Calgary Home Staging & Real Estate Photography

Take your Real Estate Photos up a Notch with Post-Processing and Image Editing

What is post-processing, many people wonder. If your camera is good enough, do you really need to do this?

Absolutely! As a home stager and interior photographer, I pay attention to a lot details and light the rooms with several flashes at a time, which takes me about 1.5 hours on site for the typical Calgary, AB home. 

But then I'm in it for at least that long afterwards on my computer!

These are the typical things I adjust and/or correct on many of the photos I take:

• White Balance - no camera gets this right all of the time. And I ensure that the white balance is consistent throughout a property so that the same paint color looks the same in every shot. It really helps a viewer know they are looking at the same area from a different perspective.
  
• Straightening - I started out using a tripod, but the reality is that I just can't squeeze myself with a tripod into many of the corners I like to shoot from. I have a really good eye, but it's impossible to not tilt at least a few times during a shoot . . . and that just has to be corrected!
  
• Lighting - Sometimes I lift the shadows a little, sometimes I pull down the highlights to get better definition around windows . . . the purpose being to ensure that details are visible and clear.
  
• Saturation - I go a little overboard here, especially on the exterior photos, but I find that the MLS site really depletes an image of so much color! This is a necessity to stand out from the others.
  
• Sharpening - again, the algorithms on most MLS sites horribly compress the photos and no matter how hard you worked making them look awesome on your computer, they'll look like crap once they get uploaded. Again, this is a necessity.
  
• Secret Sauce - there a few other parameters I adjust here and there to give the images a look that is unique to me!
  

Here is an exterior shot of a SW Calgary home, right out of the camera (I took this with my Canon G11 on a pole to get an elevated perspective . . . I don't usually hand hold this crooked!) The sun was really harsh and washed out the color.

And here it is after I've applied my adjustments:

Here is an interior real estate photo of the same SW Calgary Home before processing (staged by home owner):

And after applying my post-processing magic:

These extra steps add that little extra punch and polish!

If you're curious, I use Lightroom, PTLens, and Photoshop when I have to clone something more than just a spot. Lightroom (a Photoshop product) is my main program for organizing, developing and creating my photo products (prints, web images, slideshows).

Have fun!

Home Flip . . . or Flop?? Common mistakes to Avoid when selling a House for profit!

Spring is on the horizon, and with it, it seems like there is a lot more hope in many real estate markets. Here in Calgary, new home starts have nearly tripled compared to this same time last year! That is certainly good news.

With the general consensus being that perhaps the market has seen its bottom, with a slow rise in prices expected, it is a more promising scenario for home flippers to get back at buying and selling real estate for profit.

However, the house flipping industry has seen its share of casualties! If you are contemplating fixing up a house with the intent to sell it for a profit, be on guard against the following common mistakes:

1) Selecting the Wrong Property

Rule #1 for real estate isn't location, location, location for nothing! You might get a better "deal" upfront on a property that has been difficult to sell -- and the seller is now desperate -- but be careful you won't be in the same boat later on. This includes poor location, overall quirkiness, unusual floor plan for the area, or anything that is not easily fixed and would prevent the majority of people from wanting to buy it. Not sure? Consult a professional first.

2) Falling in Love

Getting emotionally involved with the house is one of the most common mistakes amateur home flippers make. Never lose sight of the fact that this is a business deal, pure and simple. Don't make decisions based on what you'd like to see or you'd like to have in the home. If you won't get at least double your money back on that tile or appliance decision, don't put it in!

3) Underestimating the Time Value of Money

The longer you hang onto that property, the more it eats away at your profit. Many home flippers decide that they are going to do some work themselves to "save" on costs (been there, done that!). BIG mistake. Unless you are expertly proficient at the task, hire a professional to do it. They will do a better job, have fewer delays, get it done faster, and won't create additional problems. (Anyone know what I'm talking about?!)

4) Over Renovating

This is a combination of #2 and #3 above. Your goal is to sell that property quickly, for the maximum profit possible. You are not creating your own dream home. If the maximum profit is attainable with only paint and new carpet, don't replace the kitchen and bathrooms. Sure you it would look nicer and you might be able to sell it for more, but if your return on investment is lowered . . . and the job starts taking a whole lot longer . .  you are making less money on the venture.

You're better off to sell it with less done to it, and re-invest that money into your next project.

5) Pricing to Cover your Costs

When it's all said and done, the property is only worth what it's worth. Regardless of the decisions you made, how much you spent, or how much your carrying costs have added up to, you cannot sell the property for more than its fair market value. Listing high will just take longer to wear you down to that fair market price -- increasing your carrying costs more and putting you further into debt.

And once a property has sat for more than a month or two, buyers start to think they can low-ball an offer because they figure you'll be a more desperate seller (and you are, aren't you?). That is, if they'll even look at the overpriced listing in the first place. Many won't.

