How to: emotionally detach before you sell

realestate.com.au

by Imogen Brown

01 OCT 2014

Some of my home staging clients understand the need to think about the most likely buyer of their property, then merchandise their property to attract that buyer.

They are happy to pack away family photos or change the craft room back into a bedroom so that prospective buyers can see themselves living in the house.

But for many, these simple actions are difficult, as they’re still emotionally tethered to their home and find it hard to unpack themselves from the property.

Emotionally detaching from your house before you list it the first step to getting it sold.

Your next property is your new home. Start to transfer your emotional connection.

If you still see your property as your home and not as a product to be packaged, you won’t see what needs to be done, or be willing to make the changes necessary.

Everything will seem harder until you realise that your house is now a property. Your next property is your home.

Separate & preserve

Selling your house can be a difficult and emotional time. My role as a home stager is to take care of the house and the owners during that time, whatever their stories.

The couple who had bought a large family house but were now selling as they couldn’t have a family.

The husband who wanted me to stage the family home to sell when his ex-wife and kids wanted to stay.

The lady on her second round of chemotherapy who couldn’t de-clutter, as she was hoarding memories for her children.

They all had problems letting go and moving on.

This lyric from musician Dave Mustaine sums it up: “Moving on is a simple thing, what it leaves behind is hard”.

I always know when my clients are struggling as they become emotional, procrastinate, get caught in the detail, go into denial or leave everything to the last minute.

These self-sabotaging actions move them further away from getting their house sold.

Moving on is a simple thing, what it leaves behind is hard.

Tips to ease your exit

If you’re about to list your house and are finding it difficult to emotionally detach, these tips will help:

• Take your time. If you don’t have to move quickly, don’t. If your agent is pushing you to list by next Friday, that’s his or her agenda not yours. Work to your own plan and only list when you and your house are ready.

• Get help from family and friends. When my Mum died my Dad asked my Aunty and sister to pack up her clothes. Some things are too painful to do alone.

• Get outside help. A home stager is a great place to start. They can provide an objective pair of eyes and practical help and advice. They will keep you on track and support you through the process.  They might tell you some ‘home truths’, but they will do it with love.

• Accept that moving on doesn’t negate the past. Take pictures of your house, rooms and special possessions. Write down your memories of the house too. Put everything in a memory box and pack it away for your next home.

• Ask yourself “What will the house sale give me or enable me to do?” Hold onto these positive images or feelings. Affirm them reguarly.

• Think and talk in chapters. This property was one chapter. There have been many, and there’ll be more. Look forward to the next chapter of your life.

I tell my clients there are 10 principles to preparing a house to sell. Learning how to let go is the first – and most critical.

Emotionally detaching from the house is number one.

Once this is done, the other principals – your objective, choosing your target audience, organising and purchasing furnishings for staging, and more, will be easier. Without letting go, they’ll be impossible.

3 investment property terms explained

realestate.com.au

by Deirdre Wroth for Citibank

21 OCT 2014

This means becoming acquainted – or reacquainted – with some potentially intimidating financial jargon.

Understanding the language lending

Here’s a straightforward explanation for three of the trickiest property investment terms.

1. Debt recycling

Debt recycling takes your home loan debt, which isn’t deductible, and converts that debt into a tax-deductible investment loan.

It’s best suited to those that have an existing mortgage, but would like to make a second investment in property or shares.

Ideally, the investment loan will help you pay off your mortgage and at the same time increase your net worth. In the meantime, you have a tax-deductible debt, which is cheaper to service than a debt with no deductions.

The investment loan may help pay off your mortgage and increase your net worth.

You’ll want to have:

• Discipline, as all of the investment earnings should go back into the property loan to ensure that the mortgage is paid off;
• Earn enough to get the most out of those tax deductions (and a stable job to ensure you can meet repayments);
• Annual visits to accountant to understand your deductions such as costs interest and depreciation; and
• Free cash flow to pay the investment debt and the home loan.

Debt recycling sound too good to be true? There are things you should consider before you take the leap:

• As you increase your property holdings you have to be in it for the long haul – a time frame of at least seven years is recommended to ride out the ups and downs of the market;
• You may increase your risk to market volatility;
• If you decide to sell your investment, you will have to pay tax on your capital gains.

Consider speaking to a financial advisor and tax accountant to see if debt recycling is right for you.

2. Debt consolidation

Debt consolidation involves merging all your debts, such as your mortgage, credit-card debts, utility bills or student loan into one monthly repayment.

