Top 10 Problems with Vacant Houses & What You Can Do To Solve Them

No doubt about it, vacant houses are a growing segment of the real estate market and pose unique difficulties for showcasing and selling a home.  There are a number of reasons why vacant properties are harder to sell and, surprisingly, many people, including some real estate professionals, don't realize this.  Some people even believe that a vacant home shows better than an occupied one.  This simply isn't true.  Why?

The vast majority of folks cannot see beyond an empty home.  Instead, they focus on the perceived negatives of the property, which are seen easier when there isn’t furniture in the home.  When a home buyer perceives flaws and can’t see the potential the home could have, there will be fewer offers, greater price reductions, more days on the market, higher carrying costs, and less profit.  

In my experience as a home stager, I’ve seen tremendous results when staging a vacant home.  I’ve listed 10 problems with selling a vacant home below and then solutions to each of these problems. 

 VACANT LIVING AREA

Top 10 Problems with Vacant Houses

1. Most buyers cannot see beyond the emptiness & envision where their furniture will fit

2. Rooms actually appear smaller than they truly are

3. Buyers become overwhelmed by a lack of vision in each space with no identifiable purpose for a space

4. Buyers believe owner may be desperate to get out because “they must be paying two mortgages, utilities, landscape etc” this leaves the negotiation strategy open for low balling

5. Buyers believe the home is not being cared for on a regular basis; plants seeds of doubt regarding foundation, roofing, insect and pest control

6. Dated, dark or personal wall colors/treatments/ textures stand out if too drastic tranlates as work to do, money to spend and not move in ready

7. Buyers wonder if pool & yard being maintained properly & what costs they'll incur if not regularily serviced

8. Each small detail (perceived negatives) stands out; holes in walls, dirt, smells, stains in carpet, grout in kitchens & baths, scuff marks on walls/doors, dated light fixtures etc.

9. Buyers ask “Why move into a vacant home for this price when I can get new for same price?” ( even if lesser square footage but new with what they want)

10. Online photographs of vacant rooms are not effective

STAGED LIVING AREA

10 Solutions to Vacant Property Problems

1. Borrow, bring back or rent appropriately scaled furniture in updated, good condition for the space. Buyers need to see furniture placement in a room for purpose, scale and focal point.  If your furniture is not in good condition, is dated or too large, consider using rental resources such as CORT Furniture Rental or Brook Furniture Rental.  Working with a home stager who understands the rental furniture aspect can save you time and money.

2. With no point of reference in a room, a vacant space actually feels smaller than it is.  Many buyers will dismiss the room dimensions on paper while previewing a vacant and believe their furniture cannot possibly fit.  Once again, bringing appropriately scaled, updated furniture in good condition to the space will eliminate this issue.

3. With no identifiable purpose to a room, a buyer can become overwhelmed with a lack of vision as to what to do with the space.  Often seeing multiple homes in a day of showings, buyers cannot remember a vacant home and what it had to offer when there was no purpose identifed for each space. Appropriately scaled, updated furniture and accessories once again will solve this problem.

4. A vacant property screams - "buy me!" Like it or not a vacancy plants the seeds of owner desperation in a buyer's mind.  When a home is occupied, appropriately appointed with tasteful furniture and decor and well maintained buyers see the care, potential and value of the home.  Don't leave money on the table or reduce your price when staging with appropriate furniture and decor would mean a fraction of that cost.

5. How can a vacant home be cared for on a regular basis when no one & nothing is there?  When furniture & decor are still in place it creates the impression that the home is still being maintained and it very well should be.  Regular vacuuming, dusting and cleaning are still something that needs to be considered while selling a vacant home. Hiring a once a month cleaning service until the home sells is worth the investment.

6. Painting is one of the most cost effective and best returns on your investment and one that creates a home that says "move in ready".  Neutral warm tones give buyers that move in ready space they seek as well as let them have a blank canvas to put their stamp on when they're ready.  It also eliminates what I call "price erosion" the ticking off of thousands of dollars in work they believe they have to do to get the home up to their standards.

7. Keep a regular pool and landscape maintenance schedule, especially in the warmer months as everything from grass to algae grows faster. Even if it continues to cost you - in the long run it will pay for itself.

8. By not having appropriate furnishings in a space buyers will focus on each and every flaw in a room.  Again, proper furniture and decor placement can eliminate this.

9. A home that has been lived in is not "new" and many buyers will sacrifice square footage and even pay more for a brand new home because they are getting everything they want without someone else having had it first.  In many cases, vacant resale homes are actually competing with their builders!  Treat your home as a model home and make it stand out from the competition.

10. With over 87% of home buyers shopping online before ever making an appointment for a showing, it is imperative to have online photographs of the home show well.  Photographing a vacant room is virtually pointless. Proper furniture placement can identify a room from an online photograph. Make sure the photographs of the home invite buyers from their computer screen into your home! 

If you’d like further proof that staging a vacant home works, download the recent study conducted by Real Estate Staging Association (RESA).

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North Texas home sellers Home Star Staging can move your towards your goal  - the successful and profitable sale of your house! Look no further Home Star Staging  can provide you with tips to sell your home and give you the feedback you need. Home Star Staging is here for you North Texas!

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 Copyright 2009 Karen Otto