FOR RENTERS: SMALL SPACE FURNITURE SOLUTIONS

Those of us who live in small spaces don’t have to sacrifice style or function. There are attractive solutions to getting the most out of any space. When you are staging a small home, you don’t want buyers to see a cluttered home with no storage space and not enough living space. Use these tips when staging your small home.

Some specialty companies make furniture to fit smaller spaces, but there are also many popular retailers that offer smaller scaled items as well -- Pottery Barn, Wal-Mart, Target, and JC Penney to name just a few. Another option is to buy modular pieces, such as sectional sofas, modular office pieces, and items that fold or expand. Select chairs that can be pushed under the desk or table when not in use. When choosing furniture, make sure to also measure the depth of the pieces. Even a few inches can make a big difference.

Here a just a few examples. There are also retailers that sell furniture designed for small spaces. 

 

This table can be pulled up to use as a desk for work, in place of a TV tray for eating, and even for storing remotes and other commonly used items that aren't attractive. 

Copyright 2009 by Tom Lianza

 

This piece can be used as an entry table and then both sides can fold up when you need extra dining space.

Copyright 2005 by C. Jill Reed

 

These are great even if you don't have a small space. Use them individually, display them as above, or keep them fully stacked. 

Copyright 2011 by Mid Century Mod

In addition, you can find smaller appliances that function just as well as their larger counterparts. Alternately, you can use pieces in unique ways. For example, instead of getting an apartment-sized refrigerator or dishwasher, you can purchase refrigerator, freezer, and dishwasher drawers. These can also be more energy efficient.

Dishwasher drawers take up less space and are more energy efficient. You can use one or two, depending on the size of your space. 

Copyright 2008 by Shawn Henning

Think about how you arrange your furniture as well. You can float pieces instead of pushing them all up against the wall. Floating also lets you use pieces as room dividers. Use wall lights over beds or sofas if you don’t have room for nightstands or end tables, or if you just want to free up space on these surfaces. You can have a room divider, such as a decorative screen, double as a headboard if you have a loft space. There are also lots of ideas for headboards  that don't take up floor space. Curtains and sliding or pocket doors take up less space than standard doors. Finally, as I’ve shown in previous issues, use multi-purpose pieces and utilize vertical space.

In addition, don't forget to add some pops of color. Just make sure these are allowed by the rules and regulations. You don't want to show renters a staged space and tell them they aren't allowed to do half the things that make the space look great. Many landlords are now allowing tenants to paint, as long as they agree to return it to the original conditions when they vacate the place. For tips on painting, make sure to take my quiz, How Paint Savvy Are You?

Add pops of color with throw pillows, blankets, curtains, or candles. This pillow adds not only color, but pattern and texture -- all in one small piece.

Copyright  2013 by Wicker Paradise

HOMEMADE CLEANING SOLUTIONS

It is fairly simple to make your own cleaners at home. They are safer and work just as well as some of the store-bought versions. In addition, most of the ingredients are inexpensive and ones that most people have in their homes already.

Here is a list of common household products used in homemade cleaners: baking soda, lemons & limes (and juice), borax, white vinegar, isopropyl alcohol, hydrogen peroxide, cornstarch, salt, mayonnaise, and toothpaste.

Here are a few popular alternatives you can make at home instead of buying pre-made products at the store. It's important to have cleaning supplies on hand because you want to make sure your home is in sparkling condition before all showings and open houses, a task many sellers stop doing after awhile.  

 

You don't need to spend tons of money on store-bought cleaners. By keeping a few ingredients on hand you can make just about any cleaner you might need.