While debt recycling attracts people who are investors, consolidating your debts can be a good choice for those who are struggling to pay off their loans.

This type of loan can help you secure a lower interest rate and lower your monthly payments. It’s also a loan that’s useful for paying off debts that aren’t tied to an asset.

Not a great choice for short-term debts.

Debt consolidation can cost more in the long run. If you have a short-term debt, like a personal loan, paying it off over a longer period may end up costing you more in interest than paying a debt over the shorter term.

Debt consolidation can cost more in the long run, due to the interest accrued over the life of the loan.

If you’re not great with money, this could be the wrong choice for you.

If you’re undisciplined with money in the first place, consolidation could make your problems worse. Because even if you transfer your credit card balances onto your home loan, or personal loan, there’s nothing to stop you from continuing to use your credit cards.

And if your debts are consolidated with your property loan, missing out on repayments could end with you losing your home, depending on how much equity you have in your property.

If debt consolidation is something you would consider, make sure that your debt consolidation company or credit provider is listed with the Australian Securities and Investment Commission (ASIC).

3. Debt-to-income ratio (DTI)

A debt-to-income ratio compares your property loan repayments to your income.

It’s a crucial term in the mortgage and lending industry as it shows lenders just how likely you are to repay your loan.

A healthy DTI ratio reassures lenders that you’re going to repay the loan.

Lenders study two types of DTI ratios when you apply for a mortgage:

1. The front-end ratio (or housing ratio)

This is the percentage of your income that goes towards your housing expenses, including your mortgage payments and homeowner’s insurance.

2. The back-end ratio

This is the percentage of your income that’s necessary to pay off your housing ratio (above) as well as your monthly debts, like credit card bills and student loans.

Be aware: If your DTI ratio is too high it may be hard to get financing.

So now we’ve unpacked three of the trickiest home loan terms, you should feel confident talking the language of lending: Debt consolidation, debt recycling and DTI.

14 Rules for House-Flipping Success

by Jason Van Steenwyk on May 2, 2014

realestate.com

1. Don’t let anyone tell you that flipping properties is either illegal or unethical. It is neither. Flippers simply provide a ready market to help motivated sellers solve problems of their own, and then take care of neglected maintenance and make improvements to the housing stock, making homes (and neighborhoods) more valuable after the flip than before. They then capture some of this value as profit. That’s it.

2. Make your money when you buy, not when you sell. The engine that drives your profit potential is the discount from the fair market value that you can get. You can get this discount by being willing and able to close quickly on a house where a motivated seller needs fast cash or the ability to relocate. You might not be a seller’s “Mr. Right.” But there’s a lot to be said for being a seller’s “Mr. Right Now.”

3. Buy at a discount to the intrinsic value of the investment.

4. Be picky. Especially with your first deals. Get a good pitch to hit. Or, as Warren Buffett puts it – stay within your own “circle of competence.”

5. Keep it simple. Most big renovations are net money losers, on average. Don’t count on them for your profits, unless you need to renovate in order to make the property livable or to bring it up to the minimum standards of the neighborhood. But make sure you factor in your renovation costs when you make the offer to the seller.

6. Remember that house flipping is essentially a market-neutral strategy. That means you aren’t relying on a continuing bull market in real estate to make your money. Flipping, if well-executed, can be profitable in up, down or sideways markets. That’s because motivated sellers must sell below market price no matter what the market is doing. Flippers exploit the difference between the discount to market value that a motivated seller will take on one hand, and the full value of a well-shown and presented property on the other. That tension – that dynamic – propels flipping profits no matter what the overall market is doing. You must move faster during a bear market, or when interest rates are rising, and you may have less margin for error. But keep it simple and straightforward, and you can profit in any market environment.

7. Take advantage of every tax deduction you can get.

8. Maintain a sound balance sheet and enough liquid savings to deal with the unexpected. Murphy’s law is alive and well in the Flipping Market, and it will drive you out of business if it strikes at the wrong time, when you are overextended.

9. Don’t neglect contract assignment. This is a great way to get started because it allows novices to hand over deals to more experienced investors who have the cash needed to make a deal profitable. And it’s a great way for experienced investors to leverage the efforts of other smaller investors! A related concept: wholesaling!

10. Serve the masses, eat with the classes. Master the art of selling to the fat part of the bell curve.

11. Understand fraud rules – and keep your integrity intact. No. Matter. What.

12. In the long run, property flipping is a people business. You will run into the same players many times over. Your reputation as one who deals fairly and honestly is a thousand times more important than any given deal.