Instead, follow the first 4 rules as best you can, and then just sell it. If you aren't going to make as much money as you had hoped, chalk it up to a lesson learned . . . and move on. No buyer is going to overpay because you made poor decisions along the way.

6) Not Budgeting for Professionally Marketing the Home

Lastly, in order to have your best chances at a quick sale (remember, time is money), don't forget to get the professionals to help you do this task, as well!

Since your flip is likely to be vacant, get it professionally staged. Home staging will help give those empty rooms scale and purpose; help tell a lifestyle story which also helps create an emotional connection; and will help distract the buyer's eye from any minor flaws left in the property (don't hide . . . distract!).

A professional Real Estate Agent will help you get maximum exposure for your property, and give buyers peace of mind about entering into a deal with you. They will also be able to advise you appropriately, preventing other costly mistakes in the negotiating and closing phases of the deal.

Home flipping is a great way to earn a decent income, and can be a lot of fun. Having been there myself, though, I can say that it's not as easy as it looks on TV, kids! If there is a mantra for house flipping, it should be education, education, education! Know what you're getting into.

Happy Flipping!

How to Choose a Home Staging Professional -- Essential questions to Ask

aka Man cannot shop by price alone

Like most weekday mornings, I walked my youngest to the bus stop the other morning. While we waited for the big yellow behemoth to arrive, I was absently watching a few other children throw snowballs on the road as they'd excitedly shout when a car tire would cause it to explode on impact.

Looking at the little hooligans boys, I took notice of their outerwear. All the major ski brands were represented, except by one kid who was wearing a perfectly decent jacket from a big box store.

It got my mind to thinking . . . what compels the proverbial "us" to spend more money on a specific brand, than the least expensive product available that meets our needs?

Or for that matter, why spend more at the grocery store -- or even choose one supermarket over another -- to buy essentially the same looking fruit?

Why pay for a $50 haircut, when you can get one for $14.95?

Most of us know the answer to these questions. These choices represent more to us than the actual end product or service. And of course, we absolutely believe there is more to it than just pure vanity and image obsession.

Any Mercedes owner will passionately defend their purchase as giving them more peace of mind, safety and security, and that their purchase is a better long-term investment.

It's quality.

It only took one disaster house move for my husband and I to learn that age-old lesson -- you get what you pay for. You really should toss out that lowest bid!

The same is true in the world of Home Staging. People tell me that prices are all over the map. And because it is such unfamiliar territory for most home owners, they are prudently getting those 3 bids before making a decision. I would do the same!

But how do you compare, um (excuse the pun) apples to apples? How do you make sure you don't get a lemon?

Ask questions! Certification is a good start for choosing a Home Stager, but realize that there is no regulating or "certifying" body in the Home Staging industry! These are often just certificates given out from the proprietor of the course that the Home Stager took.

Move on to experience. Obviously some kind of artistic flare is necessary for the job, but what do they know about real estate? Making a home look good, and making it flow for a showing -- drawing the eye where you want it to go, and away from where you don't! -- are two different things. It's not just about nice "contemporary décor".

Include questions about business insurance, quality movers (that won't damage your floors or walls), alliances with other professionals and (drum roll) customer service. Testimonials are a big part of a Home Stager's marketing. Make sure they are real.

And . . . don't forget to ask about the Home Stager's portfolio. Does their website contain "stock" photography? (You'd be surprised!) Are these photos from actual client jobs? And while we're at it, how do those photos look? If they are selling "professional photography", make sure they have a professional doing the photography! Just because you pay for it, doesn't make it professional.

At GreenApple, we look forward to answering these questions for potential clients in Calgary, AB. We not only love what we do, but have enjoyed the success of a job well done. We have many repeat clients that will happily tell you how we went above and beyond, delivering an exceptional product with professional service.

Put us to the test!

I am extremely blessed to have a wonderful, caring and loving husband. Last week we enjoyed some time away -- by his planning! -- on a much needed vacation for the two of us.

However, you never know what is just around the corner.

Sadly we returned home to learn that his Mom was barely hanging on by a thread. She lived a long and good life but had been ill these last few years.

My sweet husband enjoyed the last few hours of her life by her side, holding her hand. While his Mom's passing was not a surprise, it is no less painful and sad for him. My heart breaks for his loss.

The rawness will one day pass, but for now, we are sitting and taking it all in . . . with our eyes looking heavenward.

One thing I wish doesn't pass us by, is the reminder to try to live each day with no regrets. In the choices I make each moment, I need to hang on to the question, six months from now, what will I be happy I chose to do today?

Striving is fine . . . as long as it doesn't take away from living.

Blessings to you today.

If Home Staging were an Olympic Sport, it certainly would include elements of speed, precision and artistic ability!