Copyright 2010 by Elizabeth4five

• All-Purpose Cleaner:
  Measure ½ cup vinegar, ¼ cup baking soda, and ½ gallon of water. Mix well and store in spray bottle, labeled.
• Air Freshener:
  Put baking soda in perforated containers or in dishes, and place around the home. Remove before showings.
• Garbage Disposal Cleanser: 
  Grind up lemon halves in the disposal after you are done juicing them.
• Carpet Stain Remover:
  Mix equal parts water and vinegar in a spray bottle. Spray on stain, let it sit for 5 minutes, and scrub with brush or sponge and warm, soapy water.
• Deodorizer:
  Sprinkle carpets with baking soda an hour or two before vacuuming.
• Unclog Drains:
  Pour ½ cup baking soda into the drain. Pour ½ cup vinegar into the drain and allow it to fizzle. Let sit for 15 minutes and then flush with hot or boiling water.
• Mold & Mildew Remover:
  Apply full-strength lemon juice or vinegar with a sponge.
• Rust Remover:
  Sprinkle salt, followed by lime juice, onto the spot and let soak for a few hours, and then scrub.
• Gentle Cleanser:
  To clean surfaces that are prone to scratching, use baking soda with a damp sponge.
• Toilet Bowl Cleaner:
  Mix ¼ cup baking soda and 1 cup vinegar. Pour into toilet and let it sit for several minutes. Scrub with brush.
• Wallpaper Remover:
  Mix equal parts vinegar and hot water and apply with a sponge or spray bottle. Scour wallpaper before applying.
• Water Ring Stain Remover:
  Apply mayonnaise or toothpaste with a damp cloth or sponge. Let sit for a few minutes. Then buff the surface with a soft cloth.
• Window Cleaner:
  Mix 2 teaspoons white vinegar with 1 quart of water in a spray bottle. Tip: Some cleaning professionals recommend using newspapers instead of paper towels to wipe windows and mirrors.

These are just a few basic cleaning solutions. There are tons of them out there, but many contain these basic ingredients, with the addition of one or two others. These are great products to use when cleaning those backsplashes. You want them to shine for showings. A good grout cleaning can keep you from having to replace a backsplash. They are also great for all the different types of flooring you may have in your home. A good cleaning can make floors look almost brand new. 

 

These are just two of the many household ingredients that can be used to make your own cleaners.

Copyright 2010 by Jessica Mullen

One Final Tip 
Having all these supplies in one location, such as a plastic tote/basket with handles, will make quick clean-ups faster and easier.  So now you can no longer use the excuse that you ran out of cleaning supplies as a way to procrastinate the task of cleaning!

PACKING MISTAKES TO AVOID AND WAYS TO CORRECT THEM

Many of us hate packing and start dreading it the moment we even think about moving. Here are some common problems, along with a list of possible solutions. 

PROBLEMS

Boxes and Packing:

• Boxes are packed too heavy. Boxes are not sturdy, not sealed correctly, and are not labeled.
• Items are packed incorrectly, especially valuables.
• Boxes with valuables in them are advertised as such.
• Belongings are thrown in boxes without organizing the contents neatly, or just packing items into boxes with no rhyme or reason, so there is no commonality for the items in the boxes. Movers are not responsible for items that weren’t packed properly.
• Hardware for window treatments or furniture that needs to be reassembled does not get placed in a separate, labeled bag.
• An “Open First” box is not created.
• Sellers don’t find out what your movers will or will not move ahead of time. For example, will they move lamps? Large mirrors? Antiques? 

 

Find out ahead of time what movers will and will not move. Of course, you should never pack your pets! This little guy just wants to help! :-)

Copyright 2012 by Sam Lavy

Preparation:

• There are not enough boxes. Sure, movers will gladly offer you extra boxes -- at quite a mark-up in price.
• No pictures were taken, at least of major furniture pieces, in case they are damaged during the move.
• Sellers are not ready and packed when movers arrive. Remember, they work by the hour.
• The amount being moved is underestimated.
• Budgets are not realistic, which affects how much it will cost for supplies and movers.
• There is no plan for moving the boxes -- will you hire someone or will you use family and friends? Why does this matter? Some companies have packing tips or tricks or requirements and you need to know this ahead of time.
• There is also no plan for where boxes will go while your home is on the market. Storage units, Pods, or the homes of family and friends are possible options.
• Boxes are stored in each room while you are still trying to sell your home. This shows you already have a place to go and this may encourage lower offers.

Movers and Contracts:

• Contracts are not read to find out warranty and insurance information, as well as the amount of any extra charges, what’s included, etc.
• Movers are allowed to do the packing. It costs much more money than doing it yourself.
• Movers are not researched for reliability, quality of service, insurance, and other requirements (which vary by state).

Moving:

• Sellers try to move on their own without a moving company, but also without the help of family and friends. 
• There is no system for where boxes will go, so that movers have to ask where each and every box goes at the new home. This is time-consuming.
• Sellers wait until the last minute to pack or hire a moving van or company.
• Things are packed that sellers know they are going to eventually throw out.
• There is no system for keeping track of all your items, especially important documents, valuables, and paperwork.

