The Art Of Staging A Dining Room

The dining room can be a very inviting area. For many it's a place to share meals and visit, but may also be used to do homework, craft projects or play games.

While some use place settings on tables when staging, I usually do not - and here is why. Space allows people to envision the table for whatever activity they enjoy. Also, a table is usually set prior to a meal and not at other times, so I stage for how it may look in daily use rather than "for show". Let's look at two photos of staged dining rooms as examples.

It is common to put an attractive centrepiece on the table, and the first photo shows how this can draw the eye to notice the dining room.

However in the next example there is a spectacular view outside. So a small, low centrepiece was chosen which does not stop the eye at the table. Instead, we wanted potential buyers to notice the view as well as the dining room. The photography also ensures that both the inside and outside are visible for online advertising.

So rather than use a cookie-cutter formula, these photos illustrate how a professional stager works to draw the attention of potential buyers to the unique features of different homes.

How To Sell A "Man Cave"

"Man cave" is a popular term for a room that features the hobbies and interests of the man of the house. But what happens when you are selling - is having a room arranged this way a selling feature or an obstacle?
Home staging differs sharply from home decorating in these cases. The lifestyle and needs of the owners are paramount when decorating, however when staging we first consider the interests of potential buyers, to attract them to purchase the house.
With this in mind, stagers typically return a room to its original purpose. So a family room, bedroom or garage set up as a 'man cave' would be staged to show its original use to potential buyers instead. And since we cannot predict what hobbies or teams buyers will like, sports collectibles are removed and pre-packed to be enjoyed in the owner's next home.

Before Staging: A fun 'mancave' area set up to watch sports and display team collectibles.

After Staging: The family room is returned to it's original purpose. Notice how the green rug accentuates the cork flooring, a selling feature of this home.

Why Would a Decorator Hire A Stager?

Architectural design is a key part of any property for sale. Just as people choose clothing, hair styles and makeup to accentuate their best features, good stagers select and arrange items to accentuate the special features of each property they work on.  Attention might be drawn to the quality, detail, beauty, size, view, or functionality of a design, to name a few. This purpose differs from decorating, which may draw attention instead to the personal belongings or lifestyle of the owner. For this reason, even a nicely decorated home may benefit from the focused involvement of a stager when it is offered for sale.

The placement of this furniture deliberately draws attention to the window, an architectural feature of this room. Notice that plants chosen draw the eye to, but do not block the view of, the window.

The flowers are placed to draw the eye through the lovely archway into to kitchen,  but not to detract attention from the renovated cabinets, backsplash, sink, and lighting.

Pillow Talk

Extra pillows are often used on beds when staging. This is done to add interest and create a focal point in a way that suggests comfort and luxury. My husband, who occasionally assists with staging projects, has become a bit of a pillow designer lately, arranging the pillows on our bed each day in unexpected patterns. Instead of relying on tried and true pillow arrangements, this reminds me to be imaginative. Here are a couple of his interesting creations.

Unexpected, yet interesting design.

Gives a 'tucked in' look.

Natural Colour Palettes

Inspiration surrounds us in nature. People respond instinctively to the array of colours we see outside. For example, fall leaves have many popular shades used in homes: greys, light browns and tans, soft greens with bluish shades, muted reds, and bolder ones with violet as well. The proportions in nature also give clues about design, with bold colours adding highlights, different shapes for variety, small areas of black and white for contrast, and a unique item (speckled leaf) for a focal point. When choosing a paint colour, consider where it is found in nature, the proportions of it you normally see, and other colours typically found with it.

Photography For Staging

Once staged, great photography makes a huge difference in the quality of your online photos. Most buyers today begin their search online, and use the pictures to narrow down the homes they will visit in person. The photo to the left was taken after dark with a 'point and shoot camera', and the flash is unable illuminate the room enough to show off the colors and dimensions. The photo below was taken with a digital SLR camera during the day. The lighting is better, the details are sharper, and a wide angle lens shows off more of this beautiful home.

A Space Transformed - WOW!

The before and after pictures in this example illustrate how decorating and staging can differ. The first photo has a decorative approach, incorporating lively color and special belongings into the decor. Many changes were made to arrive at the new look in the "after" photo.  From a staging perspective, the renovated look would appeal to more buyers because neutral colours are used, complemented by modern fixtures and accessories.

Before

After

Doggone It!

This t-shirt came with a beautiful embroidered dog image. However, even though the large dog in the before picture has the detail, the lettering and smaller dog compete with it because they are in colour. So I painted the large dog to make it stand out. This sharpened the focal point, and the embroidery remains to give texture and detail. Notice how the camera now identifies the white from the gray better in the second photograph, shot in the same location.

Before

After
 (My apologies to papillon breeders for not defining the 'butterfly' markings distinctly)

Get A Handle On Things

Changes don't need to be expensive to make a noticeable difference. The area around handles and knobs can become worn or dirty, and fixtures themselves can date a property due to the materials and styles used. Simply changing the handles, and cleaning up fingerprints can give cupboards and closets a refreshed look. Changes like these deliver a good return for a small investment.

