Wednesday, November 23, 2016

Don't Default to White

One of the most common and jarring color mistakes I see is the use of plain white paint on ceilings and on interior and exterior trim, apparently without determining whether or not it's a good choice. I'm guessing that these things get painted white by default in the mistaken belief that it's "safe" because it's usually what people do, and finding a wall color they liked was stressful enough. After all, plain white goes with everything, doesn't it? Or does it?

White Ceiling and Trim By Default
Don't get me wrong. I like white, even plain white, when it's used in the right way, with the right wall colors and in the right places. But unfortunately I usually see it used with high contrast and/or neutralized wall colors and with natural materials like granite, wood, stone and tile. It's a combination that's unflattering to all participants because when there's no common color present to tie everything together, what your eyes see is the way they're different, and that sets up the perception that something isn't quite right.

Keeping It Simple: Basic Things to Consider When Choosing a White


Hue Family of the Wall Color


Every color, unless it's pure white, pure black, or white with varying amounts of black added, can be traced to one or more hue parent families (red, orange, yellow, green, blue, purple). The hue family(ies) of your wall color is where you should start to find the right white for the ceiling and/or trim.

Tint, Tone or Shade?


After you identify the basic hue(s)s, decide if the color is a tint (one or more hues plus white), a tone (one or more hues plus gray), or a shade (one or more hues plus black).

Think of tints as pastels and tones and shades as neutralized colors. If your wall color is a tint, avoid the neutralized whites. If your wall color is a tone or a shade, avoid the tint whites. Fortunately, clear, bright tint colors are easy to spot when you're standing in front of the displays at the paint store, helping you to stay in the right area when you're looking for a white that will work.

For example, if you use a neutralized member of the yellow family (a tone or shade) on the walls, look for a neutralized white from the yellow family for the trim. If you have a tint yellow on the walls, use a white tinted with yellow for the trim. If your wall color is a neutral such as a taupe that looks like a green/brown combination, your off-white trim should have at least one of these components.

This isn't the only approach to choosing a white,  just a way to keep it simple.


How Much Contrast?


Deciding how much contrast you want between the ceiling, walls and trim should be based in part on how much attention you want to focus on them. With higher contrast colors you need to be sure that that the trim has merit and is attractive and well-proportioned.

A Collection of Boxes
For exteriors this is especially important because treating functional banding boards as trim and painting them in a high contrast color like plain white is very unflattering and undermines the crucial sense of unity and harmony. After all, you don't want your house to look like a collection of boxes... For interior trim, unless it's unusually large and lovely, consider painting the crown and baseboards in the wall color or in a low contrast accent color from the same family to make the room look larger. 


LRV Values


If you've decided to have white trim, you can choose a white with exactly the right amount of contrast by looking up the Light Reflectance Value (LRV) for your wall color and then for the whites you're considering. 

Paint manufacturers determine the LRV for each color they make by measuring it with a device and numbering the result on a scale of 0 to 100, with 0 being the blackest black and 100 being the most reflective white. An LRV of 50 is the happy medium and the standard for residential interior wall colors. To see contrast between two colors you usually need a difference of at least 7 points. In addition to finding LRV numbers on line at each manufacturer's web site, you can find the values for Sherwin Williams colors on the back of the paint strip and the values for Benjamin Moore colors at the back of the fan deck in numerical and alphabetical order. Comparing LRV values eliminates the need to guess about contrast and is easy to do.

To Sum It Up:


Use plain white for your ceilings and trim only if you love it and after you've done the homework to be sure it works with your wall color. While you're at it, consider branching out by using a color other than plain white. There's a universe of beautiful colors to choose from, and one or more of them is probably a much better choice.












Thursday, April 7, 2016

How to Choose a Paint Color for Exterior Stairs

Before - Stair Risers Accented in the Trim Color
It's fairly common to see front stairs and risers painted different colors, but it doesn't necessarily mean it's the best approach. I believe that the only details that should be painted an accent color are the ones that deserve the attention, and stair risers usually don't qualify for the spotlight. 

