What can you do as a Vendor to prepare your property for sale? The following two statements, will help you to think, like a buyer.

'remove objections'

'think first impressions'

Objections such as removing an old water stain from a long-fixed leak need to be sorted so that buyers will not immediately begin to doubt your property. Buyers can notice one defect and then go on to look for all the others. Buyers will often use objections to fight the Vendors price at negotiation time.

The old adage that you only get one chance to make a first impression is never more appropriate than when applied to selling a house. If you are serious about successfully selling your home, begin from the street and critically look at your property. (If you don't think you can be objective enough, ask a friend to help.)

does it have street appeal?

are there garden areas that need refreshing?

would a new letterbox be a good starting place?

is the paintwork up to scratch?

Think like a buyer, because the potential buyer for your house could be driving by at any time and making a judgment without even setting foot on to the property.

The entrance needs to be the best that it can be. A fresh coat of paint or polyurethane is important here. New door furniture such as a brass knocker or new numbers add a touch of interest. Tubs of flowering plants at the doorway can also transform a drab area without great cost or effort.

Interiors are easily improved so clean everywhere and everything (remember the wardrobes, cupboards and oven as most buyers will check these.)

think smell

If you are a pet owner, you lose awareness of the inevitable animal odours. Your buyers, however will be very aware. Regularly wash the dog if it spends time indoors. Use plug-in fragrancers or an oil burner for fresh background smells - lemon fragrances are light, pleasant and will suggest cleanliness.

Always check the toilets prior to an open home in case the children were the last to go and forgot to flush. And always remove bags of rubbish from the property before an open home or buyer appointment.

Remember the 'comfort smells'. Breadmakers baking cinnamon bread provide irresistible aromas.

A sneaky way to accomplish the same result is to warm cinnamon quills on a foil plate in the oven. And of course, percolating coffee is always popular.

think temperature

On a hot day delay leaving your home until the salesperson arrives so that all windows and doors can be opened to allow a breeze through. Use fans if needed.

In winter heating the living rooms is essential and some background heat in the bedroom areas is sensible. I recall buyers who fell in love with a roaring fire on a cold day and then bought the house on the strength of it. A fire can create an ambience.

Buyers always look for signs of damp so use a dehumidifier if your home is prone to damp. Ensure that signs of mildew are removed with a mild bleach solution and pay special attention to bathrooms, laundries or south-facing rooms.

think space

You may enjoy having lots of treasures on all the surfaces in your home but the potential buyer may not share your enthusiasm. 'Clutter' can cause buyers to feel that a room is smaller than it is, so putting excess furniture into storage may be necessary. To create the illusion of space, a well-placed mirror can be very effective.

If you don't have nice art or furniture, think about begging, borrowing or hiring some pieces for the duration of the marketing period. It is amazing what effect a good piece of art can have on a room.

Creating dynamic colour and flair is not expensive. Cheaply framing colourful kids' art can create vibrancy. Using colourful throws can do wonders to camouflage aging furniture and fresh duvet covers create an impact in the bedrooms.

Always use fresh flowers in the living areas. They do not need to be expensive - just colourful (and alive!)

accentuate the positives

Try to make the very best of any natural features. If you have a beautiful bathroom, fill the tub and float rose petals. If you have a spa bath, have it working, complete with bubbles. Leave a bottle of wine and two glasses on the outdoor table. Try to paint a picture of how your property can be enjoyed.

Background music can be useful to set the mood as long as it is easy listening or classical. It is friendly and will give buyers a sense of conversational privacy as they explore the house.

think safety and security

Always double-check that nothing dangerous is left where children visiting with parents may come to harm. All medications and valuables should be out of sight and out of reach. While theft is rare from open homes, it's impossible for your agent to be in all the rooms at all times.

Buyers' children do create worry for salespeople because they move fast, are unpredictable and not always supervised by preoccupied parents. Fragile ornaments and child-attracting goodies need to be made safe.

At every open home I will ask potential buyers to give their name and address. If the visitor refuses, saying they don't want to be contacted by an agent that they perceive to be 'pushy' then I will promise them I will not make the follow-up call.

don't forget exteriors

Renovating a tired garden usually pays good dividends for the effort. Weed matting (or newspaper) and fresh bark can ease your commitment to gardening during marketing, but fresh flowering plants or annuals play a real part in showing a garden off.

Always remove garden waste and pay attention to the detail of your maintenance, eg trim the edges around paths and trim hedges or dead branches from trees. Ensure any gardening chemicals are out of reach of young children.

Garages are often dark and dirty. A tidy-up and a dump trip will not only make it more appealing to your buyer but will make moving time simpler for you.

To freshen up exterior paintwork and remove moulds, use one of the fast-acting spray-on/wash off preparations or have the house professionally washed. For the enthusiastic, concrete and cobblestones also get a fresh look with a water blaster.

On open home days, do not have the family wash on display. A clothesline is a necessary evil but seldom an attractive landscape feature. Do not highlight it more than it needs to be with washing.

Always ensure animal droppings are picked up and disposed of. Look at your garden from inside your home, particularly the living areas and the main bedroom. Is there something of interest to view? Add appeal with 'removable' extras such as a rustic birdhouse hung from a tree, an inviting hammock or a tub of roses.

remember

Good preparation before going to market will pay off at negotiation time. If a buyer has only seen your house as well-presented, they will feel less able to nibble away at your price on the basis of all that needs to be done.