Before

After

Curb Appeal Draws Buyers

Curb appeal refers to the way your house looks when you first arrive and view it from the "curb". This first impression is important because buyers draw conclusions from the minute they arrive. Paint is one way to change the exterior of a house, but it is a big investment. To help select colours, Little City Staging uses photo technology to preview how various changes improve the curb appeal of your home. Simple changes can make a huge difference through the use of colour and focal points, resulting in a faster, more profitable sale.

Before: It can be difficult to picture how a change will look.

After: A color change updates the exterior and the focal appeal of the door is improved.
Little City Staging shows in advance how changes could improve your curb appeal. 

Counterpoints

Space to work in a kitchen is essential. Buyers also want kitchens that are attractive and up to date. In the one shown, old countertops were replaced with new ones in a dark laminate for a more sophisticated look. A hammered metallic backsplash was added to unify the space, reflect in light, and feature chrome fixtures and appliances. Items were removed and staged to make counter space inviting. This relatively small investment (approx. $1100) makes this kitchen more saleable to reduce time on the market and potential markdowns.

Before

After

Sell...ebrate Christmas!

Many people decorate for occasions like Christmas. When staging an occupied home, consider which takes precedence for the owner: to maintain traditions, or to sell? Their answer may depend on the urgency to move. Decorations are not forced on those who don't use them, but generally one wants to create an inviting atmosphere for the buyer, and a home totally void of decorations might seem a bit stark. Use tasteful, well-placed items such as a wreath, tree or accessory in main areas. Avoid overuse of lights and decorations so they do not distract from the property itself, and keep it simple so it is easy to un-stage after the holiday ends.

Mixing Old With New

Older items have different lines, materials, features and uses than modern goods. When staging, consider the design more than feelings of nostalgia, which buyers may not share. To avoid making a house look dated (like "grandma's house"), don't feature items from the same time period when the house was built if it is several years old. (For example, shag carpet in a house built before the 1970's could look outdated, even if it was new). However, quaint features in an older home (such as glass doorknobs) can be appreciated if the furniture and decor is modern and appealing, so buyers can see it is by choice that the features are preserved. Similarly, an antique item showcased in a brand new home can add depth and interest to a room because it is unexpected.

An antique lamp displayed with some newer items.

Jewelry from the past (a lady bowling in a dress) on a new sweater.

Blonded wood, an eye catching stain technique from the 1950's.

Old Furniture May Not Be Vintage

Furniture can really influence the look of a room. Outdated furniture can draw attention to the age of an older home, and a vacant home is difficult for buyers to envision furnished. Empty rooms can also seem stark and uninviting. A quick way to bring modern furniture into a home temporarily is to rent it. Furniture rental companies look after delivery, set up and removal, and the opportunity to rent on a weekly basis makes this choice affordable. You also have the option to purchase the furniture if you like using it.

A living room can receive an updated or more upscale look with rented furniture.

Nice furnishings make vacant rooms more appealing.

Underpainting: It's Like Underwear for Art

This painting involved a technique called underpainting. Some benefits of underpainting are:

• base colors can peak through the brushstrokes of the upper coat, providing visual interest or enhancement of the top color.
• colors beneath can create visual shades and highlights in the top color.

Essentially, paint is applied as a ground, before the final product is applied over it.

This often occurs inadvertently when painting walls. Shades of paint on a wall beneath make brush or roller strokes more visible, and may reflect a different color through the topcoat. Unless you want to feature the brushstrokes and the color beneath, as some finishes do, most people use primer or extra coats of paint to make them less visible.

The underpainting in this picture was yellow beneath the green, green beneath the red, and orange beneath the blue.

Switch It Up

Often the light switch is the first thing you reach for when you enter a room. Most rooms have other focal points, and light switches just blend into the background. A bathroom may be one area where you feature a unique switchplate, because the room is small and fixtures are noticeable. For staging, however, remember that the contents of rooms leave when you move. So if the switchplate matches the decor/contents, consider replacing it with one that suits the room itself.

Before: Decor switchplates tend to match the current owners' belongings and taste.

After: A new one was chosen to match fixtures in the bathroom.

Adore A Door

Sometimes homes aren't built exactly how we'd like, but can be adapted to our needs. For example, a bedroom built near an outside entrance, but with a wall between, could be turned into an office by the addition of a door. You can still return this room to its original use as a bedroom, if the door allows for privacy. In addition, a room can be brightened by adding a door with glass in it to let more light stream through.  This is usually easier than adding another window, and allows more natural light in.

New door added.

After Paint.

It's Interesting ... and It Works Too.

Some things are functional AND interesting to look at, providing a double benefit each time we use them. We want rooms to have a focal point, but if too many items compete for attention it can make a room look 'busy', and distract the viewer. So use such items sparingly to provide interest in a room, the way accessories enhance clothes, and ensure there is a strong focal point with which they do not compete.

Besides being functional, this item has a fun design as well.