In the "Before" picture the stair risers were painted in the trim color and the deck and stair treads were painted a green that clashed with the yellow walls and the cement walkway. Between the excessive accenting and the color clashes, far too much was going on. 

The house was about to go on the market and it was essential that the picture of the exterior for the MLS listing have maximum appeal. In a perfect world I would have recommended a color change for the walls, front door and storm door, but that wasn't in the budget. 


After - Treads, Risers and Deck Painted One Color
The deck and stairs were in poor condition and had to be painted. That created the opportunity to make the house a little bit more photogenic by correcting the color disharmony and reducing the number of accented details.  

I recommended using a single color on the deck, treads and risers, one that was chosen to coordinate with the house and cement walkway.  In the "After"  picture you see the benefits of treating the stairs and deck as a single unit. 


Some Color Considerations for Exterior Stairs


Here are some color considerations for exterior stairs, particularly front stairs:
  • What are the colors in the permanent details of the house and landscaping, such as in roof, walkways, stone foundation, key flowering plants, etc.? You have to consider all these colors when choosing the stair color.
  • What paint colors are used on the house and trim (wall color, front door color, trim color(s), etc.)? Do they work well with the permanent details? The stair color should coordinate with everything. You might be able to use the stair color to create more color harmony between the house colors and the colors of the permanent details, if needed. 
  • Consider the architecture of the house. Are there already lots of accents, or does the house need more? If more pizzazz is needed, are accented stairs the best way to provide it?
I think restraint is usually the best approach to accenting, so my preference in most cases is to use a single color for stair treads and risers. As the "Before" and "After" pictures demonstrate, using one color creates better flow because your eye takes in the stairs as a single unit, as opposed to seeing the stair components. 

What you might have thought to be a simple matter, painting the stairs, is in fact something that has a big effect and deserves thought.

When it comes to color selection, whether it's for stairs, the whole exterior, or for the inside of your house, success comes down to choosing the right colors and using them in the right places. Color selection is the phase that receives the most emphasis, but I believe that where you put the colors is equally important. Color placement done correctly is a powerful tool that can correct many design shortcomings, showcase the best, hide the rest and help your house live up to its potential.

If you have a painting project coming up and would like help with choosing and placing colors, call me at 828-692-4355 to schedule a color and design consultation. If we do the painting for you, this help is a free part of our services. 











Monday, February 8, 2016

The Kitchen Ceiling Repair Project





We just completed a major repair project on the ceiling in our kitchen and family room. It wasn't much fun, but it had to be done. We were "lucky" that we were snowbound for a few days last month and able to focus on the work so that Roger could complete it in record time.  


Phase 1 - The New LED Lights


The gaps in some areas were 1/2 to 3/4 of an inch.


The project began when we ditched the old halogen lights in the kitchen in favor of LED lights. It was easy for Roger to make the switch and the new lights are a big improvement, but as you can see, they didn't fit the holes exactly so he had to make cosmetic repairs. 

Roger puts up a debris containment tunnel.











The first step was to sand the ceiling around the perimeter of each light. Falling debris and some escaping dust particles are inevitable, but Roger created a series of "containment tunnels" to minimize the clean up. 
Filling the voids in the ceiling.














Next Roger filled the voids between the light and the ceiling with   3-M Patch Plus Primer. After it dried he added more where it was needed, sanded again and caulked the perimeter of the light to create a smooth transition to the ceiling. 






As you can see, this is fussy work. There were eight lights to fix and some were quite challenging because of large gaps between the light and the ceiling.
Note that the rim of the light has gotten a first coat
of the ceiling color so it will blend in.

After Roger fixed the lights, he moved on to the next phase - cracks in the ceiling that were really bugging us.

Phase 2 - Repairing Some Cracks and Bad Taping 


After the first of the two long cracks was repaired.
We have an open plan and the kitchen ceiling continues to the family room. Two long cracks had appeared between the two areas from faulty sheet rock installation and bad taping, along with a couple of smaller ones. We could see the cracks coming and going, making invisible repairs very important to our peace of mind.