As I've been enjoying snippets of the games -- and have fond memories of when the Winter Olympics were in Calgary, Alberta in 1988 -- it has motivated me to look at the tasks in a Home Staging project from a slightly different perspective (read, a little "tongue in cheek").

Perhaps the Olympic Home Staging event would go something like this:

Short Program

Stage a bathroom in a vacant house, cannot repaint. Must include the following required elements (and be done to classical music of the baroque era):

• have towels folded in at least perfect thirds -- extra points given for additional artistic style;
• hang a shower curtain, no plastic rings allowed; choice of using tie back or not, but if using the tieback, it cannot bunch in an unsightly way;
• bath product display on counter to include at least three products of varying use and sizes, a hand towel, a plate or basket, and one additional bath "tool" (pumic stone, sea sponge or puff); extra points given for incorporating rocks or sand;
• lastly, the utilitarian function of the toilet must visually take a "back seat" to the rest of the room.

Long Program

Stage and style a bedroom. Here you may choose to do a Master bedroom, a guest bedroom, or a child's bedroom.

Degree of difficulty points will be given for the bed making. The least amount of points will be given for having the duvet pulled up under the pillows.

The second level is having the sheets folded down over the duvet (or comforter). Be sure to have those sheets perfectly ironed and uniformly folded. Having one side exit early from the fold is severely frowned upon by the judges.

The highest level of difficulty involves layering multiple types of linens: sheets, duvet, coverlet and throw. Only the best in the world attempt this level of bed making, as points are deducted for going over time.

The Free Stage

Competitors have 1 hour to stage a living room and dining room in an occupied property. They must keep at least two large pieces of furniture, but then they may introduce items from their own rental inventory.

50% of the points awarded will be for technical merit, including accurate leveling of side by side artwork, minimizing the number of holes in the wall, and allowing for flow when a home buyer will view the property.

The other half of the points are awarded for artistic interpretation. Did the Home Stager maintain the overall style integrity of the property? Did the Home Staging Professional also create a pleasing conversational arrangement of the furniture? What creative elements did the Home Stager employ to solve specific problem areas of the house?

A rigorous event, I know! But let's give all those accredited Home Staging professionals a big cheer for training for the event of a lifetime. The gold medal is there for the taking . . .

In a recent home staging I did in South West Calgary, my challenge was to work with a dated (50's) kitchen in a home that had been mostly updated elsewhere. The house was vacant except for the brown leather love seat in the living room, and a kitchen table set in the dining area.

The house also needed a little curb appeal and a bit of a "pick me up" to a bland exterior.

We provided the additional furniture, art and accessories, and . . . of course . . . our professional home staging know-how! Here's how GreenApple Staging & Images met the requirements of this staging project:

It's simple, but the large urn really did make the front approach feel more inviting.

Foyer before our Staging services (above)

The foyer after Staging the house.

The living area before staging, above.

The living room after the property styling was done.

Above, the kitchen as it was before staging.

The Kitchen and Dining area after GreenApple's Staging services.

All photography done by GreenApple Staging & Images.

I decided to accent with orange tones done in contemporary patterns to make the cabinets "work" in the space and feel less out of place. Introducing the color in the living room also made the transition to the older kitchen less jarring.

We also staged the bathrooms and master bedroom, also making sense out of some specific color choices.

And . . . the good news is that this property has quickly sold in two weeks' time! They had a very good offer within the first week on the market here in Calgary, AB! We are thrilled to have made a difference to these home sellers and our faithful Real Estate Agent team.

So while it wasn't my dream home to stage, it was just as satisfying to see a plan come together and assist with a quick sale and turnover of our rental furniture to save on their budget, too.

We're feeling like this was a Home Staging podium finish.

PS  Yay! for Canada and those once elusive gold medals on home turf! We're cheering for our athletes!

When I do Pre-Market Home Selling Consultations as a Calgary, Alberta Home Stager, I often see -- and smell -- a variety of scented products throughout the home. There's the plug-in variety, the spray variety, the stash-in-a-corner-and-please-absorb-the-smell-in-here variety.

I often ask about their presence . . . is there an issue in this room? Are you worried about an odor problem? Most home owners shrug and say that they think it's just prudent. You know . . . just in case.

The problem is that these products designed to "add a pleasant scent", are themselves usually way too strong and generally unpleasant. I mean, I'm pretty sure "mountain breezes" don't usually smell like eau de toilet in real life! And I don't really want every cell in my olafactory glands hyper-stimulated with "Freesia Fantasy", thank you very much. (Plus, I have to wonder about the health implications of all these chemicals floating around in the air I breathe).

Worse yet, the presence of these products often alert a potential buyer that there may in fact be an odor causing issue that you are trying to hide. And besides, no product out there is going to hide wet dog. It'll just make for a hideous . . . and I believe, probably toxic . . . combination of scent molecules.