 

Make sure all boxes are sturdy, sealed securely, and properly labeled. 

Copyright 2010 by Meathead Movers

SOLUTIONS

• Put all hardware in individual, labeled bags and place in one box or attach it to the back of the pieces. I prefer the former. Examples include headboards or media cabinets and bookshelves. 
• Use small boxes for heavy items so they are a manageable weight -- preferably under 50 pounds. Always pack the heaviest items on the bottom of the box.
• Have one person direct the movers. And have a system for where each box goes so movers don’t need to ask about each box.
• Tape papers on the walls with large numbers or colors that correspond to the boxes, so movers can match box numbers or colors to room numbers or colors.
• Double or triple count the number of boxes you have for each room and the number of boxes overall so you can be assured you have all boxes at the new place when you do move. Of course, you’ll need to wait until you complete packing to do a final count. But keep track after you’re done staging too.
• If you must keep boxes in the house, pick one space, such as the basement or garage, and put all the boxes in one corner of that space.
• Decide on a packing and moving system while you are staging and de-cluttering. Don't wait until last minute to develop a plan.
• While staging and de-cluttering, start making a list of the items that will go in the “Open First” Box.
• Make sure to clean dusty or dirty items before packing them. This will save you lots of work when unpacking.

These are just a few of the many problems that can arise when packing and moving. I'd need a few more pages to hit on every possibility. But for some helpful tips and information, check out How De-cluttering Can Help You Pack.

 

OPEN FIRST BOX: WHAT TO INCLUDE

Usually by the time you finish moving, you will be ready to hit the sheets. The next morning, you’ll want to be able to start your day in the usual way. What do you need to be able to do this? You don’t want to find out that you packed your only set of sheets in a box that’s in the back corner and will take forever to get to. You don’t want to go to take a shower and not be able to find the shampoo, towels, or the toothbrush and paste.

 

This is a great example of organized packing. Not only are there labels, but there are pictures on the labels as well.  Also make sure to have one that's marked "OPEN FIRST" and make sure to include supplies you'll need in the next 24 hours. 

Copyright 2011 by Jennifer Morrow

This is why I suggest in, How De-Cluttering Can Help You Pack, that while you are staging, you start to make a list of the items that should be packed in that box, or boxes. It’s unlikely it will all fit in one box, especially if it’s not just you. Obviously you won’t be able to pack them now, but at least you’ll have a list to make the process go quickly. You are much more likely to remember items as you use them in your daily life.

Each family is unique, but here are some basics:

• Sheets and blankets
• Tissues
• Paper towels
• Toilet paper
• Paper plates, cups, and utensils
• Snacks for you and especially the kids
• Food or ideas for dinner that night and breakfast the next morning
• Coffeemaker, coffee, creamer, sugar, cups, and spoons for your morning coffee
• Towels for the bathroom
• Soap: for kitchen and bath sinks
• Personal hygiene items: shampoo, conditioner, deodorant, make-up, and whatever else you use. This is a personal list and varies with each person and family.
• Books to read or something to do that night
• Light bulbs
• Pajamas and a change of clothes for the next day
• Pet food and supplies
• A few toys for the kids or pets

Other items, such as important paperwork, your master packing list, and valuables, should not be sent with the movers, but moved yourself in your car. You might want to do the same with the "Open First" box, but that’s up to you. 

 

Some people pack items such as important paperwork in their "Open First" box, but I recommend that they should be packed in a separate box and moved with you in your own car so they are with you at all times.

Copyright 2011 by Donkey Hotey

Copyright 1961 by Aaron Anderer

If you think of any basic supplies that people in general would need that I forgot to add, please let me know so I can update my list. Having this box will really help when selling. For some other things you should be doing while selling, including things you shouldn't be doing, check out Mistakes Sellers Make After Staging.

HOW TO BREAK UP WITH YOUR AGENT

Breaking up is hard to do. Here are a few tips to use when you and your real estate agent are not seeing eye to eye and need to part ways.

• Put the dissolution in writing.
  Remember, everything should be in writing. Verbal agreements agreed to after signing a contract are not valid unless they are added to the contract and signed by all parties.

 

Always put everything in writing and make sure you have a copy signed by both parties. Remember, verbal agreements after the fact do not undo what was written. 