Fortunately Roger is an expert at solving difficult cosmetic problems, but I have to admit that fixing the cracks was an even bigger and messier job than Phase 1. It meant a major disruption to our lives for a few days, but it was part of the process so I just accepted the chaos.


Phase 3 - Painting


Because of the extensive repairs, touching up the paint was impossible and the entire ceiling had to be repainted. That meant the kitchen and family room had to be cleared so that everything could be covered with plastic. Then Baci and the other cats had to inspect the preparations to make sure Roger had done them properly. 


Late that night the kitchen was covered 
and ready for painting.

While Roger prepared the paint, Baci inspected 
the family room.

Once the lights over the island were wrapped in plastic, the only light source for this picture was a work light, but you can get an idea of how much covering up had to be done.



The Happy Ending

It took a full day to paint the ceiling, but when all the work was done and the drops and plastic were removed, it looked great. Everything is back to normal now and you can't tell that Roger worked miracles fixing the cracks and the areas around the lights. 

There were two long cracks here.


All eight new lights had to be worked on.


Compare this with the "before" picture above.





























Baci smiles in approval while she calmly waits 
for the plastic and drops to be removed.



If you have a project with cosmetic repairs that will require an expert touch, call me at 828-692-4355 and schedule an estimate. Chances are, Roger can work miracles for you too.


Wednesday, December 30, 2015

About Those Closets

A BEAUTIFULLY PAINTED, COLOR-COORDINATED CLOSET
"Don't include 
painting the closets." 

Roger hears this all the time when he's doing an estimate. Maybe it's the prospect of cleaning out the closets so the work can be done, or it's an attempt to save money, or a bit of both. I get it. But I'd like to put in a good word or two for painting the closets anyway. 

When You're Redecorating

If you've chosen a new color for the walls, leaving the closets "as is" could suggest that you didn't care about doing a high quality job, or that you forgot to paint them. The room will look unfinished and the overall result will be less polished, harmonious and attractive than it could have been. 

Most closets get a lot of wear and tear and the walls become scuffed and dirty. A dirty, dingy closet in an otherwise nicely painted space is jarring, and every time you open the closet door you'll wish you'd painted the interior.​ In a master suite with generous closet space, lived-in closets, especially if they've been left in the old color, can be a significant detraction. 

When the closets include painted shelving, plan to paint them too. We prefer using an oil base enamel for durability. Allow time for shelves to cure, usually at least a week, before you put your things back. Ask the experts at the paint store for guidance on how long this will take for the product you're using. 

When You're Selling

DONE RIGHT, EVEN A SIMPLE CLOSET ADDS VALUE
Painting the closets is a smart move when you're selling. Newly painted clean, fresh closets enhance the perceived condition and value of the house. Unpainted closets might suggest that that house wasn't well maintained, or that you weren't diligent about preparing it for sale. 

If the house is unoccupied and the closets are empty, it's even more important that they look their best, or dirt and damage will be in plain view. I think of unpainted, lived in closets as little pockets of truth that show some of the wear and tear the house received.  
The two big reasons that sellers should paint the closets are:

Condition
Clean painted closets will help make visitors more confident that the house is well cared for. Dirty, dingy closets will undermine your selling strategy.

Cosmetic Appeal
Freshly painted closets contribute to the cosmetic appeal that helps that house photograph well and makes buyers fall in love so you can sell more quickly and at the best price. Dirty, uncoordinated closets create a negative impression.

So when you're deciding whether or not to paint the closets, please don't automatically reject the idea. There are several good reasons why you should clean them out and make a fresh start with a new coat of paint.  

If you're redecorating or getting ready to sell, call me at 828-692-4355 to schedule a estimate. As one of our painting clients, you'll receive a free paint color consultation to help find the perfect colors for your project, including the closets. If you would like advice on how to prepare your house for sale, schedule a staging consultation, including paint color advice. 



