. Again, when this is done, the floors are streak free, need no rinsing and the house smells amazing.

I'm toying with dropping some in paint...I'll let you know how it goes! (It better work, or I've wasted a gallon of Farrow & Ball!).

2007-06-18T16:32:00.000-07:00

Just a quick post before I forget. I came across this information that I think many may find useful.

It turns out the Desperate Housewives sets are painted with Benjamen Moore paints. Below is a list, by house, of the colours used. Enjoy!

The Paint Colors of Wisteria Lane...

Bree
Hathaway Peach HC-53
Butter Pecan OC-89
Arizona Tan 2162-50
Wythe Blue HC-143
Wickham Gray HC-171
Durango Dust 2165-60

Edie
Northampton Putty HC-89
Shaker Beige HC-45
Mauve Blush 2115-40
Cherry Malt 2104-50
Whisper Violet 2070-70
Touch of Pink 2008-70

Lynette
November Skies 2128-50
Strawberry Yogurt 2104-70
Rose Silk 2104-60
Cherry Malt 2104-50
Melted Ice Cream 2095-70
Beacon Gray 2128-60

Susan
Pink Pearl 2005-60
Hollingsworth Green HC-141
Sweet Salmon 2167-60
Crisp Straw 2157-50
Whisper Violet 2070-70
Provence Creme 2021-60

Gabrielle
Beeswax 2157-40
Acorn Yellow 2161-40
Dark Beige 2165-40
Summer Peach 2167-70
Soft Pumpkin 2166-40
Annapolis Gray RME-70

Architectural Elements - Simple Upgrades To Increase The Value Of Your Home

2007-06-10T13:15:00.000-07:00

When considering listing your house to sell walk around and look at what architectural features it already has. Architectural elements we are interested in here are:

crown molding
baseboard
wainscoting
chair rails
balusters
handrail
window and door casing
doors (yes, look at the statement your doors make!)
fireplace/mantel
windows
radiators
built-in-furniture

List off what you do and don't have. By adding some of the elements to your home you will not only increase the value with very little investment, but the perceived value as well. Your house will stand out in the crowd as being a lifestyle 'step up' from the competition. Who doesn't want that?

Keep in mind any elements you have must complement the style of your house, and must be complementary to each other as well in size and style.

By increasing the size of your baseboard and adding crown molding your house will feel transformed. It is amazing what feelings architectural elements can invoke. Be sure to fill all nail holes and sand then, if required, prime before painting the new moldings with a semi-gloss to make the rooms pop.

If you have exposed radiant heat radiators, making your rooms look incomplete, purchase pre-made or custom covers, or if you are handy with wood, make them yourself. Not only will the room look finished with the radiators covered, but any children in the house will not be exposed to potential burns, and you've created a nice place for vignettes to draw buyers into and through the house. Place a reading lamp and cozy chair by the covered radiator, with a book open and face down on the new cover. An ottoman in front of the chair will add to the inviting vignette, beckoning buyers to sit and look upon the beautiful room.

Balusters can be painted or switched out with wrought-iron ones to update the look of stairs. As well, painting the handrail in a black complements the balusters when painted the color of trim.

Any number of changes to the list above will allow your house to show well.The whole point is to draw buyers into the home by creating a welcoming feeling as well as open and airiness and of course, the sense that if they buy your house, they would be stepping up in lifestyle.

Architectural details are extremely important particularly in this time of slap happy builders who care very little for quality. Architectural details say quality to buyers, that's why you see them in furnished (staged) model homes!

One word of caution, however. If you can't get the job done right, don't do it. There is nothing worse than a shoddy job!

Dane Caldwell is the Lead Design Consultant of Toronto, GTA and Durham Regions 2 Hounds Design + Home Staging. To contact Dane go to http://www.2-hounds.com/ to discuss unleashing the hidden potential of your house before you sell it, or simply to increase your enjoyment of it.

When and How To Hire A Stager - TheTruth They Don't Want You To Know

2007-06-09T20:01:00.000-07:00

Like service providers in every other profession, not all stagers are created equal.

