For Realtors Only~

                   Before leaving home this morning, did you brush your teeth and comb your hair? 

That shows me that you believe in the value of staging!  Just as you "market yourself" by putting your "best foot forward" you want the properties that you list to look their very best.  Successful agents like you already know that professional home staging works, so why aren’t you staging every listing? 

The challenges lie in three areas...

 1.  Cost

 2.  Convincing the Seller

               3.  Finding the right stager

I listed COST first, but cost is not the most significant challenge because VALUE JUSTIFIES COST.

·         According to the NAR, the average staging investment is between 1 and 3 percent of the asking price, and generates a return of 8 – 10%

·         USA Today reporter in a survey of over 2800 homes reports that staged homes, on average, sold in half the time that the non-staged homes did.

·         Avoid a price reduction:   NAR survey says that properties still on the market after 4 weeks sell for 6% less than ones sold sooner!  To avoid a price reduction stage your properties FIRST – certainly before the Realtor tour!

·         Staged homes are the basis for beautiful on-line photography which attracts buyer traffic.

·         Staging transforms the home, making it stand out, attract buyers and get offers

The real challenge is in CONVINCING THE SELLER.

·         Because of the personal attachment to their homes, sellers often lack objectivity.

·         According to Home Staging Resource (HSR) “The first goal of staging is the transformation of the home seller.  The seller needs to cross over from viewing their home as their ‘beloved home’ to their number-one ‘marketing commodity’ or product to compete and sell for the best price. 

·         Some sellers think they can do it themselves, but YOU know the value of hiring a professional.  It is the same difference between a property presented “for sale by owner” and one listed by a professional Realtor.

·         Some Realtors think they can stage it themselves

·         Why would you do that?  You already have enough to do!

·         Hiring a professional gives you more credibility:  Would you seem credible if you also appraised and inspected the homes you sell?  You can’t be an expert in everything!

·         When constructive criticism is in order on the hard personal issues – like smell, treasured collections and cleanliness -- letting the stager handle the situation protects your relationship with your client.

·         YOU are the one who sells the homeowner on the value on professional staging.  Just as you guide your clients through every step of the sale, encouraging them to stage their property is in their best interest.   Cozy Chic can help with slideshows of staged properties, testimonials and by consulting on property with you and your client.

Finding a STAGING PROFESSIONAL you can trust with your listing

·         The stager, and the job she does, is a reflection of you.  It is important to find one who understands the importance of preparing the property to emotionally appeal to buyers, so that they can imagine living there.

·         Cozy Chic Design & Home Staging is proud to have been voted #1 in the “Best in 2011” for Solano County in the Interior Design/Staging category. 

When you stage with Cozy Chic Design you provide a platform for us to “show off our skills” – and that builds our reputation.   As Cozy Chic Design stages your properties --we help build your reputation for listing move-in ready homes marketed specifically to buyers.   Other agents want to show your properties!   In a cyclical industry nothing is better than to have a quality listing reputation.

 Let’s work together in this New Year!

The Layered Look ~ a perspective on warmth.

Remember the little kid in “A Christmas Story” who wore so many layers of clothing that when he fell over in the snow, he couldn’t get back up? While too many clothes can create an immobilizing bulk, dressing in layers can be an effective buffer against the elements of nature. Fashion-istas suggest a maximum of three layers for indoor-wear. These layers can include extra shirts, skirts over pants, sweaters, chunky knits, socks, leggings, tights, wool scarves and vests. Outdoor wear can add even more layers-- boots, gloves, hats, capes and of course, the winter coat.

Fashion experts advise that following a few simple layering techniques can make the difference between creating a personal style, and just adding weight, messiness and bulk. Their ideas include mixing fabrics, staggering the necklines depths, using a variety of sleeve lengths, and using neutral color tones.

Layering techniques can also be used to “dress” homes for the winter months. Well chosen, well placed “decorating layers” not only add physical and visual warmth to the decor, but may afford the opportunity to conserve energy and money by keeping the thermostat turned down a notch or two.

