As we embrace the internet of things (IoT) and home automation, more homeowners are considering whether these features are worth investing in before putting up their properties for sale.

Whether you're at the planning stage and considering what smart home system to use or have already installed one and are looking to sell your property, we'll help you navigate the topic.

### What is a smart home?

Let's start with the basics. A [smart home](https://www.getagent.co.uk/blog/diy/what-is-a-smart-home) is where different components talk to each other using either wireless or wired digital signals, allowing you to control them with ease from anywhere with Wi-Fi.

For example, imagine being able to close your curtains while you're at the pub having a drink or turning the heating up as you leave the office as the temperature drops.

At the more sophisticated end of the smart home spectrum, imagine your home automation system responding to its environment without you having to do anything. 

Your home would wake you slowly with your favourite music and soft lighting while opening the curtain. In your kitchen, a coffee machine brews a fresh cup of coffee. 

Overall, a smart home system allows you to control lighting, power socket, curtains, heating, vacuuming, opening/shutting gates, home cinema set-ups and more. If it's a repeatable task, there's a high possibility you can automate it!

### What smart home features are buyers looking for?

While not all home buyers are looking for smart features, many people - particularly young professionals - find the modern conveniences of smart homes appealing.

If you’re thinking about adding in some home automation features before selling, we’d suggest starting with the following, most popular options: 

**Security**

You could add a few strategically placed [wireless cameras](https://www.which.co.uk/reviews/wireless-security-cameras/article/how-to-buy-the-best-wireless-security-camera-auuCq0I5JEGZ) around the outside of your home. These activate and start recording when they sense movement nearby. As they connect to your Wi-Fi, you can check your home is safe from anywhere.

Another worthwhile feature to consider is swapping your current door lock for a smart one. These turn your current deadbolt lock into something far more sophisticated. Using access codes that can be [set and deleted remotely](https://www.mydreamhaus.co.uk/are-smart-door-locks-worth-it/), you can control and track who enters your house and when.

**Blinds**

Turning your regular blinds into smart ones is a fairly straightforward and cheap upgrade, as you only need a motor. When choosing a motor, make sure that it’s compatible with your home automation system!

Curtains are much harder to make ‘smart’ as you'll need to replace your curtain poles with automated ones. This is quite an expensive upgrade, so think carefully about the likely return on investment, if you’re thinking about selling soon. 

**Heating**

No homeowner wants to heat their home when it's empty or even vacant rooms for that matter! A smart heating system is not only better for the environment, it’ll dramatically reduce heating bills too - making it an appealing feature for potential buyers. The most basic way to automate your boiler is by changing your thermostat to a smart one. 

As smart thermostats observe how you use your boiler and then start to automatically adjust it to work in line with what it thinks you'll do, your home can respond to your needs.

The next level up is to change all of your radiator valves for smart TRV valves allowing you to control the temperature of each room.

**Lighting**

There are many ways of automating interior lighting. The easiest is to use smart bulbs, which can be controlled either by your smartphone or current light switches.

A more sophisticated upgrade involves replacing your current light switches with smart ones. This allows you to use your existing bulbs in a smart way. For example creating ‘preset scenes’, which allow you to turn on/off multiple lights with a single click.

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### Potential return on investment

If you’re thinking of selling your home in the near future, the most important thing to consider is whether a smart home upgrade will be worth the investment. 

First, think about what features are most desirable for buyers. Security features, such as cameras, are likely to have large appeal. On the other hand, smart speakers - which can be transferred to your new home - are less likely to offer a big value upgrade

Secondly, look for deals when buying smart devices. Many large retailers have regular sales on home automation devices, so it’s worth shopping around, or waiting for things to go on offer. 

Again, focus on adding features that are essential, easy to operate and don't require you to rewire your home to add them. By following these simple steps, you'll improve your chances of making a decent return.

[Read more about the best value-boosting upgrades here](https://www.getagent.co.uk/blog/diy)

### How to ensure your buyer can use the system from day one

Most potential buyers might want a smart home but don't have a clue where to start or even, what's possible. To ensure buyers understand the value of your home automation system, you'll want to explain it in detail to your estate agent and ensure they include details in the particulars. You may also want to demonstrate your system to the agent, so they can show it off during house viewings.

After you've sold your home, it's worth compiling manuals for every device into a single folder. You should take the time to write up a set of instructions and film some basic videos showing off the system.

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### What to do if your buyer asks you to remove your smart home system before completing the sale

The key to finding a buyer who wants a smart home system is by explaining what it enables you to do. Don't expect the system to sell itself or for the buyer to know exactly how to use it. It’s likely that if you have a good home automation system in place, you’ll end up attracting a buyer that’s excited about the conveniences this will provide. 

If you've explained the system well enough and have demonstrated it properly, and the buyer is still not on board, it’s worth negotiating with them to find a middle ground. You may find that a buyer will be willing to take the smart home system, or remove it themselves, if you offer a concession, such as leaving your white goods, or being flexible on the completion date. 


do-buyers-want-a-smart-home

While not all home buyers are looking for a smart home, many find it an appealing feature. Is it worth adding a home automation system to your home before you sell?