If your Realtor does suggest a stager, insist on seeing their portfolio. Talk to the stager to ensure they did the work in their portfolio alone.

Many people are jumping in to the staging industry after taking a 3 day training course and 'share'the staging of a house as part of their staging training. The work is then provided to them for their portfolio and website, however if they were lucky, they got to place a towel or facecloth.
These classes are filled with up to 40 students. The students did not source any of the furniture or accessories, and for the most part have no design experience beyond the staging course.

If they tell you they are Certified, I am telling you: they are NOT. The home staging industry is not regulated. Terms like Certified and Accredited are simply marketing tools to convince you, the consumer, that they must be qualified to do the job. Not an honest practice!

Insist on a stager with experience. If you want a particular stager, tell your agent. Like a home inspector or lawyer, you don't have to use the one your Realtor refers.

Never drop your price without consulting a professional stager. Realtors set your price for the market, but have no control over buyers. Unfortunately, your Realtor will be reluctant to suggest you hire a stager as you may feel they are not doing their job of selling your house.

This is where 2 Hounds Design + Home Staging comes in to the picture. We are experts in feeding the dreams and desires of potential buyers. If you bring us in, your agent will likely cover a good portion of the cost. Just don't make the mistake of waiting for them to suggest a stager.

2 Hounds Design + Home Staging can be reached at 905-240-6565. For an honest evaluation of your home, call and have us come out to your home.

Don't drop your price, have a stager prepare your home...perhaps you'll end up getting close to your original asking price. It does happen. Often.

Dane Caldwell is the Lead Design Consultant of Toronto and GTA's 2 Hounds Design + Home Staging.
www.2-hounds.com

"I won't be the person who sells your house, but I will be the reason it sells". - Dane Caldwell, Toronto/GTA & Durham Region Home Staging Specialist

The Three Design Principles...Guidlines for Decorating - Rules for Staging

2007-06-09T19:45:00.000-07:00

The Three Design Principles...Guidlines for Decorating - Rules for Staging

The three design principles are extremely important to staging, but when decorating you can take more liberty with them.

The three principles are:

Simplicity: As Coco Channel said, less is more. Limit the amount of furniture and accessories you have in a room. Too much and the room becomes 'noisey'. When selling a house, you want buyers to feel relaxed, calm, comfortable, not overwhelmed or 'edgy'. No one takes their time in an overwhelming room. The only thought going through buyers' minds is to get out and move on to the next showing. As a seller, you don't want this to be your house's lasting impression!

remove all family photos, artwork and magnets from the fridge, clear all countertops, tables of clutter and minimize what is in you closets, bookshelves and cabinets.

Proportion: If you have small rooms, make sure they do not have too many big pieces of furniture. While you can have large pieces in small rooms, you can not fill the room with too much. 99% of houses for sale have far too much furniture in them to show well. The last thing you want is to have large scale furniture in a small room or a large room with small scale furniture. When proportion is off it is extremely difficult to imagine the possibilities of a room.

Reorganize furniture to ensure furniture is proportionate to each room.

Take out the extra leaves from the dining room table if it is a smaller room.

Make sure any artwork is proportionate to the room, it's surrounding pieces

Don't fill a side table with overwhelmingly large accents.

Make sure your baseboard and crown moldings are proportional to each other and the room.

Suitability: When selling you want the furnishings to complement the architectural details of the house. If your home is traditional in it's architectural details, don't fight it. You want the furniture to complement the rooms. While it is nice to see a mix of contemporary with traditional, it is awkward to be in a traditional room with wood paneling, ornate fireplace mantles, herringbone wood flooring and a chandelier furnished with ultra modern furniture. While you may like the conflict this creates, buyers won't.

With these 3 principles in mind, and in your new home, you can use them as guidelines, not hard and fast rules. Until your current house is sold though...follow these rules to ensure you leave the 'I could live here' lasting impression and not the 'not in this lifetime' sentiment!

Dane Caldwell is the Lead Design Consultant with Toronto, GTA and Durhams Region's 2 Hounds Design + Home Staging. http://www.2-hounds.com/