Here are some suggestions on how to add layers of warmth and coziness to your home décor during the cold winter months:

· Add Nubby Textures

Pile on the rugs! On top of the hardwood floors, on top of tile and even on top of the carpet! Not only do rugs and carpet runners help to counteract the coldness of wood and tile floors, but they also can add color, texture and/or pattern to the room. Choose a neutral color, or a multicolored area rug that has within its palette, the color of the existing carpet.

· Add some Snuggly Softness

Chenille or fleece throws create an invitation to snuggle into them. When not in use, create a casual inviting look by tossing the throw over the corner of the sofa or chair. Baskets of blankets are always welcome in the winter – as are over-sized soft-down mix or faux-fur pillows. Fleece sheets are a must in the bedroom. If you have been using flannel sheets, you will be amazed at the wonderful warm softness found in fleece.

· Cozy up with Warm Colors

Season your décor with spicy “fall colors” as accents -- red, burgundy, gold mixed with shades of earth tones. All colors on the “warm side of the color wheel” visually heat up the space. Because brown is compiled from a mixture of all the warm hues, it always adds warmth.

· Add Décor that is suggestive of “Fun Indoor Activities”

Accessorize with books – on shelves, on tables, in short stacks under decorative items. Placing reading lamps on the end tables will create a circle of warmth and light for enjoying many a good book. Add a few puzzles to your bookcase! Create “conversation areas” by placing a couple of chairs near an accent table.

· Light your Candles! Light your Fire!

Use an abundance of candles or wax melts to enjoy the fragrance, light and the ambiance they create. Candles add mood and character while making the home feel cozy. This is true even if the candles are the “flameless” variety -- lit with batteries! Make the fireplace the room’s focal point, by arranging the seating facing it. Update your mantel arrangement, and the space above it with a winter arrangement. A basket placed on the hearth brimming with knitting projects, pine cones or kindling has a warming effect even when the fire isn’t burning.

Just as dressing in layers can create a great fashion look, decorating in layers can too. Turn your thermostat down and add some textured layers to make your home feel fashionable and cozy.

See if you don’t notice the difference. Then, if all else fails, wrap yourself up in layers of extra shirts, chunky knits, wool scarves, vests, boots, gloves, hats, socks, leggings, tights and sweaters …. Curl up under a blanket on your sofa and drink hot chocolate:)

The Layered Look -- A perspective on warmth

Remember the little kid in “A Christmas Story” who wore so many layers of clothing that when he fell over in the snow, he couldn’t get back up? While too many clothes can create an immobilizing bulk, dressing in layers can be an effective buffer against the elements of nature. Fashion-istas suggest a maximum of three layers for indoor-wear. These layers can include extra shirts, skirts over pants, sweaters, chunky knits, socks, leggings, tights, wool scarves and vests. Outdoor wear can add even more layers-- boots, gloves, hats, capes and of course, the winter coat.

Fashion experts advise that following a few simple layering techniques can make the difference between creating a personal style, and just adding weight, messiness and bulk. Their ideas include mixing fabrics, staggering the necklines depths, using a variety of sleeve lengths, and using neutral color tones.

Layering techniques can also be used to “dress” homes for the winter months. Well chosen, well placed “decorating layers” not only add physical and visual warmth to the decor, but may afford the opportunity to conserve energy and money by keeping the thermostat turned down a notch or two.

Here are some suggestions on how to add layers of warmth and coziness to your home décor during the cold winter months.

Add Nubby Textures

Pile on the rugs! On top of the hardwood floors, on top of tile and even on top of the carpet! Not only do rugs and carpet runners help to counteract the coldness of wood and tile floors, but they also can add color, texture and/or pattern to the room. Choose a neutral color, or a multicolored area rug that has within its palette, the color of the existing carpet.

Add some Snuggly Softness

Chenille or fleece throws create an invitation to snuggle into them. When not in use, create a casual inviting look by tossing the throw over the corner of the sofa or chair. Baskets of blankets are always welcome in the winter – as are over-sized soft-down mix or faux-fur pillows. Fleece sheets are a must in the bedroom. If you have been using flannel sheets, you will be amazed at the wonderful warm softness found in fleece.

