Trouble selling house, advice please
Discussion
Afternoon everyone.
I’m after some advice. I am selling an empty house which was previously rented out. It’s quite eccentrically decorated, a bit tired, and it’s been on the market for over a year. It’s been sold four times, but we have been let down in each case, once a matter of days before completion. Each time, the buyer has made some kind of feeble excuse. Presumably, they have found somewhere they prefer and backed out because of that.
What I am wondering really is whether it might be worth getting the interior painted white, replacing the carpets and possibly the interior doors? That could be done for, I am guessing, maybe £5k? We could take it off the market and then have the agent do new photos and put it back on with the costs added in? Not sure what to do, really, and not keen on another winter of having it unsold.
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I’m after some advice. I am selling an empty house which was previously rented out. It’s quite eccentrically decorated, a bit tired, and it’s been on the market for over a year. It’s been sold four times, but we have been let down in each case, once a matter of days before completion. Each time, the buyer has made some kind of feeble excuse. Presumably, they have found somewhere they prefer and backed out because of that.
What I am wondering really is whether it might be worth getting the interior painted white, replacing the carpets and possibly the interior doors? That could be done for, I am guessing, maybe £5k? We could take it off the market and then have the agent do new photos and put it back on with the costs added in? Not sure what to do, really, and not keen on another winter of having it unsold.
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If it was me, I would:
1) Paint every interior wall in Farrow and Ball 'Ammonite'. It's really subtle off-white. It is a very pleasing neutral colour and will give some smart contrast against the white skirtings and door architraves. Obviously don't buy Farrow and Ball... go to any trade decorator centre and ask for something like Johnsons emulsion mixed to the Ammonite colour.
2) Have all the woodwork inside repainted in white satin to freshen it up.
3) Replace all the carpets with really cheap ones, but in a cream colour.
4) Repaint the garage door in a mild/tasteful colour. The blue at present is a bit shocking.
You could easy do all that for well under £5k. I would say it will cost £300 for decorating each room, £200 for a cheap carpet to be fitted. Say £500 ish a room for a quick tidy up. Add a bit more for removal of wallpaper and so on.
You would be amazed how much a bit of paint can influence people. Most can't see past the dodgy colours.
1) Paint every interior wall in Farrow and Ball 'Ammonite'. It's really subtle off-white. It is a very pleasing neutral colour and will give some smart contrast against the white skirtings and door architraves. Obviously don't buy Farrow and Ball... go to any trade decorator centre and ask for something like Johnsons emulsion mixed to the Ammonite colour.
2) Have all the woodwork inside repainted in white satin to freshen it up.
3) Replace all the carpets with really cheap ones, but in a cream colour.
4) Repaint the garage door in a mild/tasteful colour. The blue at present is a bit shocking.
You could easy do all that for well under £5k. I would say it will cost £300 for decorating each room, £200 for a cheap carpet to be fitted. Say £500 ish a room for a quick tidy up. Add a bit more for removal of wallpaper and so on.
You would be amazed how much a bit of paint can influence people. Most can't see past the dodgy colours.
I've seen a lot more "eccentric" than that -yes it looks a bit tired but doesn't look offensive and presumably none of the 4 non buyers were put off by the colours ?
Price wise how does it compare to other similar properties in the same location ?
What has the Agent suggested to make a sale happen ?
Spending £5k to make it more neutral and appealing is fine ( and yes agree the doors wouldn't be my cup of tea ) but if the new owner is just going to put their own stamp on it then maybe the money being added won't by itself help ?
Price wise how does it compare to other similar properties in the same location ?
What has the Agent suggested to make a sale happen ?
Spending £5k to make it more neutral and appealing is fine ( and yes agree the doors wouldn't be my cup of tea ) but if the new owner is just going to put their own stamp on it then maybe the money being added won't by itself help ?
Thanks all, some really good advice already.
To answer some questions:
1. The agent is sure it is priced correctly for the area. We've reduced it by 10k since it went on the market last summer.