Thursday, December 3, 2015

Incremental Color Decisions

We're doing an interior painting project at the moment, and I've been working with the
Solving the Paint Color Jigsaw Puzzle
homeowners to create a coordinated color palette. I think of this process as putting together a color jigsaw puzzle, using placement of each piece to help guide where the next one should go. 


I prefer to work this way whenever I can because I believe the best results come from making incremental decisions as the job progresses, using each color successfully applied to help guide the next choice, rather than trying to choose all the colors at the beginning from samples. 


At our current project, the owners have removed wallpaper in the kitchen, powder room, guest bedroom, master bedroom and bathroom. More rooms will be painted as they get around to removing more wallpaper. 

Our first decision was the kitchen wall color because of its importance as their main living area, and because I always begin by analyzing the colors of the fixed elements in the house, such as flooring, tile, counter tops and cabinets. Every color we use has to work with things that are unlikely to change, at least for a while.  The next decisions for logistical convenience were the powder room wall and vanity colors, followed by the guest bedroom walls. The master suite wall color is being chosen last because it's at the far end of the house, allowing more color latitude if desired, and because the carpet is being replaced. The new carpet contains several shades of off white, and the overall color impression was difficult to project, so I wanted to choose the wall color after the carpet was installed to be sure it would work with it and with the bathroom tile.

Some Benefits of Incremental Decisions


Color Behavior 

Choosing colors incrementally provides an opportunity for me to see how each color behaves on the walls before choosing the trim color. Many people have learned from experience that the way a paint color looks in a sample can be dramatically different when it's applied to four walls. By making color decisions one room at a time, you can be sure each color is right for that room, that it will harmonize with the overall color plan, and that the trim color will be right for all the rooms.

More Informed Recommendations

Incremental color decisions help me make more informed recommendations as I can easily see how the puzzle is coming together, and it also gives me a chance to suggest color strategies for extra pizazz or to solve any design issues that might arise. 


Maximum Flexibility

Incremental decisions give us maximum flexibility as the clients and I discuss what colors they like best, or don't like as much as they expected to, and make changes as needed. Maybe a color looks darker than they thought now that they see it on the wall instead of in the sample. Fine. If they can live with it, we'll use what they've learned for future choices. If they can't live with it, how much easier to redo one wall or one room than the entire house! 


Reduced Anxiety

Last, but by no means least, making one decision at a time is a lot less stressful for our clients. They have a much better idea of how everything will look as it comes together, greatly reducing their color decision anxiety. They grow more and more excited, confident and happy as their vision comes to life.


Of course making incremental decisions means that I'm on site every step of the way, and even though my help is a free service to our painting clients and it's time-consuming, Roger and I think it's the best approach. We know that if the colors aren't just right, our clients aren't going to be as happy as they could be, no matter how good a job he does. My involvement helping them find colors they love to live with, along with Roger's superb craftsmanship, really sets us apart. We like that too.


If you have a painting project, call me at 828-692-4355 to schedule an estimate. Once you choose us to do the work, I'll come to discuss your ideas and we'll find your perfect colors. 

Thursday, April 2, 2015

Cranky About the Color of the Year

Pantone Color of the Year 2015-Marsala
In recent years it's become the practice for paint companies such as Sherwin Williams and Benjamin Moore, and other companies such as Pantone, best known for its color matching system, to name a color of the year. The choices are often quite different, making it difficult to see how any of them represent an informed idea, or anything beyond a way to generate sales.

Color(s) of the Year 2015 


Take this year, for instance. Pantone says the Color of the Year is Marsala. Sherwin Williams says it's Coral Reef, and Benjamin Moore says it's Guilford Green. 


Sherwin Williams Color of the Year 2015-Coral Reef

If you want to be trendy, which of them should you choose? Can they all be right? What if you don't like any of them? And what are you supposed to do next year - paint the house again?

Here's Where I Get Cranky


It may not bother you, but I don't like the idea of people sitting in a room somewhere deciding what colors I should live with. The notion that they can make this choice for you and me and everybody else, with zero consideration for whether or not the color is appropriate, is laughable. We aren't cookie cutter people! One color of the year (or three, or more) doesn't fit all.

