Smoking odors, be it from cigarettes, cigars, or pipes is insidious and very difficult to get rid of. It seeps into the smallest cracks and crevices. It saturates upholstery batting, stuffing and cushions. It infiltrates carpet padding. Here’s some home stager’s tips for getting rid of old cigarette smoke and nicotine smells:

• Get rid of everything “soft” meaning furniture, upholstery, throw pillows, drapery, mattresses, etc. If you can’t put it in the washing machine or send it to the dry cleaner, you’ll never get rid of the smell. Even if you can wash a pillow cover, you will have to get rid of the pillow filler unless you can launder that too.
• Tear out the carpet and tear out the carpet padding. Don’t replace the carpet without replacing the padding. Wash the bare floor with a product appropriate for the surface. Wash it again.
• Wash down all painted surfaces with something like TSP which you can purchase at most hardware and paint stores. Don’t forget the ceiling. Follow the instructions on the package carefully so you don’t damage the surface or hurt yourself.
• Wash all other hard surfaces (linoleum floors, tile, etc.) with a 1 to 3 solution of white vinegar and water (1 cup vinegar to 3 cups water). Test the solution in an inconspicuous area first to make sure it won’t damage the surface. DO NOT use this solution on granite, marble or stone. Use a reputable stone cleaner. Change the solution often so you are not dragging the smell from one surface to another. The vinegar smell will dissipate fairly rapidly, so don’t worry about that. Remember to wash out all cabinets and closets as well.
• Use the correct Kilz primer to cover all painted surfaces. Your painter or paint store person should be able to direct you to the proper product. If the smell is particularly strong, you may have to use 2 coats of Kilz. Kilz claims to act like a sealer for both the nicotine stains and the odor.
• Have all the vents and ducts in the house cleaned.
• Change any HVAC filters (heater and AC).
• Remove all lightbulbs and either clean them or replace them. Nicotine can collect on light bulbs like every place else, and when a bulb is turned on, it can act like an odor diffuser.

Most air fresheners will only mask the smell temporarily. Same with diffusers.

Please DO NOT USE an “ozone air purifiers” to remove smoking odors. According to the EPA (Environmental Protection Agency) a government agency, their claims are based upon junk science. Read more about ozone air cleaners or purifiers.

From the EPA site:

Manufacturers and vendors of ozone devices often use misleading terms to describe ozone. Terms such as “energized oxygen” or “pure air” suggest that ozone is a healthy kind of oxygen. Ozone is a toxic gas with vastly different chemical and toxicological properties from oxygen.

While there is no guarantee that the above methods will remove all smoke odors before you put your home on the market, they should go a long way to removing most of them.

This was originally posted in October 2010. It has been updated and more information has been added.

Photo credit: Nirbhao on Flickr.com

Home buyers don’t want an allowance to repair the roof, replace the carpet, redo the kitchen or repaint. Allowances are for teenagers. They want a well priced home, in a decent location, that they can move right in to without spending another dime.

Its a big fallacy that home buyers want to choose their own carpet or paint colors. If you choose a nice, neutral color carpet and nice neutral color wall paint (both things the best home stagers can help you with) most home buyers will see your home as more desirable because it is move-in-ready. They’ll be thrilled they don’t have to worry about picking out carpet and having it installed or find a painter who has time in their schedule. If your home stager can’t help you with this, then you are working with the wrong home stager.

Most home buyers are maxing out their home purchasing budget by making an offer on the nicest home they can possibly afford. They don’t have extra money to paint, install new carpet or retile the bathroom. They want to move in as soon as escrow closes, not after they have to make a lot of repairs to make their new home livable.

This Los Angeles condo was on the market for 6 months with no offers. After it was remodeled, it went into escrow the first week it was put back on the market for considerably higher than it’s original list price.

Here’s what happens when you offer a $5,000 allowance for repairing the roof that should have been replaced 5 years ago:

1. The buyer thinks “What else didn’t they repair that they should have?”
2. The buyer thinks “What structure got damaged by the leaky roof?”
3. The buyer thinks “Is it really going to cost only $5,000 to repair the roof?”
4. The buyer thinks “How much time will it take me to get bids, hire a roofing company & get the work done?”
5. The buyer thinks “What happens if (fill in the disaster: it rains, the contractor absconds with the deposit, a worker falls off the roof)?”
6. The buyer thinks “The seller must be desperate since the house isn’t in good shape.”

Here’s what happens next:

The buyer accepts your offer of $5,000 to repair the roof, and then also knocks off another 10% because they think the house is not in good condition or you are desperate…

~or~

The buyer rejects your house and moves on to the house down the street that is move in ready.

Here’s what happens when you offer a $3,000 allowance for new carpet:

1. The buyer thinks “Will $3,000 really cover new carpet for the whole house?”
2. The buyer thinks “I’m not from around here. Where do I buy new carpet?”
3. The buyer thinks “That house down the street already has new carpet. Why should I take on the added stress of shopping for & installing new carpet?”