13. Don’t lose money.

14. Be a great singles hitter. Create and work a system for nailing a modest profit again and again. You don’t have to swing for the fences. Keep it simple – reinvestment and turning over capital many times in a year, doing multiple deals with the same money, will do just fine. You’ll get your share, and four simple deals with steady profits over the year are better for new investors than one big, complex deal with uncertain profitability.

7 first home buyer mistakes

realestate.com.au

by Venessa Paech

09 OCT 2014

No matter how many people caution you to take the emotion out of the process, if you’re going to buy your first home, you’re going to have emotions. Lots of them. It’s naive to expect us to disconnect from a decision so personal.

But you can keep your emotions under control, and you have to if you want to make sure you’re not taken advantage of and so you’re able to spot issues and risks before you buy.

Try leaning on a friend or third party to help you stay objective and sound out your thought processes. And if you fall in love with a house on first sight (it happens), don’t ignore that little voice in your head reminding you to do your due diligence if you want to spend the rest of your life with it.

Read the fine print, even if you’re dazzled by the packaging.

Remember: this is a huge purchase. Read all the fine print, even if you’re dazzled by the packaging.

2. Stretching the budget too far

When you’re doing the numbers on buying your first home, build in some buffer but have a clear idea of your actual, immovable limits. When you’re staring down other buyers at an auction and the adrenalin is pumping, it’s far too easy for even the most rational of us to shoot up the hand for an extra $5,000 we simply don’t have.

Exercise financial discipline and don’t over-extend yourself. The perfect home won’t be consolation if you can’t afford to furnish it – or, worse still, can’t cover your mortgage payments and living costs because you got carried away.

3. Not budgeting for hidden costs

The price tag on the property is just the beginning. Before you’ve bought you’ll need to factor in the cost of building and pest inspections. Then there’s stamp duty and legal fees to cover conveyancing and title searches.

There may be fees imposed by your mortgage broker, such as application, valuation and settlement fees.

And then you’ll need to consider moving costs, insurance, council rates and the cost of ongoing maintenance – many things you didn’t have to worry about when you were renting.

There may be fees imposed by your mortgage broker, such as application, valuation and settlement fees.

Make sure you’re aware of the costs you’ll be facing and budget for them so there are no nasty surprises and you have plenty of income to enjoy your new lifestyle.

4. Not getting your finance sorted

If you’re ready to buy you’ll need to get pre-approved finances from a lender. That way you’re ready to pounce when you find your dream property. Failing to have your paperwork in order can mean you might miss out when you can least afford it.

Failing to have your paperwork in order can mean you might miss out.

You’ll need documentation of your loan and be ready to pay the deposit immediately.

While some vendors and agents do accept offers on their property subject to financing, an unconditional offer will always be preferable.

5. Getting impatient

If you’ve been house hunting a while (and for most people it takes a while), you can get search fatigue. You’re tired of  getting everything ready, and getting pipped at the post at the last minute by somebody who came in with a higher offer.

If you’re exhausted and frustrated, it becomes very tempting to buy the next property that comes along, whether it ticks all your boxes or not. It might not have to tick all of them, but it still should tick the most important ones, or you’ll be unhappy in the home and want to move on.

Remind yourself what your top priorities in a home are – take a break from house hunting if you need to – then start again with renewed vigour. Plenty of buyers have jumped in because they were impatient and suffered from remorse when the right property came along a month later.

6. Getting a building inspection

It’s one of those things than can not only save you money, but possibly save your life. Faulty wiring, shaky foundations, pest infestations … there are a range of things that might be wrong with a property that you won’t catch with the naked eye.

Always get a trained professional to give a property you’re considering buying the once-over. For only a few hundred dollars they can catch the stuff you won’t see – but that might cost you a fortune in renovations or repair if you charge ahead unaware.

7. Going it alone

A good real estate agent. A lawyer, building inspector, mortgage broker. A trusted open-for-inspection buddy. Even if you’re buying on your own, you shouldn’t face the process alone. There are specialists whose job it is to cover those areas you didn’t even know you didn’t know.

Surround yourself with a good team of people you trust and everything about the process will become easier.

Surround yourself with a good team of people you trust and everything about the process will become easier. Best of all, you’ll have that network for your next property move – whether it’s buying an investment property, renting out of selling the home you’ve just purchased, or just undertaking renovations.