Benjamin Moore Color of the Year 2015-Guilford Green

What About Fashion Trends?


To me, these color pronouncements are very different from fashion trends because they often involve significant expense and are decisions we usually live with for a long time. Fashion trends are fun, can be indulged cheaply and left behind without remorse, unlike a Marsala living room.

What You Need to Consider When Choosing Paint Colors for Your Home


When it comes to the use of color in your home, I think you should forget about the so-called Color of the Year and instead focus on:
  • the location of the house (mountains, seashore, etc.)
  •  the style of architecture
  • the color of permanent details such as flooring, carpet, counter tops, cabinets, stonework, etc.
  • the colors in major pieces of furniture
  • the exposure of the room (North facing, South facing)
  • the way the room will be used
  • the colors you like
These considerations are timeless and won't steer you wrong.

Other Pronouncements


Many people have been embracing the use of gray for interiors, even though certain designers and paint companies tell us that gray is OVER. I say that if you like gray and it works well in the context of your home, you should use gray and be happy.

Then there are the designers who tell us that we all should have white kitchens. I love white kitchens as much as the next person, but I also love other ideas when they work. The right kitchen design is situational, not a formula. 

So you see, I really am cranky about this whole Color of the Year business, and about design and color pronouncements from people who generalize. I pay little or no attention, and I don't think you should be concerned with them either. 

Wednesday, March 25, 2015

Want A Painting Estimate? Here's Why We Have to Meet You.

The phone has been ringing a lot lately, including people who are calling us for the first time. Some have suggested that Roger "just go look at the house and give me a bid", and I have to explain why that's not a good idea - for either one of us.

In order to do an estimate, we require that Roger meet with you to look at the work and discuss it. Here are some reasons why:

Why We Have to Meet You To Do An Estimate

  • Scope of Work, Your Expectations and Budget

 When Roger looks at a project he could have questions about what you want to do and your level of expectations. For example, if he sees that your project requires a lot of surface preparation for the best result, is that what you want, or do you prefer to settle for less preparation in return for a lower price that fits your budget.

  • Damage or Problems You Weren't Aware Of

Roger might identify a problem that needs to be discussed so that we agree on how to address it, such as damage or cosmetic issues that you didn't see, but he did.

  • Options for You to Consider

Once Roger determines your goals for the work, he can make helpful suggestions and include options in the estimate.

  • Will There Be Color Changes?
If you're planning color changes, we need to know because it might affect costs, depending on the number of coats required for coverage and the complexity of your color plan.

If you would like help with colors, I provide a free color and detailing consultation to our painting clients. Not only will we find colors you love, I'll help you with a strategy for how to place them to showcase the best features of your home and camouflage the rest.

  • Professionalism and Competence - Beyond the Number

We want the you to feel confident in us and our professionalism, and meeting Roger will help you to qualify him and our company. Without that personal connection, our estimate, although it's well presented, is just another number. We strive for excellence and value, not to be low bid.

To evaluate estimates you also need to evaluate who's doing the work. Is he or she clean and well-groomed? What is the condition of the vehicle? If both are dirty and disorganized, it could mean that they won't protect and care for your property either. A low bid from someone like that could be the worst "bargain" you ever found, and if you don't meet with them, you don't know who you're dealing with.

Will Doing the Estimate Make Sense?


If after I explain all this, the caller still just wants Roger to go by and look, I decline with regret. Alarm bells are going off in my head because the caller who just wants a quick number seems to be shopping for the cheapest price, and we wouldn't be a good fit. 

Because we take the time to look carefully at the work and give you a detailed written estimate, doing one is a considerable investment in both Roger's time and mine. We need to have a reasonable likelihood of success, assuming relatively comparable bidders, not low bid amateurs. Our goal is to be fair and reasonable, deliver professional quality work that lasts and represents an exceptional value over time.

Now you know why we need to meet you - and why you should want to meet us.







