More than anything else, photos sell your home. 95% of people see your home for the first time on the internet and most of those people decide to see it in person based on the photos. This is not the time to pull out the iPhone and snap a few quick pics. A professional photographer with professional equipment will be able to make your home stand out and, in some cases, look even better than it does in person. With almost all of my listings, I also pay for the photographer to do a virtual walkthrough, sometimes called a Matterport tour for the type of camera that is used. This allows people to walk through the home virtually by clicking on spots within the floor plan. Each of these spots is where the 360-degree camera took shots so the person viewing it can see every corner of the house as if they were there. It also provides complete floor plan of the house and what is known as a dollhouse view.

Before the photographer comes to your home though, there are some things you need to do. I can’t tell you how many photos I’ve seen online where dirty laundry was left on the bed, the toilet seat was up, or the kitchen counter was crowded with appliances or just plain junk. Sure, some people will have the vision to look past all of that. After all, they’re not buying your junk, just your home, but many people will take one look at a few photos and decide the house is not for them just based on the mess. When we purchased our last home, we paid far less than I think we would have had the owner taken the time to declutter and clean. We had the vision to see it was a good home for the price so, in a market where most homes were selling in under a week with multiple offers, this one had sat for months.

So what do you need to do, beyond removing the dirty laundry from the bed and putting the toilet seat down? In short, pretend like you’re entertaining your boss or welcoming your girlfriend’s or boyfriend’s parents over for the first time. Here are some things to consider well in advance, not the morning the photographer is coming over. A good photographer will do some things, like close the toilet seat, maybe even open the blinds to let in more light, but it’s actually your job to do so.

• Do a deep clean. Sure, the camera is not going to pick up tiny specks of food on the kitchen floor, but you’d be surprised what it will. Make it shine!
• Remove as much as possible from counters, tables, and desktops. The general rule of thumb is to leave one or two kitchen appliances on the counter, maybe the toaster and the coffeepot. The more you remove though, the bigger the space will look. Do the same in the bathrooms. It’s okay to leave the hand soap dispenser and you might want to dress it up with a small plant, but beyond that, put it in a drawer or a box. Anything you aren’t likely to use in the next month or so might as well be packed away. It’ll save you from having to do so when it’s eventually time to move.
• Pick up all the toys and other smaller items around the house and in the yard. If the kids have a play kitchen or a large toy truck, it’s okay to leave those out if they are not easy to store, but put them up against a wall or place them otherwise intentionally. A stager will be able to help you with that.
• Consider removing some of the furniture. The less furniture in a room, the bigger it will look. Of course, you actually want to have some to help potential buyers envision how they are going to use the space, but if you have extra chairs or tables crowding the space, move them to the garage. This is especially true for that raggedy old chair that the cat shredded. Again, a stager will be able to help you with what should stay and what should go. You may even consider selling or donating some furniture if you’re not planning on taking it with you.
• Remove all the papers and artwork from the front of the refrigerator. (It’s probably okay to leave one picture your kid made if you really want to, but again, less is more.)
• Make sure all the light bulbs are working. Smoke detectors as well. You don’t want those things beeping away during a showing because the battery has died.
• If you don’t store your trash under the counter, put it in the garage along with the big dog food container.
• Make sure the bathroom and kitchen towels are clean and neatly folded. You may even consider buying some new ones to brighten up the space. The stager can help with this. Many times, they’ll even provide you with towels that can add color to the space.
• Remove bath mats from the bathroom.
• Make the beds. This is another area you may consider investing in new bed linens or decorative pillows or having the stager provide some.
• Hide any extraneous cords and remotes.
• Mow the lawn, weed the garden, pressure wash the driveway, patio, and walkway and clean any dirt away from the siding, and wash the windows both inside and out. Consider planting some colorful flowers if it’s appropriate for the season.
• Put away any gardening equipment and clean the outside of the grill. You may want to buy a new grill cover if the old one is dirty or worn.
• Park cars inside the garage if there is room or park them away from the house. You can, of course, put them back in the driveway once the photographer is done, but for the photos, you want a clear view of the front of the house, not your car.
• Consider depersonalizing your home as much as possible. People should really be judging the home itself, not the occupants, but you’d be surprised how many people may pass on a house just because there are things inside they don’t agree with like political messaging they disagree with or even sports memorabilia from a team they don’t like. Of course, this is totally up to you. It might be that the provocative sign, if the potential buyer agrees with it, might be the thing that seals the deal.
• Open all the blinds and turn on all the lights just before the photographer arrives.
• Prior to a potential showing, make sure the place smells nice. Air it out if you have pets or teenage boys. Take out the garbage. Consider lighting a neutral smelling or putting an air freshener out. Stay away from strong smells that some people may be allergic to though.
• If it’s appropriate for the season, light the fireplace. Do this, of course, only if you know someone is coming to tour your home immediately after you leave.
• Prior to showing you may also want to put on some quiet and calming music.
• If you have a hot tub or pool and it’s appropriate for the season, remove the cover and turn on the jets.
• If you have outdoor patio lights, turn those on for evening showings.