2. The agent has advised to sell it as it is, on the basis that the new owners would do their own thing anyway. But as MB says above, I reckon people are actually put off by it as it is, and some new paint might create a lot more interest. It's a bit gloomy in there. The bedroom doors are dark and old-fashioned, the carpets are dark and old, and the paint/wallpaper is just weird.
To answer some questions:
1. The agent is sure it is priced correctly for the area. We've reduced it by 10k since it went on the market last summer.
2. The agent has advised to sell it as it is, on the basis that the new owners would do their own thing anyway. But as MB says above, I reckon people are actually put off by it as it is, and some new paint might create a lot more interest. It's a bit gloomy in there. The bedroom doors are dark and old-fashioned, the carpets are dark and old, and the paint/wallpaper is just weird.
If you've had 4 buyers , it's not like the house isn't selling just that you've been unlucky.
Decor's not necessarily to my taste but generally looks clean and in good nick so doubt the decor is what making it fall through (as others have said a lot worse has been posted on here!)
A spruce up may attract a quicker offer but still just as likely to fall through
Decor's not necessarily to my taste but generally looks clean and in good nick so doubt the decor is what making it fall through (as others have said a lot worse has been posted on here!)
A spruce up may attract a quicker offer but still just as likely to fall through
Yeah, get the place repainted in something light and neutral throughout. Cheap, beige, new carpets. Garage door - white. Also stick a second hand washing machine in the hole so it doesn't look abandoned. And make sure the agent has turned off the kitchen tap...
The agent's photos are woeful. Especially that room with a brick wall in it. Get that plastered over and painted, it looks terrible in that era of house, and get the agent to photograph the place properly.
The agent's photos are woeful. Especially that room with a brick wall in it. Get that plastered over and painted, it looks terrible in that era of house, and get the agent to photograph the place properly.
I don't think you'll make back the money spent on redecorating so you'd just have to accept it as a loss to try and expedite the sale.
Also given you've had at least four offers the price is clearly in the right ballpark. But you're probably now in a bit of a doom loop where the fact that it's been listed for so long may in itself put off people (anyone who's been looking will assume there's something wrong with it hence the repeat re-listing).
Of the pictures you've posted, I don't think it's particularly eccentric and it's not offensive. It looks like it would take very little to turn it into a perfectly nice house and if we can see that online then any sensible buyer should be able to, too.
What's your estate agent like? Maybe the problem is there - you would've hoped they would've been on top of due diligence at the point of offer to reduce the chance of the sale falling through (more than once seems like an excess of bad luck, four is ridiculous).
Also given you've had at least four offers the price is clearly in the right ballpark. But you're probably now in a bit of a doom loop where the fact that it's been listed for so long may in itself put off people (anyone who's been looking will assume there's something wrong with it hence the repeat re-listing).
Of the pictures you've posted, I don't think it's particularly eccentric and it's not offensive. It looks like it would take very little to turn it into a perfectly nice house and if we can see that online then any sensible buyer should be able to, too.
What's your estate agent like? Maybe the problem is there - you would've hoped they would've been on top of due diligence at the point of offer to reduce the chance of the sale falling through (more than once seems like an excess of bad luck, four is ridiculous).
I sold a house a few years ago that was looking slightly dated and tired but wasn't drastic to look at. It was a mid 90's new build which was previously owned by an older couple who had older tastes.
Before I put it on the market I did a few things on a budget, just to make it more presentable. I painted most of the rooms in a neutral colour. I kept the bathroom suite, not the best but it was white and inoffensive, but replaced the bath panel for a more modern looking one. I kept the kitchen unit carcasses in place but replaced the cupboard doors for modern white gloss ones including new handles. I re-painted the fences and decking to freshen it up, etc.
All jobs that took a bit of effort but I pitched it at a similar price to others in the area which had been up for a while including a couple in the same street. It sold to the first person who looked at it and all within a week of going up. I don't think I got my money back in terms of adding any value but I suspect that all of the little jobs just made it more presentable and easier to sell.