Tuesday, December 31, 2013

Roger's New Ride

Roger's New Ride
After nearly 300,000 miles and twenty-three years of faithful service, we’ve said goodbye to an old friend, our gray 1990 Dodge van. Some of you may remember it!

The van served us well from the early days in the San Francisco Bay Area when our business was called Ness Painting & Decorating, then it helped us make the cross-country move to Hendersonville and start Sterling Property Services in 2004. 

Apart from being an essential element of our businesses, the van also helped us at home. For example, there are three Japanese maples in our garden today that came from our old garden, transported safely in the trusty gray van. 

Goodbyes are never easy, but we have much to remember and be grateful for. 


This week the signs went on the new van and Roger completed the transition. Here they are, ready to begin the New Year. If you see them, honk and wave! 



Friday, August 30, 2013

Cabinets With Glass Doors: Pitfall or Opportunity?

The contents of cabinets with glass doors are often overlooked by sellers who are distracted by a long list of other things to do, and by homeowners (including me) who become accustomed to their appearance, or are so eager for a place to put something, that we ignore crowding or other issues. Even though it's understandable that we would focus on more pressing matters, it's good to be aware of some negative consequences of leaving them as is, especially when you're selling.


Some Pitfalls of Glass-fronted Cabinets

  • Over time, glass-fronted cabinets can become strictly storage places where things are kept with no concern for appearances, instead of being an attractive design feature
  • Unless properly staged, these cabinets have a disorganized, busy look that adversely affects the impression of the room, and even more importantly for sellers, results in less attractive marketing pictures. 
  • Because everything is in view, unstaged, overfilled cabinets can make a room look and feel uncomfortably small and unattractive. 
  • Crowded cabinets, like crowded closets, sends the overt messages that the house lacks adequate storage, which is not good when you're selling, and that you're disorganized. The additional, unintended message could be that there are other things, like regular maintenance, that you didn't get to either! That message could undermine buyer confidence that your house is in good condition. 

The Typical Offender - The China Cabinet


Nana's China Cabinet
The typical offender is the china cabinet in the dining room, built-in or free-standing, where an assortment of china and other pieces are kept waiting for a special occasion, or because they have no other home. That might be OK when you're living in the house, but not when you're selling. 

This is my grandmother's china cabinet, filled with her tea cup collection and some other things I couldn't figure out where else to store...Sound familiar? My cabinet isn't as bad as some, but I can do better, and so can you.  For example, the miscellaneous vases, figurines and bird nests don't need to be there. I need to become my own client, create a better backdrop for each shelf and display the tea cups more creatively, such as with lifts to present them at different heights and by using a special stand that stores the saucer vertically behind the cup. 

How to Stage Glass-fronted Cabinets:


  • Remove everything so you can make a fresh start, with no preconceived ideas of where things should go. 
  • Clean the shelves and the glass.
  • Sort the contents. Take away everything that can be donated, discarded or stored elsewhere. 
  • Keep only the medium and larger pieces that are attractive and that suit the style of the room.  
  • Sellers should avoid using small, single items. It's a busy look that doesn't photograph well. You want to focus attention on your house, not your belongings. Store collections of small pieces too.
  • Plan for negative space. Don't crowd the shelves. 
  • Place the large items first. 
  • Align some larger things from the right, some things from the left and center others.  
  • Place the medium size items.   
Portmeirion Storage Only
  • Simple usually works best, especially when you're selling. Behind glass, a single china pattern nicely displayed works better than a hodgepodge of many unrelated, clashing objects. For that reason, I store my collection of Portmeirion "Botanic Garden" china in the two glass-fronted upper cabinets in our kitchen. Other china and the functional odd bits are stored behind closed doors. 
  • For more interest, stack some things and display others, like plates and platters, vertically. 
  • Consider shape and size and work in opposites. Mix small and large, round and square, etc. 
  • Use color to advantage, especially with the larger pieces, as color will show in photographs and make them more appealing. Coordinate the colors with the other colors in the room. 
  • Don't mix crystal with opaque china because the crystal gets lost and the shelves just look busy. That's why I display glassware by itself in this lower kitchen cabinet where it becomes texture, and not a distraction. (Please pardon my dust!)
Glass Storage Only

Sellers should keep in mind that the goal is to focus attention on the house, and the contents of glass-fronted cabinets should play a supporting role, while people who are simply living in the house can please themselves. 