Cozy up with Warm Colors

Season your décor with spicy “fall colors” as accents -- red, burgundy, gold mixed with shades of earth tones. All colors on the “warm side of the color wheel” visually heat up the space. Because brown is compiled from a mixture of all the warm hues, it always adds warmth.

· Add Décor that suggests

“Fun Indoor Activities”

Accessorize with books – on shelves, on tables, in short stacks under decorative items. Placing reading lamps on the end tables will create a circle of warmth and light for enjoying many a good book. Add a few puzzles to your bookcase! Create “conversation areas” by placing a couple of chairs near an accent table.

· Light your Candles!

Light your Fire!

Use an abundance of candles or wax melts to enjoy the fragrance, light and the ambiance they create. Candles add mood and character while making the home feel cozy. This is true even if the candles are the “flameless” variety -- lit with batteries! Make the fireplace the room’s focal point, by arranging the seating facing it. Update your mantel arrangement, and the space above it with a winter arrangement. A basket placed on the hearth brimming with knitting projects, pine cones or kindling has a warming effect even when the fire isn’t burning.

Just as dressing in layers can create a great fashion look, decorating in layers can too. Turn your thermostat down and add some textured layers to make your home feel fashionable and cozy.

See if you don’t notice the difference. Then, if all else fails, wrap yourself up in layers of extra shirts, chunky knits, wool scarves, vests, boots, gloves, hats, socks, leggings, tights and sweaters …. Curl up under a blanket on your sofa and drink hot chocolate!

It's All in a Name~

We have been called a lot of things in our business! Phone solicitors often ask for "Cozy Chicks!" -- OK, I'll take that. But the worst was, "Is this Cozy Sheets?" No way!! It's Cozy Chic Design!

When Jen Griswold and I began our decorating business in Vacaville, in 2008, we chose this name because that's what people want their homes to be.

Cozy = Snugly, comfortable

Chic = Smart, stylish & elegant

Our focus is to improve clients' lives by making their living spaces beautiful without costing them a lot of money. Our philosophy is that we can stretch decorating dollars by making good use of the furnishings and accessories out clients already own.

We call this Redesign. The process begins with a FREE CONSULTATION which gives us the opportunity to understand our clients' needs and to suggest a plan. Then, starting with their "beloved belongings" we use talent, good decorating techniques and, if necessary, other accessories to create visual harmony.

Here are a few simple and inexpensive ways to Cozy-Chic your own home!

Make it Cozy -- De-Clutter

This seems so basic but many people have too many things in too small a space, shelves

clustered with too many trinkets and furniture so big that it interrupts the traffic flow. In

order to have a relaxing, peaceful environment there needs to be some breathing room. A

familiar phrase in the design business is "Less is Best!"

Make it Chic -- Color Your World

Bold colors are in fashion. What a difference a fresh coat of paint can make! Interesting

architectural features can be emphasized with color. Create a rich impact by using a couple

of hues within the same color pallet and adding an accent wall in a bright contrasting

color. The colors become more vivid when the room is framed with a white ceiling, white

doors, window trim and baseboards.

Make it Cozy -- Create a "flow"

Continuity is initiated when the base color is carried from room to room. This not only

creates a pleasing, comfortable flow but it makes the rooms appear larger. Punctuate the

room with an accent color used a minimum of three times -- in the pillows, rugs, window

treatments or accessories.

Make it Chic -- add rhythm!

Rhythm is created through the repetition of multiple like objects. Create a rich tempo by

using combinations of the accent colors in a variety of patterns -- stripes, plaids, floral and/or

geometric designs.

Actually, our name is really

Cozy Chic Design & Home Staging!

We also stage homes that are going on the market to be sold. The same rules apply. Houses

that are for sale need to be presented as being both cozy and chic! If the home is vacant, we

supply enough items to make it warm and inviting. If it is occupied, we make it appealing through Redesign techniques -- supplementing the homeowner's furnishings when necessary.