11 Secrets To Buying Beach Front Property In Mexico

theyucatantimes.com

Whether you are searching for your perfect beachfront home in Mexico or dreaming about it, these tips will help you discover and plan your purchase. From erosion to government improvements know what to look for when buying a beachfront home in Mexico.

1. The “Beachfront” Trap.
Don’t be fooled into purchasing a back lot at beachfront prices. The key to any purchase is to be certain there is plenty of space between the ‘beach road’ (road running parallel to the sea line) and the shore. Take into consideration the ‘federal zone” , the public beach area, and government building restrictions, to be sure the ‘lot’ is on the beach, and not located on a back lot with beachfront prices.

2. Erosion is the Enemy.
You have found the lot on the beach, now what? The next step is to make certain that it will still be there in the future. Seek high elevation from the sea level. Obviously the higher the better but if you are on the windward or receiving end of a storm channel, seek at least 7 feet. This will help defend against erosion. (Erosion is the enemy – think Cancun and the hotel zone)

3. Long Live the Sand.
Beachfront vitality is important. Obviously when purchasing a beachfront home, you want to be sure there will be sand or beach for years to come, making a lot selection with evidence of a swash zone, a beach face, a wrack line, and a berm important.
1-The swash zone is where the waves usually break in normal weather.
2-The beach face would represent the area that is flat and often the place where you would put a towel down to tan on.
3-The wrack line is where the ‘high watermark’ can reach.. The latter would be in the case of foul weather or storm.
4-The berm is where you would see the rise of the elevation. Ideally this would have green plants growing on it, seeking to encroach the wrack line, showing strengths of little or no erosion. (Green can’t grow where sea water is dumped.)

All four zones are important, however for price, you may consider sacrificing one or more at your own peril.

4. Run from the Wind.
If you should come across that perfect white sandy beach on the windward side of the current, RUN! If nature can clean it, nature can take it. Look for trash; the more the better. This you can easily handle. But the former, means having to fight Mother Nature and more often than not you
will lose. Erosion is a S.O.B. Unfortunately a large percentage of the Mexican Caribbean is like this.

5. Skipping Rocks.
Rocks on the beach are not a beach. It’s a coastline. Seek a ‘rock-less’ beach and a rock free sea floor in the immediate sea line. First, rocks are not fun to navigate and second, exposed rock is a sign of erosion at some point.

6. Offshore Reef Protection.
If you are lucky enough to discover a beach with a protective reef offshore, this will aid in the fight against erosion, and in certain cases assist in providing some accretion. I’ve been on beaches that had corner stones marked 40+ years ago and upon the rectification survey, the beach grew more than 20 meters. (that’s free money in my book…) It’s simply amazing what can happen on a class 10 beach. But not all reefs are the same. Costa Maya, the second largest reef system in the world, runs off that coast but it tends to hinder more beach than help.

7. Trouble in the Reef.
A reef exposed or just below the ocean surface will cause the sea to become stagnant on certain days, while reefs deep below the surface will not work well in the battle of erosion. A dead or dying reef is a one-way ticket to future troubles of keeping your sand. Ask divers about Cozumel and they will tell you that it once was a thriving reef, but not anymore…

8. Hitting the Jackpot With Wetlands.
Finding all of the above with a major wetland or mangrove area behind, is like hitting the jackpot. Buy all you can afford. The ideal location would have wetlands behind, to clean and fertilize or feed the underground water system that flows beneath your lot. The Government protects wetlands, because these areas provide the nutrients to support a thriving reef system. Filling in wetlands will eventually kill the reef that protects the beach from erosion.

In addition, wetlands behind the beachfront will limit future development, keeping the beach privacy, after all, that is most likely why you are buying. In Playa del Carmen, crowds of streets (60) now exist behind the beach. The first buyers knew of three streets, how do you think they feel about their private beachfront now? Look for beachfront property like Sisal, Yucatan.

Chelem Beach Yucatan, México

9. Snoop Around.
It is now time to start checking out the neighbors. Like minds usually fit best next to each other. If your goal is to build a quiet little beach house someday, make sure the next ‘all-inclusive
party resort’ is not scheduled to be built next or close to the lot you have chosen. Often, what you don’t see is most concerning. If you are buying 50 meters and intend to put a $400,000 USD house on it, don’t buy next to a lot that has only 10 or 15 meters. A smaller house next to you will not help your property value once improved, even if it will be 10-15 years from time of purchase. Some have seen this happen in sections of Puerto Morelos or even Playacar.