Home automation: Are buyers looking for a smart home?

While not all home buyers are looking for smart features, many people - particularly young professionals - find the modern conveniences of smart homes appealing. Is it worth adding a home automation system to your home before you sell?

Are buyers looking for a smart home?

If you're going to sell your home, you'll need to book an estate agent for a valuation. Valuations are a huge part of the selling process, as they provide an accurate image of your property's worth, which is important for your financial planning and the purchase of your future home. Before you do this however, it's important to learn *how* an agent comes up with a valuation. If you learn the process, it will help you understand your property’s value in the current market.

So what do estate agents take into account? Do estate agents just pluck a number out of the air? In this article, we're going to demystify the art of property valuation.

### Choosing your estate agent

First things first, you need to pick an estate agent to perform the valuation. We won’t focus too much on this, as we already [discuss the subject extensively here](https://www.getagent.co.uk/guide/estate-agents/choosing-the-right-estate-agent), but it’s important to note a few points of interest. Lots of estate agents offer free valuations, which can be helpful for those with tight funds. However, not all agents have good experience, which is important for an accurate valuation - so choose well! 

Consider:

* Double-checking whether the agent has experience with your type of property

* Enquiring about varying fees

* Checking their percentage of asking prices achieved

We know choosing your agent can be difficult. Our free estate agent comparison tool is one of the most comprehensive and useful tools we offer, with extremely helpful data available to help you decide who to go with.

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### Questions and answers

When your estate agent arrives, they’ll take some time to explore your property. Before they begin, they'll ask some preliminary questions, like what you’re looking for from your sale, for example whether you’re looking for the highest price or the fastest sale. Don't worry, this won't change your home's actual value - but it could affect its marketing price, so it'd be wise to have an appropriate answer.

It's in your best interest to have some answers prepared for the following questions too - and also have some questions of your own.

### Your agent's questions

* What features make your house unique?

* How old are the doors and windows?

* How old is your boiler? 

* Is your property a leasehold? If so, how long is left on the lease? And, are there any recurring fees?

* Are there any issues with the home that you’ll need to disclose to buyers, such as structural problems?

### Questions to ask your agent 

* What other houses like mine are currently on the market?

* How much interest are properties like mine currently getting?

* Where do we need to position my home to make it stand out in the local market?

Just as important as the estate agent’s response to these questions is the evidence they use to back up their answers. If your agent is able to provide justifications for their estimate, you can be assured their valuation is likely to be more accurate. This could be examples of similar recently sold properties, or demonstrable experience of selling homes like yours.

### The location

Agents will use their local knowledge of price ceilings to generate an asking price. This is one of the biggest caps on your home's value. It would be almost impossible to sell a 3-bedroom flat for £700,000 in an area where all the other 3-bedroom flats are on sale for around £300,000. It won’t look good value for money.

It should be no surprise that your property's physical location also has a huge effect on its valuation. 

### Your neighbourhood

To put it simply, most buyers want to live in a nice neighbourhood. Things your agent will take into account include:

* **Roads:** How busy are they? Are they free of litter? Are they lined by trees?

* **Noise:** Is your property located near a pub or bar?

* **Convenience:** How close is your home to grocery shops?

* **Buyer demand:** How much demand is there for homes in your area? How much have other properties nearby sold for?

While all of these are important, ‘buyer demand’ is probably the most defining factor for your property’s value. Estate agents will directly compare your property to recently sold properties to see whether it’s more or less attractive. They will also evaluate how quickly properties are selling - if homes are on the market for a long time with zero interest, they are most likely overpriced.

### Schools

The proximity of your house to educational facilities will have a direct effect on how your estate agent evaluates your property. That's because school catchment areas are important for families, as most parents want to give their children the best education they can afford. According to a [study conducted by the Department of Education](https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/600623/House_prices_and_schools.pdf), house prices near the top 10% best-performing primary schools were 8.0% higher than in the surrounding area. Near the 10% best-performing non-selective secondary schools, house prices were found to be over 6.8% higher.

### Transport links

Having good transport links close by is vital for a successful property market location. Agents will evaluate how good your location is by checking how convenient the closest links are. This is particularly important if your home is a type generally suited to commuters or young professionals.

### Exterior

How your property looks from the outside plays a factor in the agent's valuation process. The agent will generally compare your home to the other properties on your street to see if it stands out. They may make a couple of recommendations to help boost your home's market potential, especially if the paint is chipped or peeling. 

### Your home’s size and potential

As they explore your property, the estate agent will take notes of key features, including measurements of each room and the number of bedrooms. 
The estate agent will also consider the potential your home has for future developments, like extensions or loft conversions. They do this because they know buyers are more likely to choose properties that offer flexibility. How limited your property's potential is for future change will directly affect its appeal to buyers. The more appealing a property is to potential buyers, the higher your property’s demand will be, which will ultimately increase its value.