Before I put it on the market I did a few things on a budget, just to make it more presentable. I painted most of the rooms in a neutral colour. I kept the bathroom suite, not the best but it was white and inoffensive, but replaced the bath panel for a more modern looking one. I kept the kitchen unit carcasses in place but replaced the cupboard doors for modern white gloss ones including new handles. I re-painted the fences and decking to freshen it up, etc.
All jobs that took a bit of effort but I pitched it at a similar price to others in the area which had been up for a while including a couple in the same street. It sold to the first person who looked at it and all within a week of going up. I don't think I got my money back in terms of adding any value but I suspect that all of the little jobs just made it more presentable and easier to sell.
paulguitar said:
Thanks all, some really good advice already.
To answer some questions:
1. The agent is sure it is priced correctly for the area. We've reduced it by 10k since it went on the market last summer.
2. The agent has advised to sell it as it is, on the basis that the new owners would do their own thing anyway. But as MB says above, I reckon people are actually put off by it as it is, and some new paint might create a lot more interest. It's a bit gloomy in there. The bedroom doors are dark and old-fashioned, the carpets are dark and old, and the paint/wallpaper is just weird.
Except the 4 buyers were buyers until they found out something ?To answer some questions:
1. The agent is sure it is priced correctly for the area. We've reduced it by 10k since it went on the market last summer.
2. The agent has advised to sell it as it is, on the basis that the new owners would do their own thing anyway. But as MB says above, I reckon people are actually put off by it as it is, and some new paint might create a lot more interest. It's a bit gloomy in there. The bedroom doors are dark and old-fashioned, the carpets are dark and old, and the paint/wallpaper is just weird.
Maybe replace the newspaper floor with something less obvious for starters.
I can't see that much wrong with it tbh,
Maybe slap some decent wallpaper in the lounge, and paint the skirting boards.
The interior doors look a bit basic, and 1970 ish, maybe consider painting them.
On the positive side, it's a nice back garden, ideal for a young family with young children.
Good luck.
Maybe slap some decent wallpaper in the lounge, and paint the skirting boards.
The interior doors look a bit basic, and 1970 ish, maybe consider painting them.
On the positive side, it's a nice back garden, ideal for a young family with young children.
Good luck.
Skodillac said:
Yeah, get the place repainted in something light and neutral throughout. Cheap, beige, new carpets. Garage door - white. Also stick a second hand washing machine in the hole so it doesn't look abandoned. And make sure the agent has turned off the kitchen tap...
The agent's photos are woeful. Especially that room with a brick wall in it. Get that plastered over and painted, it looks terrible in that era of house, and get the agent to photograph the place properly.
Those are my photos (apart from the front and the garden) from when I have been going there as a condition of the insurance. That's why the kitchen tap is running, too!The agent's photos are woeful. Especially that room with a brick wall in it. Get that plastered over and painted, it looks terrible in that era of house, and get the agent to photograph the place properly.
The agent's photos were taken when the tenant was still there; here they are:
It reminds me of a house I bought, which I immediately re-decorated.
Yes it would be more appealing in pale neutral colours, but don't under-estimate the cost of doing a reasonable job.
If it's been on the market a year, one should have a fair idea of comparable houses in the area selling or not and how much for.
A lot of FTBs would prefer to take the discount and DIY, but clearly that's not working here.
But you're doing OK in terms of getting offers. They just don't go the distance?
How many views is it getting on Rightmove?
How many people are shortlisting it?
How many viewings?
Which estate agents are doing better?
A competent agent would probably know the story behind the failed sales. Did they get as far as searches? Surveys? Did they buy something else or go back to renting or what? Maybe something is coming up in the searches which has buyers running for the hills?
Is there something about the RM listing which attracts certain types of 'buyer' who don't complete?
The photos are not great, the bog seat up says it all.
If you have some pix with furniture in, that can help a lot.
My estate agent contact might well suggest painting and sparsely furnishing the lounge.
I would also consider changing agent.
Some agents can be very passive. Others are better at suggesting your house as an alternative to what the buyer thinks they want.