10. Don’t Be Fooled At Closing.
Title issues remain an area of concern when buying property in Mexico, it is recommended to close with a notary or a government attorney that is tasked with overseeing the transaction. In addition, it would be a good idea to have your own attorney who represents you and exclusively you. Ask for a government certified translation of everything that they ask you to sign, this way you are not signing a blank check. Many companies have you sign a big proxy or power of attorney at closing, then close legally without you. Don’t be fooled. Bring your brain and your wallet when crossing the border. Check the numbers, including the lot numbers and dollar amount. Be certain you have a cadastral number (lot number) in both English and Spanish. If there is not a cadastral (lot) number, you are only spending money on dirt, not title to the property. Parcels included in your ‘meets and bounds’ description need to conform with previous title. When in doubt.. wait and ask questions.

11. Lifestyle
In a perfect world you should not be more than 10 a minutes drive by car to a small town with a general store or simple restaurant. This way you won’t be driving more than an hour for the simple necessities like beer or milk – which is often the case in Mexico when beachfront prices are most affordable/attractive. Further, if the closest international airport is over an hour away, the price of the lot should reflect such. Finding a lot that is close enough to the airport is the most important as most lots with the above characteristics are in the middle of nowhere and the drive from the lot to the international airport is over 2 hours. Lastly, ask about electricity. Some lots may not have the infrastructure to accommodate comfortable living. Rural beachfront properties may not have access to everyday electricity for years.

Sisal Beach, Yucatán, México

Reality check. Beachfront property in Mexico with all of the above qualities does not exist, however if you can find locations with 80-percent of the above mentioned, you have a winner. One of the most recent finds, the village of Sisal, located in the Yucatan. With its close proximity to Mérida, the safest city in Mexico, I would give it a ninety-percent (90%) as far as beachfront lots go. With a lower cost of living than the United States, Mexico is an attractive option for finding beachfront property you want to afford. Good luck on your search! Look me up when you make it to Sisal.

Insuring Your Property's Title in Mexico

banderasnews.com

Title insurance in the United States is a contract that assures that the buyer will enjoy the property free of liens, encumbrances, limitations of domain or any other real estate rights. It is the obligation of the Title Company to review the title and authorize a clean transfer and enjoyment of the real estate. In México we have an office called "Registro Público de la Propiedad" which records transfers of title, limitations of domain, encumbrances, liens, etc.

According to the Notary Act, (Ley del Notariado) a Notary has the obligation, when witnessing a transfer of title, a mortgage contract, etc., to obtain a "lien (or no lien) certificate" - similar to an abstract of title - from the recording office. If the notary fails to do this, then he/she can be civilly and criminally liable.

The Notary has the obligation, as soon as the title is signed by the seller (and buyer if necessary), to send a notice to the recording office notifying them of the new transfer of title. The recording office is of a civil nature. On February 28th 1971, the Civil Code for Mexico City established the recording process. Since then, the public registry is organized by each state. The purpose of the Recording office is to provide the following:

• Publicity: the information is public;
• Legitimacy: whoever is registered as the owner is the only owner of the real estate;
• Protection: only the title holder or legally authorized party (judge) can make changes to the records;
• Priority: the recording is done in the order the documents are received; and
• Legality: only documents that fulfill the necessary requirements established by law can be recorded.

The Office will record, among other things: sales, donations, exchange, trusts, assignment of trust rights, contract of property use, pre-nuptial agreements (regarding real estate) family patrimony protection, eminent domain expropriations, condominium regimes, etc.

Differences and similarities between Title Insurance and the Registro Público.

In the United States, in general, every transaction starts with a private sales contract, which usually provides for the seller to transfer the title to the buyer at the closing. The contract also provides an obligation for the seller to prove that the title is legally valid, free of liens and able to be transferred to a different party, it is called a Marketable Title.

In México, the seller must have title, which must be properly registered at the Registro Público de la Propiedad. The notary will request from the recording office a certified report regarding any encumbrances or liens or any other limitations.

In the United States it is necessary to obtain the services of a title insurance company, an attorney or title researcher who will determine if the title is valid or not, if it has any reported liens or limitations, etc.

In Mexico, the report from the Recording office will corroborate the name of the legal owner of the property, if there are any liens or encumbrances, the date it was purchased, etc. The title will include the following information: names of sellers, buyers, price paid, paid taxes, floor plan, exact location, etc.

