How to prepare and stage your home for sale

Buyers decide quickly, often from photos. Preparing your home so that it looks clean, bright and cared for is one of the best uses of your time and money before you sell.

The short version: declutter, clean, fix small defects, paint in neutral colours, improve lighting and curb appeal, and book professional photos. Avoid big renovations just before selling.

Start with the basics

Declutter, deep clean and fix small problems such as leaking taps, loose handles, burned-out bulbs and cracked caulking. Remove personal items such as family photos, so buyers can imagine their own lives there. Clear counters, closets and storage, since cluttered storage makes rooms feel small.

Paint and lighting

Neutral paint on dark or bold walls helps buyers imagine their own furniture. Open curtains, add light bulbs of the same colour temperature, and keep floors and surfaces clear. A bright home looks bigger and cleaner.

Outside

First impressions start at the curb. Trim the lawn and bushes, clean the entrance, power wash the walkway if needed and make sure the front door looks welcoming. In winter, clear snow and ice.

What staging means

Staging means arranging furniture and decor to show off each room's purpose. It can range from a few rearranged pieces to a professional service with rented furniture. Empty rooms can feel small and unclear, so even simple staging can help.

Photos and listing

Good photos matter as much as the staging, so book a professional photographer. Most buyers first see your home online. Ask about a floor plan or video tour as well.

Pre-listing inspection

Some sellers get a pre-listing inspection to avoid surprises and to share with buyers. It costs money, but it can speed up the sale and reduce renegotiation. Be ready to fix or disclose what it finds.

Priority list

• Declutter and remove personal items.
• Clean everything, including windows and carpets.
• Repair small defects.
• Paint in neutral colours where needed.
• Improve lighting and curb appeal.
• Stage the main rooms and take professional photos.

Example

A few hundred dollars on paint, lighting and cleaning can make a home look better cared for than a similar one with dated or dirty rooms, though the effect on price is hard to measure.

What not to do

Do not over-spend on major renovations just before selling, as buyers may not pay for them in full. Avoid trendy colours and personal tastes. Do not hide problems: sellers have disclosure duties that vary by province.

Timing and help

Start 6 to 8 weeks before listing. Ask your agent which jobs matter in your area, and what comparable homes look like.