If you need decorating help, whether you are going to be living in your home or selling it, we don't care what you call us -- just call us!

707.447.0977

Feel the fear -- and do it anyway!

Are you considering becoming a landlord?

Have the reduced real estate prices and the lower interest rates made you consider purchasing an investment property?

Are you thinking about upgrading your personal home and turning your current home into a rental?

Is the possibility of an additional stream of income enticing?

The ripple effect from the downturn in the economy and the subsequent turbulence in the real estate market has created a "buyer's market!"

Many homeowners are becoming first time landlords. One thing stops some of them - fear.

Will the tenants pay the rent on time? Will they take care of the property? What would happen if your can't find tenants? A thorough screening process --reference reviews and credit checks--will eliminate some of the anxiety.

For a new landlord, choosing the first tenant is an exciting experience. The completion of the initial Rental Agreement- and the beginning of the income as a landlord--is a "high-five" experience! The more difficult renting comes when you experience a turnover in tenants. At this junction, you will begin the process of preparing for new tenants, only this go around, TIME IS MONEY!

I have been an Interior Decorator for many years, a landlord in Vacaville for two decades, and a Home Stager for the last four years. Last year when a new apartment complex opened locally, the innovative owners, who were familiar with Cozy Chic Design & Home Staging, hired us to "stage" one of their units. They were delighted with the results, and told us, "Everyone who walks through the staged apartment, rents one of them!" While that was probably an exaggeration, they have kept the initial staging in place, showing it as a "sample apartment." Since then I have "staged" my own rental units to ensure only a minimal amount of time is lost in the transition between tenants. What a difference it has made in the ease of renting! As a result, we have added "Staging to Rent" as part of our menu of services.

Here are a few tips to give you confidence that you can keep your rentals full!

Beginning THE DAY notice is given (or you give notice) that the tenants will be moving:

1. Arrange a preliminary walk-through with the tenants. This will enable you to access the condition of the property. If it is apparent that there are things that will be the current tenant's responsibility to fix-- like holes in the wall:) -- the landlord can point those things out and state her/her expectations. This walk-through might also reveal items such as a leaking sink that are your responsibilities, as the landlord. Most of these repairs can be fixed prior to the tenants moving out--which, since, "time is money" will save you some bucks!

2. Create Curb Appeal. As soon as possible, before the moving date, get started on curb appeal.

Sprucing up the yard--trimming, pruning, mulching and mowing can be done ahead of time. Once you start to advertise, people will want to "drive by" to take a look at the property. What they see should entice them to want to see the interior.

3. The contract with the tenant should require that the home be left clean, but if you have any doubt that this will be done, go ahead and hire a professional cleaner for the day after the property becomes vacant. The cost for cleaning can come from the tenant's security deposit. If the tenants leave the home clean, cancel the cleaners.

4. If the interior needs to be painted, hire this to be done the day following the cleaners.

5. Stage the property the day following the cleaners (or painters)

6. Advertise the property. Set up appointments to view the property starting the day following "staging day." Once the property is staged, you will have beautiful photos to add to your advertising.

7. Pre-screen any interested applicants and send a slide show of your staged property to anyone who meets the criteria of a tenant. We provide a slide show for every property we stage. The same slide show can be used EVERY time your property becomes available.

8. Bring an application with you when you show the property. Be prepared to rent it to the first person who qualifies!

What? Stage Rental Property? It's a new concept!

Customarily homes are staged in preparation for them to be sold. Statistics say that only 10% of purchasers can visualize themselves living in a home that is presented "empty." This is also true with renters. Though the use of color, accessories and a few pieces of furniture, a well-staged home creates "emotional connections points" with the prospective buyers--or tenants. Using a vignette style of light staging is cost effective. It not only shows the home to its best advantage, but makes it friendlier. Here are a few more things to consider:

1. Staged properties rent more quickly! A rental property without tenants is losing money daily!

2. Rental staging is affordable. Priced by footage, the initial staging costs are roughly about the same as 10 days rent. If you are able to rent the property quickly, the staging is paid for by the rent that is not lost!