### Decoration

The estate agent will examine the general decor of your property, checking for clutter, cleanliness, and the condition of your walls. Like with earlier inspections of your home's exterior, they might make some suggestions on how you could improve the appeal of your property when the time comes to put it on the market . Rather than having a direct impact on the valuation of your house, these tips are to help you prepare your home for future viewings. Bold/poor conditions will not only wrinkle a buyer's nose, but can also impact their perception of your home's size. For example, in a [study conducted by the U.S National Library of Medicine](https://pubmed.ncbi.nlm.nih.gov/21830513/), lighter ceilings and walls were found to make a room appear higher.

### Kitchens

Kitchens also play a big part in an estate agent's valuation, being estimated to [raise the value of homes by up to 6%](https://www.nationwide.co.uk/guides/news/articles/2018/01/does-a-new-kitchen-add-value-to-my-home). They will examine the size and condition of your unit, and whether the style/age of your home is consistent with the unit.

The agent might also ask which of your white goods (things like your washing machine or fridge) you plan to take with you, and which you're willing to leave behind. If you plan to leave them behind, the design and model of these will be taken into account. While their overall impact on your valuation might be small, high-value goods are likely to sway buyers, so these products will definitely have an impact on your home's final valuation.

### Bathrooms

The agent will assess your bathroom facilities, making notes of their design and general build. One of the main things they'll take note of is how many facilities you have. Not having enough bathrooms is often a leading cause for buyers losing interest in a property. In a study conducted among real estate experts by Direct Line Home Insurance, a three-bed home would ideally have an average of 1.8 bathrooms, a four-bed would have 2.6 and a five-bed property would have 3.5.

### Garden

Last but not least, the agent will inspect your outdoor area. They will take into consideration the size of your outdoor area, whether you have a garden, and its overall appeal. While your garden’s appeal is influenced by a host of factors, like whether it's a lawn or patio, agents will make particular note of its aspect. South-facing gardens are worth much more than north-facing gardens as they get more sun.  

While the design and scope of your garden definitely add value to your agent's final report, the level of maintenance it requires will also influence it too. Anything that requires too much effort from the buyer could detract from your property's desirability.

[Read more about how gardens can add value to your home here.](https://www.getagent.co.uk/blog/diy/does-garden-increase-property-value)

### Your valuation

Once your agent has had a good look at your home, they'll get a written valuation report together. This usually doesn't take much time and your agent will be happy to answer any additional questions you have after the valuation.

It’s recommended that you meet with more than 1 estate agent to get an accurate idea of how much your home is worth. The best practice is to have 3-4 valuations, as this range will give the best estimation of your home’s value. Not only will you be able to compare each agent’s value estimates, but you'll also be able to compare their methods. It's an opportunity to find out about their marketing ideas, their selling style, and how often they’ll be in touch with you. Your chosen estate agent will handle one of your most valuable financial assets. Taking the time to find the one best suited to you is a worthwhile investment.

If you're still in doubt about how to proceed, you can always try [our free valuation tool](https://www.getagent.co.uk/how-much-is-my-house-worth). It compiles the latest property data to provide an excellent estimation of your home's worth.

a row of houses painted in bright colours, with contrasting window shutters

how-estate-agent-values.jpg

Valuations are a huge part of the selling process, as they provide an accurate image of your property's worth. So what do estate agents take into account?

How does an estate agent value a home?

How does an estate agent value a property?

Selling your home isn't always the smoothest journey. After a few unsuccessful months and zero developments, a potential sale can begin to feel like a lifetime away. While it's normal for every road to have a couple of hitches, it's natural to wish for a smoother and more efficient method. 

While new build part exchange schemes have been around for decades, in recent years, more and more people have come to view part exchange as a more viable method of securing a buyer and selling their property. But just what is part exchange and is this service really a stress free solution?

### What is a part exchange scheme?

A part exchange home scheme is where you trade the value of your property against the value of a brand new property. This means your current home is sold and used as partial payment for a newly made home - hence the term ‘part exchange’. 

For example, a typical scheme begins with a private builder buying your current property. You then use the money from this sale towards the purchase of one of the same builder’s newly built homes. The private builder will effectively fund this transaction on the basis that they will sell your current property on and make their money back.

### How does part exchange work?

Instead of working with an estate agent, selling through a part exchange scheme relies on you dealing with a property developer or house builder to sell your home and complete the buying process. On paper, this appears to make the transaction much quicker and cheaper. 

For one, you don't have to pay estate agent fees. Secondly, the sale of your property is pretty much guaranteed if the property developer likes your existing home. Third: you’ll get a brand new property to live in at the end.

While this deal may sound pretty exciting, there are a significant number of things to consider first - including whether your home will even be eligible for part exchange.

### A closer look at part exchange

### The valuation process

Most people who’ve decided to go down the part exchange route begin by searching for new builds in their area that offer a part exchange scheme. You can do this by enquiring with local estate agents or through an on-site sales team. 

Once you’ve found a new build property you like, and can afford, you can begin discussions with the developers about your existing property. This is where things get a little more complicated.

