But, if your agent seems unwilling or unable to assist you in staging your home or if you plan to sell your own house, FSBO (for sale by owner), here are some tips and suggestions, starting with the cheapest and least labor intensive and working up to what might be prohibitive on either or both counts. But then, if you are clever, you might find a way to do even the most spectacular staging on the cheap. Tips on how to fix your house up to sell.

Let In The Light – The last thing buyers want to see is a home with all of the doors and windows covered.  Let the light in and it’s also a good idea to open a window or two and let in some fresh air.  It’s much better than some heavy room de-odorizer.

Your Window Should Sparkle – Now that you have the windows open be sure they are sparkling clean.  Buyers are very interested in what view they have from every room and if they are constantly looking out of dirty windows the impression isn’t going to be a good one.

Attend To Your Yard – Curb appeal starts the moment the buyers drive up to your house.  While you may have gotten used to overgrown bushes, shrubs and trees, you can bet the buyers haven’t.  Everything in the yard needs to be trimmed, watered, manicured and living.  Clean up all that “stuff” you have lying around the yard and that includes sports equipment, boats, trailers, toys and the like.   If your lawn furniture is not in great condition you need to paint it, replace it or get rid of it.  And while you are at it, add some color by placing some annuals in planters in the back as well as in the front.

De-Clutter - This one is simple – de-clutter everywhere; inside and outside. All that personal memorabilia you have lying around, posted on the bulletin board, attached to the refrigerator or sitting on the piano … pack it up.  Anything that is taking up space is a potential candidate.  Your job is to make your home look as big as possible and make the buyers tour through it as easy as possible.  You want them to be able to visualize their own belonging in your home. 

Deep Clean The Kitchen & Bathrooms – These two areas of the house need to sparkle.  Just cleaning up isn’t going to be good enough – you need to “deep clean”.  Deep cleaning means all counters, floors, cabinets and all the fixtures in the bathrooms.  Nothing is a greater turn-off than dirt and in these two areas it’s a deal killer.  In the bathrooms consider new fixtures or countertops and perhaps a redoing the shower and tub enclosures.  If new fixtures are not in the budget you may want to consider having them refinished.  Think about having all the tile steam cleaned and make sure all grout is free from grease and dirt.

Hardwood Floors - Be certain that you hardwood floors don’t look like they have gone through the war.  A great selling feature is to have them all refinished or at least given a great shine.  This is not a job for the amateur so it might be a good place to expend part of the budget.  Beautiful hardwood floors are a huge drawing card.  

To Paint Or Not To Paint – A fresh coat of paint on the outside or inside is an excellent way of freshening up your home.  Just a couple caveats: 1) Use neutral colors and watch any accent painting as you can be sure your taste is not going to be the same as the buyers and 2) This is an area that may be better left up to the professionals.  Sometimes sellers will elect to take on this responsibility and not realize just how big a task it can be until they get into it. 

What Furniture To Use – Take a long and realistic look at your furniture and be sure that it isn’t detracting from the way you want your home to look.  If need be – borrow or rent the furniture you need and put yours in storage.  The bottom line here is the same as elsewhere … less is best.  Remember you are putting your best foot forward and the goal is to stage your home “for sale” not for “living in.”

Fixed & Repair.  Buyers expect the home they purchase to be in good repair – they are not looking for perfection.  On the other hand dripping faucets, broken windows, leaking roof's, damaged walls and doors, etc, beg the question in the buyer’s mind … What else is broken or doesn’t work?   Take the time to complete all minor repairs and ensure everything is in working order.  If there is a button, switch or a knob that controls something you can expect a buyer to pull, push or twist it and it better work.

Get Rid Of Odors - This one is simple.  Remember that some buyers will not even walk through a home with cigarette or pet odors. They leave and go to the next house.  It’s best take the time and cost to have the drapes, carpets and furniture professionally cleaned.  If there is a smoker in the home, make sure to air it out and allow no smoking inside while the home is on the market.  It’s also a good idea not to cook when showing the home.  What is a natural odor to your family may be a repulsive one to the buyers.  This goes for the pets as well – remove all of their bedding, food, litter boxes, etc. and ensure plenty of fresh air in the rooms they inhabit.  Strong pet odors are an absolute deal killer because most buyers think they can never be eliminated.