3. When a property is staged for the purpose of selling it, after the initial cost of staging there is a monthly fee for the use of the furniture and accessories. We advise that the home remain staged until close of escrow. Staging rental properties differs in that as soon as the deposit is given by the new tenants, we can "de-stage" the property.

4. The price of staging a rental property is tax deductible!

5. According to the National Association of Realtors, 84% of people search for homes online first before deciding to visit. Photos of beautifully staged rooms stand out among the competition. Unless the property is staged, the only photo opportunities are either with a tenant-occupied home, or an empty one.

The opportunities of the Real Estate market have never been better! If your inclination is to become a landlord--the market is ripe! Yes, it's a bit scary. When I became a first-time landlord, it helped me to remember one of my favorite success motto's

"Feel the fear-- and do it anyway!" I'm glad I did!

Want a free example of a "Staged to Rent Slide show?" Email me at janetdavison47@yahoo.com

Spring into Summer

By Janet Davison

I love to see the first flowers of spring break through the still-damp soil. When the daffodils and tulips “pop” into the world, seemingly overnight, bringing with them a burst of color, I know that spring has sprung and summer won’t be far behind.

Ahhh… The pleasures of spring: cool breezes, fresh air, new life, green grass, flowers, birds, butterflies… Sweet, Sweet Spring! If it only lasted longer!

Here are some simple decorating tips that help bring the essence of spring indoors – and keep it there, even when the weather outdoors has moved into the hot months of summer.

· It starts with “Spring Cleaning”

Not only is “Spring Cleaning” a great way to bring a crisp sparkle to the home, but it is also a wonderful opportunity to create a clean canvas for a fresh, new look. The key word is “simplify” and the method is “de-clutter!”

o Safely pack beloved belongings that are out of season – for use another time

o Recycle old and unused items

o Think, “Less is Best!”

· Peel off the layers.

During the winter months, people dress in layers, to keep themselves warm. We do the same with decorating. The “extra layers” that added warmth to the home last fall need to now be put away.

o Roll up the rugs – to feel the coolness of the tile, linoleum and hardwood floors

o Store the heavy textured throws

o Remove the extra pillows on the sofa or replace them with a few white ones

o Consider taking down heavy draperies – leaving just the valances and blinds

· Use “Cool” Accessories

Cool down the home visually by decorating with items that are suggestive of water and ice.

o Place family photos in white frames

o Replace colored pillar candles with white ones

o Use clear glass vases – with translucent pebbles or marbles

o A water-blue color palette has a cooling effect --- especially when accompanied with white accents

o Invest in white bathroom accents – towels, shower curtain, accessories. Think of a luxurious spa and duplicate that mode.

· Summer Themes

Some people like to change decorating themes with the seasons. Beginners might want to start with a small room that is already furnished -- the bathroom.

Some popular summer themes include:

o The Beach Scene – using aqua blues, sand tones, sea shells and beach-type accessories

o Nature-Inspired Theme – including Birds, birdcages, bird baths and nests as accent pieces

o A Tropical Theme – palm trees, vibrant greens and blues

o Or – feature a favorite vacation spot

• Bring the outdoors in.

Plants, live or otherwise, are great for decorating. Unlike any other item, greenery adds

warmth in the winter and coolness in the summer. Decorate with plants in abundance, year round.

o Replace the logs in the fireplace with plants – ferns look especially nice

o Place silk plants in the empty umbrella stand

o Add trees! With our Cozy Chic Design projects, we place trees in corners, in front of screens, beside arm chairs and behind sofas. When there is a need to add height in order to maintain good balance, we often use a tree.

o Fill vases with bouquets of fresh flowers

o A large bowl filled with apples or citrus fruits – makes a mouth-watering display for the kitchen counter or island

• Bring the indoors out

Many homes have an outdoor living space—a place to visit with friends, watch the kids in the pool,

have a BBQ or enjoy summer entertaining. This is where bright fiesta colors – orange, red, and

yellow -- show off well. This year’s popular patterns include Bright Polka Dots, Multi-colored

Stripes and Green/Brown Leaf Designs.

o Add bright colorful pillows on the patio chairs

o Use serving pieces and dishes that are splashed with color

The most important part is to enjoy-- yourself, family, friends, these good times!