First of all, part exchange is only available for certain kinds of properties. For example, if your current home is a flat, it may have a short leasehold that prevents it from being sold on. Or your existing property could be located in the wrong part of the country for the development company you've chosen. 

You’re unlikely to qualify for a part exchange scheme if:

* Your property has structural defects/build or repair issues

* Your home is a leasehold flat with a short lease 

* Your property’s value is below 70% of new build property

Another reason developers are selective about which property they choose is that a part exchange scheme is designed so they can make a profit. If your home can’t be renovated, or extended easily, it’s unlikely to appeal to a developer. 

### Developer valuations v.s estate agent fees

Generally a developer will ask 1 or 2 independent estate agents to complete a valuation of your current property, with instructions to calculate a selling price rather than an asking price. This is usually 80% of a true valuation. New build part exchanges aim to make substantial gain, which is why you'll *never* get the full price for your valuation.

Because you’re not getting full price for your home, you may find that the amount you save in fees is actually cancelled out by the amount you lose by accepting a lower sale price. 

This is why we *always* recommend booking independent valuations of your existing property yourself before you commit to a part exchange scheme. This will give you a sense of how much your home is actually worth, so you can make an informed decision about whether to accept the developer’s valuation. 

Estate agents will be able to give you the most accurate valuation - and [our comparison tool](https://www.getagent.co.uk/vendor) can help you find the agencies with the best track records - or you can try a [free, online valuation tool](https://www.getagent.co.uk/how-much-is-my-house-worth) to give you a less accurate, but reasonable estimate of your home’s value. 

### The offer

If the developers are happy with your existing property, they will make you an offer. 

It's important to note that, when they do make you an offer, they will not negotiate on the asking price for their new home. Unlike with an agent, where there is usually more scope to negotiate, a part exchange scheme is designed to put the developers in the best position possible.

If you choose to accept the offer, you will have to arrange a mortgage on the new build to cover the difference. The developers will also ask you to put down a deposit. This will not only reserve your new property, but show you are committed to part exchange your home.

### Ready to move into your new home?

Not quite. Once you’ve accepted the developer’s offer, it’s time to start the conveyancing process. This process involves legally transferring ownership of a property from one party to another. You'll be asked to fill out a range of forms, negotiate the final details, and you may wish to conduct additional surveys and checks - such as a snagging survey. 

[Read more about the conveyancing process here.](https://www.getagent.co.uk/guide/conveyancing)

Unfortunately, there's another thing to consider. too Your part exchange house may not actually be built yet. While developers always provide a completion date for when the home is ready, a report by the New Homes Review found that around 37% of new builds are not completed on schedule.

### Pros and cons of part exchange schemes

Now we've looked at the entire process, let's review the pros and cons:

**Pros**

* No estate agents fees

* You don’t have to do lots of viewings so you can save time and hassle

* If your home is a good fit for the developer, selling it might be quicker

* The transaction will be chain free meaning there’s less chance of it falling through

* You will own a brand new house

**Cons**

* Developers are very selective about which houses they buy

* You’re unlikely to receive more than 80% of the true value for your home

* Developers are less inclined to negotiate on asking price for new build

* New builds aren’t perfect: 42% of movers find at least 10 issues with new home

### Part exchange house or estate agent?

Clearly there's a lot to think about if you're considering a scheme like part exchange, which is why it's important to weigh up all the pros and cons first. Many people think they're saving time with a service like this, but there's actually a lot more to consider.

While initially it may be appealing to choose a 'stress free' service that implies a quick sale of your current property, the fact developers have the final say means that no sale is ever guaranteed. Independent valuations are always an excellent first step towards selling your home, no matter which service you decide to go with.

Ultimately, selling with an agent will mean you’re more likely to achieve the best price for your home. The amount of money you make through an established selling price is likely to be larger than the amount you’d ‘save’ by negating estate agent fees in a part exchange scheme. If an estate agent can sell for 20% more, they will, as it’s in their interest to boost their 1.5% take. It’s fair to say then, that the cash difference between estate agent selling price and developer sale price more than makes up their fee.

Indeed, while some may feel selling through an estate agent is slower, there are agents that can sell as fast, if not faster, than through a part exchange scheme. [See which fast-selling agents are near you, here.](https://www.getagent.co.uk/vendor) 

Two people in neutral jumpers in professional setting shake hands after agreeing part exchange deal 

part-exchange

Part exchange schemes: how they work, the pros and cons, and whether part exchanging your home is the right option for you.

Part exchange | How part exchange schemes work

A part exchange home scheme is where you trade the value of your property against the value of a brand new property. But how do part exchange schemes work, and are they the best option for you?

Part exchange: Everything you need to know

When it comes to preparing your house for sale, sometimes the little things add up to make a big difference.

In this article, we’ll offer some top tips about how to get the timing, presentation, and administrative details right so that when you’re ready to put your home for sale you’ll be ideally situated to get maximum value for your property.

### Getting the timing right

Before you begin, it’s helpful to have a general sense of how long it will take to sell your house.

Although no situations are identical, the length of time it takes to prepare and sell your home generally depends on the type of house and area in which it’s located.