The Recording of real estate system has worked for many years here in México, but there are many problems that need to be corrected and services to be improved. Government workers and even Notaries make mistakes. The most common are: errors establishing size of lots, wrong property description or property numbers or updates, misspelled names, non-reported (recorded) liens or other limitations, etc. Also technology has made it easier to counterfeit "no lien certificates."

In some cities like Guadalajara, Leon Guanajuato and Monterrey, the recording offices are almost 100% computerized while here in Vallarta the search is still done manually. Old decomposing books, slow service, expensive registration fees make our local office one of the most difficult to work with. We are working to change that.

Although Notaries have certain obligations, they cannot carefully and personally review and explain to foreigners who purchase real estate in México of the buyer obligations. For example, most non-Spanish speaking owners do not know what their title says. Another large percentage of foreigners do not know how to contact the bank to pay their yearly trust fees, etc.

Of course a real estate agent can help you but then there are so-called agents and developers who have, many times, misguided or defrauded many foreigners. There are people who have purchased property though a private contract and still have not received title. A licensed Realtor from the U.S. or Canada working in México cannot guarantee reliable information simply because it is different here. How to record a transfer of title is one of the many differences between the two countries.

I do not believe that you require title insurance for finished real estate, but I think insurance is definitely necessary for pre-construction and unfinished real estate sales. A professional and complete title search at the Registro Público de la Propiedad should be enough -in most cases- to provide secure ownership. I understand and agree that people who wish to have the accessibility to title insurance should be able to purchase it. As of this moment, only American firms such as "Stewart Title" are operating in México, perhaps, as many more foreigners buy real estate all over México, Mexican insurance companies can offer these services. Until then, please always obtain the help of a professional.

Alejandro Niño Merino, Attorney at Law

Property Selling Tips & Advice For Selling Your Home.

ljhooker.com

Make your property more attractive to buyers with these simple ideas

Listing your property for sale can be both exciting and terrifying, however some small changes can make a big impact on your property’s attractiveness and ultimately the selling price.

Make an entrance - Front Yard

•     Add interest to your doorway with potted plants
•     Pave a pathway to your front door
•     Spruce up your front door with a coat of paint
•     Consider improving privacy by adding a low wall at the front of your house
•     If your hallway is narrow and dark paint it a light colour and add a broad floor runner
•     Invest in a new front door mat

Living Style - Lounge Room

•     Use neutral colours in your living space
•     Use receding colours like blues and greens to make the small space seem larger
•     Find a focus in your room.  If you don't have a natural focus, add a feature wall
•     Ensure your carpets are cleaned
•     Ensure marked or damaged timber floors are re-sanded and polished
•     Layout your living area to show how you live there

The Room That Sells - Kitchens

•     Fix the floor by lifting old lino and replacing it with new lino, polished floorboards or tiles
•     If your benchtops are scratched or stained, replace them with new laminate benchtops
•     New cupboard and drawer handles will add life to an old kitchen
•     A fresh coat of paint will cover cooking splatters and add life to a drab kitchen
•     Kitchen clutter must be cleared

Soak Up a Sale - Bathroom

•     Your bathroom must be spotless and tiles clean
•     Fix or replace cracked basins, toilets or tubs
•     Air your bathroom before inspections - bad smells are a buyer turn off!
•     Add a little luxury with plump towels, handmade soaps, a plant or flowers
•     Add some boutique bath products
•     If your bathroom is small maximise space by putting the towel rail behind the door

Sleeping In Style

•     Reduce the amount of furniture in small bedrooms to give the impression of space
•     Storage is important - consider adding built-in wardrobes
•     Add a little luxury with fresh linen, puffed pillows and extra cushions
•     Dimmer switches create atmosphere in a bedroom
•     De-personalise your bedroom but add little touches like candles and perfume bottles

Step Outside - Backyard

•     Trim your lawns and weed your garden beds
•     Defining your garden bed borders
•     Add a focal point
•     Give the illusion of space in a courtyard by using large pavers
•     Introduce colour with pots of whatever is in flower

Finishing Touches

•     Ensure all areas have been dusted, vacuumed and place new light globes in all rooms
•     Add colour to neutral rooms through accessories
•     Keep window treatments simple
•     Disguise small windows: hang curtains from the top of the wall not the top of the window
•     Add elegance by extending your curtain drop so it pillows on the floor
•     Don't go overboard with patterned accessories as they create a cluttered feeling