Pour yourself a tall glass of ice water; add a slice or two of cucumber, some mint, perhaps!

Drink in the freshness and stay cool, while you spring into summer!

Through the Looking Glass - Decorating with Mirrors

The way a person decorates is a reflection of his/her personality.


That being said, I guess I am one "wild and crazy gal!"

My husband surprised me one Valentine's Day by converting the space below our stairway into a wine "cellar" and replacing the mirrored door that had been there with a grape-sculptured metal gate. I then surprised him by hanging the abandoned door sideways in our 1/2 bath.

Above is a photo of our bathroom wall.
The decorating in this tiny room breaks all kinds of rules, except one:

Rule 1 -- Use light colors in small room.

The walls are the deepest most intense hues on the paint charts.

Rule 2 -- In confined areas, it is best to limit the number of wall colors to two. The walls you can see in this photo are green, blue and red, respectively. The one you can't see is orange.

Rule 3 -- Do not place mirrors where they reflect each other.

On the wall opposite the door are three small black mirrored doors hung frame to frame, side by side. In them you can see doors reflecting doors, reflecting doors, reflecting doors...

Rule 4 -- Rules are made to be broken Finally! This is the one I didn't break!

I love incorporating mirrors into decorating because they have both a functional and a decorative value. Somehow their functional value helps me justify my purchase wherever I come across another beautiful mirror.

Using mirrors for their functional value:

The practical value of mirrors is based on the fact that they reflect everything that is put in front of them. It is important to always determine what view will be cast in the mirror before hanging it. Make sure that what will be reflected is something worthy of being duplicated--as opposed to the kitchen sink, or a doorway out of a bathroom.


Mirrors increase the lighting the the room making dark areas lighter and smaller areas appear larger. The increase of natural lighting created by the use of mirrors can be an asset to the growth of indoor plants, while mirrors placed opposite a window can bring the outdoors in -- often giving the illusion of a second window.

Using mirrors for their decorative value: The decorative aspect of mirrors is derived both from their frames and from the way they are placed in the home. Sometimes the difficulty of finding the perfect print to complete a room's decor is easily solved by using a mirror. As long as the frame compliments the integrity of the room, the mirror itself -- which is simply a reflection -- will naturally match the decor perfectly.

Here are a couple of ideas on creative placement:

• Tall, simply framed mirrors grouped together side by side will elongate a room and will cast a comfortable repetition of fragmented segments in their reflection.
  
• Unique and interesting reflections are created when mirrors wrap around an interior corner.


• Mirrors make crisp, interesting placemats and trays.


• A contemporary look is created by hanging multiple like-framed mirrors close together in a grid. Normally grids are shaped into a square or a rectangle by using 4-6 columns and rows.
  
• Attach mirrors to the inside back of shelving units for an interesting effect. It is important that the items on the shelves are kept to a minimum and remain uncluttered. Crystal vases or plants work well on mirror-backed shelves.
  
• Mirrors can be "leaned" rather than hung when placed on a sturdy surface such as a mantel. This technique is especially good if the room is well used and not always "picture perfect." A mirror that is leaned against the wall tends to reflect above the "activity" of the room. In this case, the decorative value comes from the frame.


• Place mirrors on the lower third of the wall in a child's roo
  

One serious "don't..."
Do not hang mirrors in alignment with the edges sof a corner that bends back -- leading into another area of the room, or another room. This gives the illusion of empty space, and people unfamiliar with your home will, especially at night, whack themselves in the head by running into the corner. I once ran into this type of corner mirror arrangment in a hotel room... twice in one night!

Which, actually, explains a lot. :)