[Most timelines](https://www.getagent.co.uk/guide/preparing/how-long-to-sell) suggest it takes on average 15 and 25 weeks to sell a house:

* **Marketing and viewing:** Between four and 14 weeks
* **From accepting an offer to exchange of contracts:** Around nine weeks
* **From exchange to completion:** Around two weeks

### Getting to know the market

Once you’ve established a rough time frame for your sale, it’s time to look more closely at important factors that influence property prices, including demand, season and government policy.

* **Demand**

Do you live in a highly sought-after area or neighbourhood? Or is your particular property -- perhaps a flat conversion or a single-family house -- all the rage right now? To figure this out, start with basic online searches. Local estate agents can also be excellent resources because they often have current and specific information not widely available. 

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* **Season**

The time of year you’re planning to sell your home is a crucial but often overlooked factor. Spring tends to be the best season to put up your house for sale because the weather is good -- all the better for showcasing your large garden or terrace, for instance -- and it lacks major holidays. Autumn is similarly a good time to sell. On the other hand, summer isn’t ideal because many people go on holiday. While winter, with Christmas, New Year and the wetter weather, tends to be less appealing for buyers.

* **Policy**

Government decisions can have a significant effect on property prices, so it’s worth tuning into the latest budget to understand what proposals have been put forward. For instance, the government has launched schemes, such as the mortgage guarantee scheme, to encourage first-time house buyers and others to get on the property ladder. It’s also sought to reduce debt by restricting prospective home-buyers to repayment mortgages and introducing affordability tests. Other policies have been focused on preventing an unsustainable rise in property prices. To that end, the government has used taxes, like [Stamp Duty](https://www.gov.uk/stamp-duty-land-tax), as well as additional legislation centred on licensing, energy efficiency, and safety. Any of these policies could affect your ability to sell your house.

**Curious about how much your home might be worth?** Our valuation tool combines data about recently sold properties in your area with information you input about the condition and unique features of the property to provide you with an estimate of how much you might expect your home to be worth. [Try it now.](https://www.getagent.co.uk/how-much-is-my-house-worth) 

### Getting the paperwork together

You’ll also need to gather all of your paperwork in one place as you embark on the sale.

Key documents include:

* Title deeds
* Gas safety inspection certificate and electrical safety inspection certificates
* Planning permission, plans, and building regulation approvals
* Details of council tax, buildings and content insurance bills
* Mortgage papers

[Read more on GetAgent’s blog: Can I use two estate agents to sell my house?](https://www.getagent.co.uk/blog/first-time-sellers/can-i-use-two-estate-agents-sell)

### Preparing for home sale fees

Unfortunately, you also need to spend money in order to sell your home.

How much will it cost you? [One estimate](https://www.which.co.uk/money/mortgages-and-property/home-movers/selling-a-house/the-cost-of-selling-a-house-a4gmu3n57y9v) suggests that selling a home for the UK average of £234,853 will cost the buyer somewhere between £5,000 and £8,000.

When you're preparing your home for sale, make sure you've budgeted for the following common costs:

* **Energy Performance Certificate (EPC)**
Your EPC is a standardised document that details your home’s energy performance. All properties must have an EPC before they’re sold. While your estate agent can sort this out for you, it may be easier (and cheaper) to handle it yourself. You can use GetAgent’s EPC tool, to find out whether you have a valid EPC, and to get a quote for a new one. 

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* **Estate agent fees**

You can usually expect to pay your estate agent a percentage fee on the final sale of your property. This is typically between 1% and 2%, though the current average in England and Wales is reportedly 1.18%+ VAT. The specifics will depend on your contract and area. 

* **Solicitor or conveyancer fees**

You’ll rely on solicitors and conveyancers to sort all the legal aspects of selling your home. Their prices will vary depending on the value of the property and what you’ve asked them to do. Be sure to ask for a quote upfront, as well as a comprehensive list of services, fees and potential extras.

* **Current mortgage lender’s fees**

Go through your paperwork or get in touch with your lender to check whether you’ll have to pay early repayment charges for switching your mortgage to a different lender or property. Allow plenty of time to get your finances and to discuss with your provider what fees you can expect.

* **Removal costs**

It will cost you to move your possessions to your new property, so do your research early. Important factors to consider include location, timing and budget. Moving is very expensive so many people turn to friends and family to help, perhaps including hiring a van and doing it on their own.

[Read more on Getagent’s blog: How much does it cost to sell a house in 2021?](https://www.getagent.co.uk/blog/first-time-sellers/cost-of-selling-a-house)

### Preparing your home for sale: staging

But before you can sell your house, you’ve got to get it noticed. That’s why you should consider your presentation -- or ‘staging’ -- for prospective buyers.

'Staging' simply means preparing your home in a way that will give the best first impression. This could involve: cleaning, rearranging, and minor DIY. Think of it like set design: you want to create the perfect backdrop for a potential buyer.

With this in mind, when you prepare your home, you’re trying to make it look clean, appealing and neutral -- without appearing boring. 

