Report Detail
Date: October 19, 2008
Property: Volke
Referral source:Steve Laevastu | Windermere-Oaktree
Email: sold@windermere.com
CONSULTATION REPORT
The first impression from the curb is that the property appears to be one of the nicest properties in the neighborhood and very well maintained. The interior however, gives the impression that an older person lives there and while always taken care of as a prized property, it now perhaps has become a burden. Changing this perception is crucial for negotiating a suitable deal in a market that has been slowing down.
Some simple cosmetic changes will greatly increase your chances of a higher initial offer and improve your bargaining position in the sale negotiations.. With more families having two working parents, the idea of purchasing a home and then updating it themselves is no longer as desirable for the family already short on time, savings, and facing a stressful move. Seattle home buyers have shown that they are more willing to pay slightly more for a home that is move-in ready if it is perceived that further renovations can be done gradually rather than immediately.
CLEARLY DEFINE THE DINING ROOM
Add Table
With no table to clearly define the use of the space and the lack of a hanging chandelier of any kind, it appears as though this house has no dining area to host a dinner party or a more formal holiday. The wall-mounted storage/shelving unit makes the room appear as a home office. A greater percentage of buyers will want to use this room for entertaining guests since it is adjacent to the living room and prefer a table to set up a buffet, etc.
Add Chandelier
A hanging light fixture would give the space a much more upscale feeling, provide a focal point when entering the living room area, and make the house feel more like the other houses in the neighborhood that this one will be competing against. This light is very similar to one featured by Pottery Barn which will be extremely appealing to the demographic that be looking at this house.
Light: Lowes In-Stock | Portfolio 6-Light Chandelier | #67496 Model#DL114 | $168.00
COSMETICALLY UPDATE KITCHEN
Update Light Over Table
The old-fashioned country-style fixture simply will not appeal to a younger buying audience. I suggest replacing it with this one that is a less expensive version of a light featured many of the Spring catalogs.
Hurricane Light:
Home Depot Hampton Bay Special Order (typically only takes 2 weeks) | 26.75 in. Hi Semi-Flush Light w/Candle Covers | Model 23028-802CL | $149.00
Coordinated Overhead Kitchen Light
Light:Home Depot Hampton Bay Classic Collection Available In-Stock | $21.00
Use Black Cabinet Pulls
These black pulls will give the kitchen more interest than the existing white but also keep it casual and coordinate nicely with the new light fixture over the table. These should line up with the existing drilled holes as they appeared to line up at the store.
Pulls: Lowes In-Stock Amerock Cabinet Pulls | SKU#101-581 | Price $3.97 each
VISUALLY WARM UP INTERIOR
Living Room/Dining Room/Hall
The interior color scheme appears very stark and is white walls like these are too often associated with rental properties and construction base grade. Painting a richer color is the quickest and most economical way to help justify a higher price point. Competitive properties in this neighborhood will also likely have finished lower levels which makes presenting this home as freshly updated is important. The paneling is making the living room appear too dated. Painting it an accent color would be more economical than removing it.
Entry/Living Room/ Dining Room | Benjamin Moore Oak Ridge 235 Eggshell
Living Room Paneling
Accent Color: Benjamin Moore Urban Legend 238 Eggshell
Main Bathroom
The wallpaper will not have a broad enough appeal – especially to those buyers who like this house for the mid-century contemporary feel. The retro laminate will gain greater acceptance with painted walls. This green will give the room a wonderful Spring-time appeal and work well with the existing flooring. The Spring catalogs are full of yellow and green. Adding yellow towels like the accent color in the tile will really do the trick.
Walls: Benjamin Moore Georgian Green HC-115 Pearl
Master Bedroom
To gain acceptance of the paneling, I suggest we go with a summer beachy feel for this room. This warm platinum sand will not overpower the paneling but instead, allow it to become a nice subtle detail.
Walls: Benjamin Moore Coastal Fog AC-1 Eggshell
These are painting contractors that we use all the time which are both quick and cost-efficient:
Pete the Painter Peter Hackinen 206-240-5187 |
The Painters J. Daniel Castillo 206-271-1695 |
Brothers Painting Dan LieuLieu 206-226-2168 |
Handyman
A handyman that could do the replacement of the lights and put the hardware on is:
Nihad D
Handyman Services
206-349-4803
ndozic@msn.com
UPDATE MASTER BEDROOM CARPET
Replace Carpet
The carpet appears to have come to the end of its’ livespan and a more neutral color would make this room more appealing. I suggest a plush-type carpet which people prefer in bedrooms.
Carpet: Great Floors In Stock (across from Safeco Field) | Style:Platinum | Color: Seashell | Price: $1.69 sq. ft. sale price (reg. $2.69 sq. ft.)
Carpet Installation
Great floors has carpet installers that they can recommend and Steve Laevastu might have some recommendations.
STAGE
It is important from a negotiating standpoint that the property not appear to be owned by an older person as it may be perceived that they may be more anxious to sell for a lower price even when that is not the case. I suggest staging the house as if someone much younger lives in the property in order to attract families that are drawn to this area for the good schools and family-friendly neighborhood.
Staging also reinforces to buyers that the owner is anticipating getting close to their asking price and will only be entertaining serious offers and therefore, buyers will feel they need to present higher initial offers. At nearly every price point, buyers need to emotionally connect with a property in order to take on a property that is perceived to need further renovations.
Please feel free to contact me with any questions.
Lisa Lucas
Interior Designer