Copyright 2009 by Nob Mouse

• Do it before the relationship gets to the point where there is hostility or the threat of lawsuits.
  Don’t let it get to that point. You’ll know deep down when it’s time. You may be afraid to do it, or dread the process of starting over, but it’s far better to listen to your own instincts and do it while it can still be done peacefully and amicably. It’s not as hard as you think. It’s quicker for a new agent to come and relist your home than it is for your home to sit on the market for weeks without showings. Seriously, it is not difficult or time-consuming. You lose more time sticking with an agent who is not moving your property.


• Make sure you understand any penalties you may incur and if there are any restrictions on selling with another agent. It’s common that they get commission for a certain number of months on a client they brought to your house, but not forever. It’s usually around 3 months. Of course, this is something you should have checked beforehand. Always read your listing contract carefully and don’t be afraid to ask questions or ask for certain items to be modified or removed. 

 

Make sure you understand if you owe your agent any type of compensation or penalties. 

Copyright 2001 by 401(K)2013

• Contact the agency's broker/owner.
  If you are having problems canceling with the agent, ask to speaker to the broker/owner. Perhaps they have no idea what is going on.


• If this doesn’t work, which is rare, consult your attorney.
  You should always have an attorney when buying or selling a home. If you tell the broker you would like to resolve this or will have to consult an attorney, they will usually oblige.

 

While rare, you may sometimes have to contact an attorney, which you should already have if you are buying or selling a home. 

Copyright 2007 by Nadbasher

• Read your contract so you know what you agreed to and what the penalties are, if any. There shouldn’t be any. In other words, go in as well-prepared and educated as possible. Of course, you should have read this thoroughly before signing.


• Know when your contract ends.
  If it’s only a couple weeks away, let the contract expire and tell the agent you do not wish to re-list. No termination agreement is needed. I always recommend signing a 3-month contract, as opposed to one that’s 6 months or longer. This way, if it doesn’t work out, you may not have to terminate, but rather just not renew.


• If you do decide to part ways, you will basically sign a termination agreement.
  Just make sure, as with anything you sign, to read it very carefully. Make sure you are not being charged any unnecessary fees that weren’t stated in your original contract and make note of the length of time the agent is entitled to a commission for clients that agent brought in while serving as your agent. It shouldn’t be longer than 3 months. If you don’t agree with something, don’t sign it and discuss it with your attorney.


• Go in when you are calm.
  Come prepared with a list of reasons why you are dissatisfied. Anything you have in writing is great -- emails, phone records, texts, etcetera that illustrate what the agent promised and then didn’t do. Also, save any voicemails if you have them.
While you should always keep records, sometimes people get busy and start slacking on this task. However, if you ever start to feel like your relationship might be headed downhill, make sure to be meticulous about keeping track of everything.

 

I know it's so much easier said than done, but try to remain as calm as possible. You will be much more effective in explaining your position when you can think clearly.

Copyright 2012 by Moyan Brenn

It’s never too late to start. Save any documents, emails, phone records and voice-mails.
Also, keep a log of everything you do involving the house, such as “Called Agent John Doe to tell/ask him …” Note the result. Record all showings. These are just a few examples, but record and document as much as you can. For example, if you are complaining that your agent never called or kep
t in touch, print out your phone records to show that you called but never received return calls. If your agent agreed to a certain marketing plan and is not following through, bring written documentation of that agreement.

Make sure that you have kept up your end of the bargain.
Be prepared to show how you did what you were expected to do. Did you make your home easy to show? Did you keep the home clean and in showing condition? Did you follow the agent’s recommendations, such as staging or maybe taking down some personal photos? Did you try to be out of the house for showings and open houses? Did you communicate effectively by being specific with you agent about what you wanted? Did you mention to them when they weren’t doing what you expected and give them a chance to fix it? Did you return their calls? Are you being realistic? For example, in a slow market, you can’t expect your home to sell in a week or two.

Is there any possible way to salvage the relationship?
If you try to catch problems early, you may be able to salvage the relationship. However, sometimes it's just not a good fit. But bringing up the issue earlier, rather than later, will at least help to end it on a more positive note.

What’s next? Despite popular belief, it is not difficult to start over. In fact, your new agent will be eager to win you over and will go out of his/her way to make the transition as easy and smooth as possible. You shouldn’t need to do that much more work once you know who the new agent is that you want to use.