Here are some staging tips to help you prepare your house for viewings:

* **Declutter your rooms**

Decluttering your home is one of the most essential things sellers can do to boost their house’s selling potential. By keeping your home free from your own clutter, you’ll be better able to present it as a blank canvas upon which potential buyers can let their imaginations run wild. Plus, removing your odds and ends -- that pile of paperwork on your table, the kids' toys in the living room, or even any oversized furniture items -- allows viewers to concentrate on the space, not your belongings. You may want to consider renting a temporary storage unit where you can stash larger items while you prepare your house for sale. 

* **Depersonalise your space**

Similarly, sellers should depersonalise their house to give prospective buyers a clean, impersonal and neutral space in which they can imagine themselves living. That means packing away your family photos, the heirlooms your grandparents left you, and that quirky piece of art you picked up on your last holiday. You can always put these things back up once you’re unpacked in your new home, so don’t despair. But putting them away helps reduce a potential source of distraction for viewers. They shouldn’t be left wondering about your taste in furnishings but rather should spend their time and energy visualising how their own belongings would fit into the house.

* **Make minor repairs**

This may seem obvious but it’s sometimes overlooked amid all the bustle of getting a house ready for sale. Replace any burnt-out light bulbs. Fix that leaky kitchen tap and make sure the toilet doesn’t run on. Paint over any areas that may be peeling. These are relatively quick fixes but it’s impossible to underestimate how impactful a small thing like that could be on a buyer who is otherwise on the fence. Especially in a competitive market, fixing your chipped tile could be the difference between receiving zero offers for your house and securing a good price. This is partly because, subconsciously, a buyer may feel that a person who hasn’t addressed small issues likely won't have addressed bigger things, either.

* **Make your house shine**

Don’t forget to keep your place tidy. That means cleaning the tricky spaces in the bathroom and kitchen; polishing mirrors, windows and chrome surfaces; and keeping clean, well-folded towels on the rack. You should also stay on top of regularly hoovering, sweeping and gardening to minimise any possible distractions when someone new comes to view your house. Try to avoid cooking with especially odiferous foods and generally prevent allowing any unpleasant smells to linger. If you have a pet, clean up the litter trays, dog leads and any hair they may have left on furniture and carpets. Some of these tasks may seem minor because individually they only take a few minutes to handle, but the cumulative effect can influence how much money is offered.

* **Boost its kerb appeal**

It’s a gauzy notion, but kerb appeal refers to the first impressions a prospective buyers gets when they look up at your house from the pavement. It’s pivotal because it can set the tone for their entire viewing experience. For some quick wins: freshen up the paint on your front door -- or even your entire exterior if it needs it. Fix your house numbers. Replace your old, frayed doormat with a new one. Add some flower pots outside your front door. Get a gardener to clean up your front garden and trim any overgrown shrubs (or do it yourself) and repair any cracks in your front walk. As the old saying goes, ‘You never get a second chance to make a first impression,’ so make it count.


Older man in grey top teaches young child wearing rubber gloves to clean a mirror in a modern bathroom

prepare-a-house-for-sale

In this article, we’ll offer some top tips about how to get the timing, presentation, and administrative details right so that when you’re ready to put your home for sale you’ll be ideally situated to get maximum value for your property.

Preparing a house for sale | Getting ready to sell a home in 2021

In this article, we’ll offer some top tips about how to get the timing, presentation, and administrative details right so that when you’re ready to put your home for sale you’ll be ideally situated to get maximum value for your property.


Preparing to sell your home: A comprehensive guide

Just like buying a property for the first time, *selling* your first home can be incredibly daunting - particularly if you're juggling the process with finding a new place to live too.

Below we’ve compiled some of our top tips for first time home sellers, to help you prepare for your sale. 

### Don’t be caught out by the costs of selling

Deciding to sell a property is a large financial step. Your property is one of your largest financial assets, and selling it is a complex and expensive process. Knowing what to expect will help you budget effectively, and ensure you're not hit with any surprise bills. 

Make sure to put aside enough to cover the following common costs:

* **Energy Performance Certificate (EPC)** 

You’ll need to make sure you have an EPC before your property is placed on the market. You can choose to do this yourself, or your estate agent can help arrange it. Check [here](https://www.getagent.co.uk/epc) to see whether you already have an EPC. (If you bought your property less than 10 years ago, it’s likely you do.)

* **Estate agent fees** 

[Estate agents generally charge a percentage fee](https://www.getagent.co.uk/estate-agent-fees), usually around between 1.5 & 3% of the selling price of your property. You'll pay this once your property sale officially completes. 

* **Solicitor or conveyancer fees** 

These fees can vary widely depending on the work involved, the value of your property, and whether you're buying as well as selling. We'd recommend getting quotes from at least three firms. Ask them for a [full breakdown of costs](https://www.getagent.co.uk/guide/conveyancing/how-much-does-conveyancing-cost), so that you can do a direct comparison of price and service. 

* **Current mortgage lender’s fees** 

If you have a mortgage on the property you wish to sell, there may be charges associated with repaying it early. Get prepared: ask your lender for a full rundown of the charges that'll be due when you sell. 