Bookcases and Open Shelves Are Treated Differently

My approach to cabinets with glass doors is different from the way I like to stage bookcases and other open shelves. Whether you're living in the house or selling it, you have so many more options for open shelves, like books and plants and art and more, but that's a topic for another day... 

A professionally trained, experience stager can help you edit your cabinets - and everything else. Call me at 828-692-4355 to schedule a two hour staging or redesign consultation, and expect a minor miracle, just from using the things you already have. In the meantime, I have some work to do around here...


By:  Sandy LeRoy 

Tuesday, August 6, 2013

Negative Space - A Powerful and Versatile Tool

Negative Space Example
from marthastewart.com
Contrary to what the word "negative" suggests, negative space can be a very good thing. When it's used properly, negative space is a powerful and versatile design tool that can have a positive impact on everything from real estate marketing to our overall quality of life. 

Think of negative space as unoccupied territory, a place where the eye can rest between points of interest, allowing or creating a clear view of each. Another way to think of negative space is breathing room, or a pause in a conversation that gives you a chance to relax and collect your thoughts. 

The empty frames in this image allow you to see their shapes and colors, and because they're empty, they complement, rather than compete with the elaborate design of the settee. Your eye can take in the composition in as a whole, and then slowly appreciate the individual elements. 


How Negative Space Gets Lost


Negative space is often lost because of anxiety or guilt. Empty spaces make some people feel uneasy, so they put something, anything, in corners or on walls. Often, the pieces are too small, or serve no logical purpose in that spot, or are otherwise homeless, so they're put to work as space fillers. Then there's the gift that you feel you have to display, whether or not it works in your house. Negative space is also lost to "piling up." In the course of daily life, stuff has a tendency to pile up because it's put in a spot "temporarily", and then forgotten. Whether the cause is intentional filling up or accidental piling up, the result is visual clutter, the enemy of tranquility and organization, not to mention good design. Having too much stuff around is also stressful, and it can be detrimental to your health because it makes cleaning more difficult, providing collection points for dust and dirt and mold. 



Negative Space When You're Selling


When you're getting your house ready to go on the market, it's important to make it look as large as possible. One way to do that is to remove small pieces of furniture, superfluous accessories and the stuff of daily living, then be sure the remaining items are attractive and colorful, and that they're arranged with sufficient negative space around them to create the impression of spaciousness. This editing also enables you to produce marketing pictures that showcase the focal point of the room, such as a fireplace. After all, it's the architecture you're selling, not your stuff. Another benefit of editing is that it forces you to start packing and begin the process of letting go, so that your house can become a marketable product, instead of a home. 


Editing To Create Negative Space


When I do a staging or redesign consultation, editing is a crucial part of my work. We're so used to seeing certain objects in certain places in our homes, it can be difficult to imagine how things could be different. Assumptions need to be tossed out the window to make a fresh start, so I like to remove all the decorative accessories from the walls and horizontal surfaces. This step may seem extreme, and sometimes the homeowner is stunned at first, but it's very effective because it helps me to really see the bones of the room and adjust the furniture layout, as needed, before selectively adding back key accessories. This step also makes very clear how well the paint colors are (or aren't) working with the flooring, counter tops, stone, tile, etc., and with the furniture. 


Make Room For Negative Space


Look around your house. Do you see any accidental or intentional accumulations of stuff? If you'd like to start fresh, call me at 828-692-4355 to schedule a redesign consultation. If you're selling and need help to prepare your house for effective marketing pictures, schedule a staging consultation. 

Remember the positive effects of negative space!


By:  Sandy LeRoy






Monday, July 29, 2013

Home Sellers: Prepare For The "Money Shot"

An Effective "Money Shot"

When you're selling, the single most important marketing tool you have is the "money shot" of the front of the house. It's the primary image that's used on MLS and the internet, and usually it's a buyer's first (or last) impression.