Somebody might be looking at houses a few miles away, and need some persuasion to widen their search in your direction.
Yes it would be more appealing in pale neutral colours, but don't under-estimate the cost of doing a reasonable job.
If it's been on the market a year, one should have a fair idea of comparable houses in the area selling or not and how much for.
A lot of FTBs would prefer to take the discount and DIY, but clearly that's not working here.
But you're doing OK in terms of getting offers. They just don't go the distance?
How many views is it getting on Rightmove?
How many people are shortlisting it?
How many viewings?
Which estate agents are doing better?
A competent agent would probably know the story behind the failed sales. Did they get as far as searches? Surveys? Did they buy something else or go back to renting or what? Maybe something is coming up in the searches which has buyers running for the hills?
Is there something about the RM listing which attracts certain types of 'buyer' who don't complete?
The photos are not great, the bog seat up says it all.
If you have some pix with furniture in, that can help a lot.
My estate agent contact might well suggest painting and sparsely furnishing the lounge.
I would also consider changing agent.
Some agents can be very passive. Others are better at suggesting your house as an alternative to what the buyer thinks they want.
Somebody might be looking at houses a few miles away, and need some persuasion to widen their search in your direction.
I think it looks fine - unless it's much worse in the flesh i'd just drop the price. Is it obvious from the listing it's been up for a year? If I saw a house up for a year on RM i'd assume there must be something drastically wrong with it (and hence prob not bother to view) or that it's very overpriced. Perhaps take it off for a bit then stick it on again?
paulguitar said:
Those are my photos (apart from the front and the garden) from when I have been going there as a condition of the insurance. That's why the kitchen tap is running, too!
The agent's photos were taken when the tenant was still there; here they are:
>Pics<
So these are the photos being used to market it?The agent's photos were taken when the tenant was still there; here they are:
>Pics<
If so, get them to re-photograph it empty. Or change agent to one who will.
I don't think the decoration is a problem. It's not to my taste, but I've seen worse.
A bit more info:
The agent has actually been good and very proactive. They had previously sold another house for us (quickly).
The reasons it has fallen through have been:
1. The first buyer just went AWOL with no explanation.
2. Second baled a few days before completion because he decided he wanted building regulations approval certificates for the porch, which has been there for 50 years. We never got to the bottom of what really went on.
3. Someone buying to let. A survey showed a few minor issues, nothing serious. (Old fire alarm, one door not fire regs compliant) The buyer tried to get a further £8,500 off our already reduced selling price. We declined.
4. Suddenly changed mind, well before any searches were carried out.
The agent has actually been good and very proactive. They had previously sold another house for us (quickly).
The reasons it has fallen through have been:
1. The first buyer just went AWOL with no explanation.
2. Second baled a few days before completion because he decided he wanted building regulations approval certificates for the porch, which has been there for 50 years. We never got to the bottom of what really went on.
3. Someone buying to let. A survey showed a few minor issues, nothing serious. (Old fire alarm, one door not fire regs compliant) The buyer tried to get a further £8,500 off our already reduced selling price. We declined.
4. Suddenly changed mind, well before any searches were carried out.
Muzzer79 said:
paulguitar said:
Those are my photos (apart from the front and the garden) from when I have been going there as a condition of the insurance. That's why the kitchen tap is running, too!
The agent's photos were taken when the tenant was still there; here they are:
>Pics<
So these are the photos being used to market it?The agent's photos were taken when the tenant was still there; here they are:
>Pics<
If so, get them to re-photograph it empty. Or change agent to one who will.
I don't think the decoration is a problem. It's not to my taste, but I've seen worse.
ChocolateFrog said:
Badda said:
I doubt it would make much difference - IMO you either fully refurb it inc kitchen/bathroom or just discount it.
Probably what I'd do. I'd despair if people can't see past £100 worth of paint and £1000 worth of carpets.
If I were selling that, painting throughout, and new carpets where needed, is what I'd be doing.
If looking to spend more, the bathroom looks more in need than the kitchen.
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