* **Removal costs** 

There are a range of removal services available to suit a wide variety of needs: from packing and transporting everything yourself, to having all the work done for you by a removals firm. Research the best options for your timeframe, budget, and location.

[Explore the costs of selling a house in more detail here.](https://www.getagent.co.uk/blog/first-time-sellers/cost-of-selling-a-house) 

### Don’t choose the estate agent that offers the highest valuation

Finding the right estate agent isn’t easy. There are over 18,000 in the UK, and in the average postcode there will be around 62 agents listing property for sale. With so much choice, it's hard to know which agent is actually the best. 

It can be tempting to pick an agent solely based on how highly their value your property.

However, it’s common for estate agents to overvalue properties. This can be due to lack of experience, or worse: a [tactic to win your business](https://www.linkedin.com/pulse/its-time-regulate-valuations-properly-russell-quirk/). However, an experienced agent will know that over-valuing your home is actually bad for both of you. 

Because many potential buyers filter their online property search by price, overpriced properties don't even appear on their radar. This means that estate agents often end up having to make drastic price cuts in order to encourage buyers to view a property that was originally over valued. On top of this, price cuts themselves make buyers suspicious that there could be something wrong with your home. Our [research](https://www.getagent.co.uk/guide/preparing/setting-the-price) has found that properties that have been reduced in price tend to sell much slower than those that are accurately valued in the first place. 

Your home could therefore end up selling for much less than if it had been more realistically priced from the start. A good estate agent knows that: if your home sells for less, they get paid less too. 

On the other hand, a realistic - or even a competitively low - valuation is likely to encourage interest from a broader range of buyers. This competition in turn drives up the selling price as potential buyers try to out bid each other. 

Invite a few agents round and talk to them about how they came up with their valuation. The best agents will be able to provide examples of properties they've sold recently to support their valuation. 

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Want to get a quick estimate of how much your home is worth? Our online valuation tool combines data about recently sold properties in your area with information you input about the condition and unique features of the property to provide a free estimate of your home's value. [Try it now.](https://www.getagent.co.uk/how-much-is-my-house-worth) 

### Brew some coffee

One of the biggest turn offs during viewings are bad smells. In the days before viewings, make some small changes to prevent everyday smells leaving a bad impression. Small things like opening windows to air out rooms, and tackling the causes of cigarette smoke or stale bins can make a huge difference.

There’s a cliche that you should bake bread on viewing days to fill your home with the aromas of domestic bliss. Brewing fresh coffee or lighting scented candles is an easier way to achieve the same effect. Investing in some plants or cut flowers is another cheap way to make a room look nice, whilst helping it smell lovely.

[For more tips on preparing your house for viewings take a look at our handy guide.](https://www.getagent.co.uk/guide/preparing/preparing-to-sell)

### People will look in your cupboards

It can be tempting to hide away day-to-day clutter during viewings. However potential buyers are nosy.  They're thinking about making a huge financial investment in your home, so they're likely to be keen to explore every nook and cranny. 

Making sure your things are neatly arranged in your cupboards, and any private items are stored away suitably, will give a good impression of the amount of storage space your home has. 

As a general rule, try not to fill storage space to more than two-thirds of full capacity. This will reassure potential buyers that you have adequate storage space. On the other hand, if it's clear you can't fit all your belongings in, it can give the impression you're struggling for space

Storage is something that's important to many potential buyers - particularly if they are planning to live somewhere for a long time, or grow their family. This easy hack could help tip the scales in your favour. 

### Think about your target audience

Knowing what sort of buyer you're trying to attract will make it much easier to secure offers quickly. If you have a target audience in mind you'll be able to tailor your marketing to capture the attention of the most interested buyers. 

For example, if your home is perfect for a young professional commuting to a nearby city, you should make sure your online advert (and estate agent) talks about the excellent transport links in the area. Consider staging a room as a home office, to demonstrate how the space could be used. 

On the other hand, if your home is perfect for a growing family, ensure your advert includes details of the best local schools. Focus on staging your children's rooms beautifully so that potential buyers can also imagine their family (or future family) living in this home. 

Remember, people often buy into a certain lifestyle. If you're able to demonstrate that your home can provide the lifestyle they're after, you'll be much more likely to secure an offer. 

### Find a conveyancer early

The best time to appoint a [solicitor or conveyancer](https://www.getagent.co.uk/guide/conveyancing/choosing-the-right-conveyancer) is around the same time that you choose your estate agent. Your conveyancer won’t step in until a formal offer is made, but it’s handy to have your selling team in place and on the same page from the very start. There’s nothing more frustrating or damaging to a sale than bad communication. 

Preparation and planning can do a lot to speed up the conveyancing process. There are several standard bits of information that your legal representative will need to get the ball rolling. For example, filling out a Property Information Form TA6 and a Fitting and Contents Form TA10, before they're needed, can help move things along nicely.

### Establish your limits and stick to them

People move house for many reasons, and you’ll probably have your own unique set of motives for wanting to sell. For many people, timing and finances are two of the most important factors to consider. Taking a moment to think about your needs can help you plan realistically for the sales process.