You Have Only 3-4 Seconds to Impress...


Over 95% of home buyers start by shopping on their computer, long before contacting a REALTOR to arrange to visit the houses they like. As they click through the search results from criteria they selected, the image of your house has only three to four seconds to capture their attention, and wow them. That immediate emotional response is crucial. If the money shot doesn't do its job, the buyer will dismiss your house from consideration and move on to the next one. 

Staging Creates Curb Appeal (and Better Pictures)


In the example above, the sellers of this former rental understood the importance of cosmetic appeal and did a lot of things right. I could nit-pick a few details, like the accented white vent and downspouts, the white threshold and the scalloped bed lines, but on the whole they were receptive to my staging and color advice, and did a very good job implementing many of the recommendations, as their time and budget allowed. The result was dramatically increased curb appeal that photographed well. I liked this project very much because it illustrated that staging works for everybody, not just for people selling expensive homes, and that a little money and effort can go a long way.


How to Prepare For The Money Shot


Here's how you can make sure your house is ready for its money shot when the photographer arrives.

  • Analyze the house to determine if the paint is in good condition, the colors are attractive and that color is being used in the right way. That means you've accented only the things that deserve it, and camouflaged the rest, like downspouts, vents and utility boxes, by painting them in the wall color. The analysis should include decks, porches, etc. 
  • If the house needs painting, get professional color advice to be certain the colors you use will harmonize with the permanent elements, such as the roof and stonework. If your colors aren't pleasing and well-coordinated, it will be painfully apparent in pictures. Here's my guide to finding colors that work:  Choosing Exterior Colors? Use This Questionnaire
  • Get the door colors right. The front door should be painted in an accent color used nowhere else. The garage door should be painted in the wall color, not the trim color. Some doors are better painted in the wall color to make them texture, instead of an accent. To learn more, read Choosing A Front Door Color - A Baker's Dozen Mistakes to Avoid
  • Check the landscaping and prune judiciously. If the picture shows overgrown trees and shrubs, you've created the impression that maintenance is too difficult to keep up with.
  • Be sure the colors in flowering container plants or in the landscape aren't clashing with the house color. If there are clashes, prune or relocate the offenders.
  • Add fresh mulch to all the planting beds.
  • If the house doesn't need painting but it's dirty, have it pressure-washed, including walkways, decks, patios and the driveway, as needed.
  • Analyze the shape of the front planting beds. Are they the usual narrow rectangles
    Curved Planting Beds
    along the front of the house? If so, using a half moon edger, re-draw the beds into sweeping curves to create a more gracious, custom and photogenic look. It's a cheap fix with big impact.  
  • What about the light fixtures? If they're old or in poor condition, they should be updated. Choose a design appropriate to the house and in the proper scale for each location. Keep things simple and don't mix styles. 
  • Remove small decorative accessories (wind chimes, elves, bird houses, dried wreaths, etc.) from the front of the house and the entryway. Outside clutter is as detrimental as inside clutter in photographs, and in person.
  • If you do use container plants or accessories, be sure the style, color and scale are right and that they add to, not detract from, the features of the house. A busy look doesn't photograph well.
  • Be sure no utilitarian items such as trash cans or hoses are visible when pictures are taken. Pick up any toys or bicycles. Move the boat, the RV and all the cars out of the driveway.
  • On picture day, be sure the lawn is mowed, the edges are crisp and the walkways and driveway are swept. Sometimes you can get a better picture by hosing down the driveway and walkway just before the shot is taken to clean them and intensify the color of the materials.

When the pictures are taken, make sure you have several to choose from. Insist on having final approval of the money shot before it goes public on MLS or the internet. If it takes more than one try to get a great picture, it's worth the effort. Remember that this image is the bait that you're dangling in front of prospective buyers to attract their attention. The interest the picture generates (or doesn't) can be money in your pocket, or money forfeited. It's up to you.


By:  Sandy LeRoy