Okay, I exaggerate (slightly), but according to About.com, the number one turn off for a potential buyer is strong odors in the home. Um, so think pets, smoking, cooking, mold, mildew and anything basically musty, soggy, and otherwise stale or disgusting.

So instead of masking your home's odors, embrace them! Tell yourself -- as the home owner -- there is no such thing as a bad smell. It is your friend, and very useful information, telling you to take action!

First of all, get an objective opinion about your home and it's inherent smell (that you are totally incapable of detecting . . . trust me). And please, don't kill the messenger or kick this gift-horse in the mouth! Thank them for their honesty, because it will allow you to make your home more marketable.

Secondly, find the source of the smell and deal with it. By "deal with it", I mean, obliterate it. Spraying Febreeze on the sofa isn't going to do it. If this means calling in the professionals, or replacing carpet, you just have to do it. The cost before you go on the market will be far less than the discount a buyer will demand to remedy your smelly problem--if they are even willing to take it on.

And lastly, go on the market with confidence. Once you've addressed this huge deal breaker, not only will buyers respond much more favorably to your home, maybe . . . just maybe . . . you'll enjoy living there a little bit more yourself.

Just the other day a potential Home Staging client in Calgary, AB asked me about statistics. Thank you, Thomas, for giving us some more recent information!

BTW, love the banana leaf chairs below! ;-)

If every home has a personality, so does every professional Home Stager.

In a pre-market home selling consultation, most Home Stagers are likely to give fairly similar advice -- de-clutter, de-personalize, update and clean, clean, clean.

In executing a Staging, the specifics of a plan are going to get somewhat more subjective. While the intended goal may be similar -- such as, open up the space or highlight the fireplace -- how that is accomplished, (I have observed), will reflect the style of that particular Stager.

Yes, there can be more than one right answer!

My approach as a Home Stager in Calgary, Alberta, tends to emphasize the lightening and brightening of the space, and to inject some happy, cheerful feelings through pattern and color.

In a recent staging that GreenApple did in Calgary, Alberta, I found the paint color in the home to be very heavy, dark and kind of depressing. Of course, I expressed that to the home owner, and for their various reasons, they chose not to repaint. It wouldn't have been my first choice, but we still set out to do our best with the space.

Usually I get inspired by something in the space that leads me to a color plan. In this property, I just wanted to inject lots of exuberant colors and a sense of fun! The polka dot dishes were just the thing (there are matching plates on the table).

The mirror in the living room was strategically placed to bounce some of that south facing sunshine around and brighten things up.

While my plan is unique to each property that we do, I am finding a theme in my approach. Where some Home Stagers employ a really sophisticated-sleek look, I aim for a feeling of happiness on top of the polish. And we are happy to say that it has worked positively for the properties that we have had the opportunity to stage!

In a recent Pre-Market Home Selling Consultation, I recommended to a Calgary, Alberta home seller that they begin the process of moving and packing now. They were moving for a job transfer and were hesitant about having to do this since their employer would pay for the movers to pack later. It didn't initially make sense to them why they should go to the hassle of packing when they were going to get that service for free.

I'll tell you why . . . because it will mean dollars in their pocket!

Would you be willing to start moving out of your home a little early if someone was going to pay you to do it?

Well, that is exactly what a buyer will do! They will pay you to pack up your stuff.

In HomeGain's latest survey (2009), they published the results of the top 12 low-cost DIY home improvements for home owners to invest in prior to going on the market. And guess what the number one Return on Investment is?

Cleaning and De-cluttering!

They estimated the effort at a cost of $200, with a $1500-$2000 price increase!

As a Home Stager in Calgary, AB, I often recommend that home owners remove extra furnishings and packed boxes from their home (after they've cleaned and de-cluttered). If they can borrow some space in a friend or relative's basement or garage, it will greatly improve the "show-ability" of their home.

That is a tricky enough sell to a home seller, but they balk even more if it means having to fork out money to rent storage space! 

It still pays to make this investment, though. In Calgary, it is possible to rent a storage unit for about $200 per month, or find a private garage for rent for even less. Weigh that against the cost of reaping those couple of extra thousand dollars on the home sale, or having the house sit on the market longer, and tell me that it's not worth it!

Organizing expert, Monica Ricci, says that buyers are looking for homes that will help create simplicity in our hectic lifestyles. The more organized a home is, the more attractive it is to buyers. Order is serenity. Overstuffed closets, drawers, cupboards, basements and garages all scream out to buyers that there is not enough storage space and adds to a chaotic feeling about the home.

There's no doubt about it . . . selling your home and moving are A LOT of work! But you've got to deal with your stuff sooner or later. The good news is that the sooner you do . . . the more it pays off!

So what is leaving your clutter costing you??