For example, ask yourself the following questions: 

* Are you willing to accept a lower offer to achieve a quicker sale, or would you rather hold out for the highest bidder? 

* Are you able to wait for a high point in the property market, or would you prefer to start selling straight away?

Not all considerations are so large. It’s just as important to think about the important day-to-day things that will impact your home sale. Start by considering about how often you’d like to hear from your estate agent, and whether you want to be present for house viewings. Being able to communicate what you expect will help your agent provide their best service, whilst making the sales process easier for you too.

small wooden bird house hangs from branch

home-seller-tips.jpg

We’ve compiled some of our top tips for first time home sellers, to help you prepare for your sale. 

Tips for first time home sellers

Just like buying a property for the first time, *selling* a house can be daunting if you haven’t been through the process before. Getting to grips with what you'll need to do at each step of the way is a great start

### What is a conservation area?

Conservation areas are locally defined protected spaces.  They usually have a particular architectural or historic significance that the local government - and community - are keen to protect. It doesn't just have to be the houses that are special though. Conservation areas can also be put in place to protect: the layout of roads, green spaces & trees, or the historic *character* of a particular neighbourhood. 

If a building is in a conservation area, the owner will face a variety of restrictions on how they can change or develop it. Because decisions on which areas are protected are made at local level, the restrictions that come with each conservation area vary from place to place. 

Generally rules called 'Article 4 Directions' mean homeowners living in conservation areas can't make ['permitted development right' changes](https://www.getagent.co.uk/blog/diy/should-i-renovate-house-before-selling). These are things which you can normally do without planning permission, like: installing double-glazing, or adding a small porch. Demolishing buildings, and chopping down trees are also usually prohibited. 

In conservation areas, some changes are still allowed, but you'll have to apply for consent or planning permission before you start work. The best way to find out the exact rules affecting your property is to get in touch with the relevant planning authority. 

### How to find out whether a house is in a conservation area

The easiest way to check whether your home (or any other property) is in a conservation area is to look on the local council website. Most will have a map or search tool that will allow you to see whether your home falls into a conservation area. If that feature isn't on their website, you can find out by calling or emailing them directly. 

You can find out which local authority you're in [here](https://1app.planningportal.co.uk/YourLpa/FindYourLpa).

Many good, local estate agents, will also know where the conservation areas are in a certain neighbourhood. 

### Does a conservation area affect property value?

It's unclear whether being in a conservation area impacts the value of a property. 

According to [Savills](https://www.savills.co.uk/blog/article/275494/residential-property/in-plain-english--conservation-areas.aspx) **three-quarters of estate agents** consider that being in a well-maintained conservation area **will add value** to your house. 

And, in 2012, research by the [London School of Economics (LSE) and Historic England](https://historicengland.org.uk/content/docs/research/assessment-ca-value-pdf/) found that properties in conservation areas sold for a **9% premium**, *and* saw a higher rate of annual value growth. 

However, more recent research - also by the LSE - looked at over a million property transactions from Nationwide Building Society and found 'no immediate effect on property prices'. 

One thing this study noted was that many conservation areas are home to larger than average numbers of affluent residents. This can have a positive affect on house prices. Affluent residents often attract the best schools and amenities, which in turn makes the area more attractive and higher value. 

The best way to ensure you're going to get the highest price possible for your home is to enlist the help of an estate agent with the right expertise. They'll know exactly how to market your property to attract the right buyers - and will be able to talk up all of the points that make your home special. 

Not sure where to start? [Pop your postcode in here](https://www.getagent.co.uk/vendor), and we'll create a free, personalised shortlist of the best performing estate agents in your local area. [Try it now.](https://www.getagent.co.uk/vendor) 

### How will being in a conservation area impact my property sale? 

Being in a conservation area can have both a positive and a negative impact on your home sale. 

On the one hand conservation areas tend to be beautiful, architecturally interesting, and provide a buyer with the reassurance of neighbourhood stability. No big developments are likely to interrupt views, or disturb your sleep. 

On the other hand, some buyers may be off put by how difficult it is to adapt the property, if their needs change. For example, they want to extend the house for more space, or make their home more [energy efficient](https://www.getagent.co.uk/blog/diy/sustainable-house).

One way to prevent buyers being turned off by potential red tape, is to do any repairs and necessary maintenance *before* you go on the market. If your property is in good condition, considerations about permissions and paperwork will be less prominent in the minds of potential buyers. 

[Read more about preparing your home for sale here.](https://www.getagent.co.uk/guide/preparing/adding-value) 

Another way to ease the mind of worried buyers is to encourage them to look at your local authority website for more information. In many cases, buyers will be imagining the worst. Understanding more about the reality of living in the conservation area can make all the difference. 

View up a cobbled street, lined with terraced stone cottages, with old chimneys

conservation-area

Conservation areas are locally defined protected spaces.  They usually have a particular architectural or historic significance that the local government - and community - are keen to protect. 

House selling tips