Here’s what happens next:

The buyer accepts your offer of $3,000 to buy new carpet, and then also knocks off another 10% because they think your allowance won’t cover all the costs …

~or~

The buyer rejects your house and moves on to the house down the street that is move in ready and already has new carpet installed.

By not repairing and updating your home before you put it on the market, you are asking home buyers to assume risk and additional expenses. You add more stress and uncertainty to the situation. Many home buyers are already investing every penny they can get their hands on in order to purchase a home. They are unable or unwilling to purchase a home that will require repairs before they can move in. Additionally, the condition of your home may effect the appraisal causing the buyer’s lender to refuse the loan.

Want to get a Los Angeles home sold? Price it right, hire the best full service Realtor you can find, hire a professional home stager and make sure it is in move-in ready condition.

This post was originally written December 2010. It has been updated to reflect current market conditions.

Recently, we staged this magnificent Arcadia home, built by an Arcadia custom luxury home builder. This 11,100+ sq. ft. home has 6 bedrooms and 8.5 bathrooms. Every bedroom is en suite (has it’s own bathroom). In addition to the bedrooms/bathrooms the house also has a 2 story grand entry, an elegant office with built-in custom bookcases and coffer ceiling, a second office or computer room upstairs, a dedicated home theater, huge family room with wet bar, wine pantry, 2nd wok kitchen, walk-in pantry, breakfast room, upstairs family room, game room, and the list goes on and on.

Photography by Kevin Edge

I know this is more than the usual number of photos I post for most staging jobs, but the house is just so beautiful, it was hard to choose which photos to include and which to leave out!

Here’s the listing agent’s notes:

Absolutely stunning brand new Modern French Home with lavish architectural design & constructed w/ the highest quality of materials & finest craftsmanship in Arcadia’s Baldwin St. School. The grand double door entrance w/ 25′ cathedral ceiling, 6′ Crystal Chandeliers, marble Foyer, custom Murals, Domes, & decorations by known artists. A Living Area of over 11,169 sqft and resides in a 26,770 sqft lot, the main level of this 6 Luxury Suites home consists of a Living Rm, Dining Rm, Family Rm, Library with Coffer Ceilings, Blue-Ray & 3D Home Theater, Elevator, Wine Cellar, Gourmet Kitchen, Wok Kitchen, Prof Viking Appliances, Breakfst Nook, & 1st Flr’s Master Suite. The 2nd flr consists a Gym, 2nd Library/Arcade Rm, Loft, Master Suite w/ sitting area, Mini Wet Bar, Walk-in closet, Sauna, & Balcony. The Family Rm w/ unique 25′ High Ceiling, 7′ Crystal Chandeliers, Wet Bar to overlooks the spacious perfectly landscape backyard w/ waterfall pool/spa, Basketball Court, & outdoor Patio for family entertainment. Ext use of Crystal Chandeliers, Italian Marbles, Granite, & Moldings, Faux & Venetian painting, Solid Hardwood Flrs, Sec Cameras, Inter-com, ipod/iphone int Sys throughout the house. This house is the complete package for the most discerning clients.

For more information, please contact the listing agent, Maggie Ly,Global Realty DRE #01385106. MLS #AR13027964

Moving Mountains Design is the go-to Arcadia home staging company for Arcadia luxury home builders. We provide model home staging for many of the San Gabriel Valley’s top custom home builders, in addition to real estate agents, real estate investors and home owners. Contact us today for more information on how we can help you sell your home or listing faster and for the highest price. (626)385-8852, ask for Michelle.

Here’s a very interesting home improvement infographic published by the US Census and HUD (Housing and Urban Development) departments of the US Government. The top improvements were Appliances and Major Equipment (I would interpret this as something like a new furnace or whole-house air conditioner) 35%, Flooring, Paneling and Ceiling 32% and New Windows and Doors 20%. The study says we Americans spent $359 BILLION (!) during 2009-2011 on home improvement projects and the median amount spent was about $3200 per project. One metric I found very interesting was that 63% hired professionals to complete their home remodeling project, while on 37% were DIY projects.

[Source: U.S. Census Bureau]

Last week we staged this terrific Altadena Traditional cottage for a real estate investor we work with frequently. This Altadena home for sale has 3 bedrooms and 1.5 bathrooms in 1,316 sq. ft. Jennifer, the investor, always does a wonderful job updating the homes she buys. I love her choice of finishes, counter-tops and cabinets. And she knows that home staging helps her listings sell faster and for a higher price

Photos by Kevin Edge

Here’s the listing agent’s notes:

Charming traditional on one of the loveliest streets in Altadena. Totally renovated and ready for move in, this home offers all the modern conveniences with an open floor plan, formal living room, gourmet kitchen and spacious bedrooms. Brand new stainless steel appliances, quartz counter tops, new cabinetry with tons of storage, new double-pane windows, new flooring – just fabulous! Inside laundry room, a 2-car garage, covered patio and a beautiful back yard with views of San Gabriel mountains. Don’t miss this one!

This home is listed by Irina Netchaev, Pasadena Views Real Estate Team (626)627-7107. MLS#22174340