Think I have decided to put house up for sale..any tips..??

I've only ever been put off a house if its grubby so I'd say spotless is the key factor. If people can live with a grubby house then I think they are not too fussy about maintenance etc.. so I look for a clean oven/kitchen/bathroom.. if the garden is well cared for too.

Oh biker, what can I say but sending some (((hugs))). Thinking about the house, if you haven't already done so speak to the Estate Agent who should be able to tell you the sort of things you need to do and usually it is not as much as you expect because people like to make the house their own.

Look after yourself

Oh dear Biker sorry to hear of your difficulties . I'm assisting a relative with house hunting at the moment and we look at a lot of practical things things like:
how old is the boiler/when was it last serviced?
is the roof sound?
does the house need rewiring/plumbing?
is the house well insulated?
does the house appear to have been well maintained?
is there double glazing?
are there signs of damp?
A dirty house is off putting, but I don't mind if a house is simply untidy or cluttered - that's easily remedied.

Yesterday we looked at a HUGE double fronted 6 bedroom house that was lived in by a couple about to retire and return to their roots; they're moving to a bigger house because they don't have enough room in their present one!! It was true too, there was ample storage in every room, but all the cupboards and wardrobes etc. were chock a block.

When I saw my house, it was painted brown and bright blue inside. Useless kitchen and bathroom, garden had not been touched 5years. I wanted detached, it was a middle terrace, I wanted S facing garden, it's N facing!

BUT THE VIEW I fell in love and have now been here for a few years (35 to be exact) and although its far to big 'I shall not be moved, I shall not be moved etc:'

Biker - may I talk about smell? Of course all our houses have their own particular aroma, which we don't notice because we are used to it. I've found that when I return from holiday I can smell my own house, but then I quickly become accustomed to it. When house hunting, there are certain smells that put me right off - animals (although I am an animal lover), smoke and the attempt to mask it with air freshener or scented candles, a damp or musty smell, fresh paint (what are they trying to hide?). I like a house that is not only really clean, but smells fresh and well aired out.

Lavender furnish polish makes me feel good. Try to make my cleaner use it, but she prefers the quick and easy ones!

Think you really need to do something about the house next door, biker. Could you contact the lettings agent? Also, check out properties local to you on Right Move so you can weigh up the opposition.

I am afraid that i would not view your house if I saw the state of the house and garden next door!

Good luck. Can you make friends with the next-door tenants and get them to tidy up, or at least let you do it?

biker My house is up for sale, so appreciate your concerns.

Are you in a hurry to move? Price according to your needs - not what the market tells you. You don't have to go with what the E.A. says.

Next - first impressions count. So I'd crack on with making friends with next door and explaining your situation. Hopefully, they'll welcome it.

There's a saying - most people make up their minds in the first 10 seconds or so.

This house was in a terrible state - but we knew it was a renovation job.
It doesn't sound as if yours is - so I'd go with clean, airy, bright and uncluttered.

If outside maintenance needs updating, do it. If it costs to much - then let that reflect in the price. That can be a good bargaining tool.

I don't think I've added anything to that which others have said, but wish you good luck!

I know your personal circumstances are difficult, so selling sounds like a very positive and energising thing to do.

I once spent a sickly weekend watching re runs of House doctor. She is absolutely right - make the house look as empty and neutral as you can. Remove all photos, ornaments etc etc and paint magnolia and white. I then followed her advice and we sold our house to the first viewer. Just done it again and we let it to the first viewers.
However this time we have been through six months of painful throwing stuff away. DH sold some more valuable items on ebay. We donated a lorry load of books and clothes to oxfam. Other stuff went to the dump. Still chucking odds and ends up to the last day (yesterday!!!)
It is really hard throwing stuff away as items often have some emotional meaning. But they are, in the end, just things.
But it is the only way if you want to live in a smaller space. Don't even dream about putting anything in storage.

... and another point. Photos. If you think you can do a better job than the agents, then make them use yours. I did. Good photos will get viewings. It's worked.
Go with multiple agents.

biker so sorry to hear of your problems! Brilliant advice on here for selling but please make sure you make the right decision for you for afterwards (((hugs)))

For me (and DH) the state of a house and garden do not bother us as we are serial house-improvers, which is why we have the house we now have.

But after multiple experiences of renovating property for ourselves, with our children and selling as executors there is one property fault that will stop us dead in our tracks - and that is a house that has been inhabited by a heavy smoker. DP's bought a bungalow in excellent order, except that the previous occupants were smokers. The smell could be dealt with, replace the curtains and clean the carpets but decorate as they would the yellow of the nicotine would come through. It took 15 years and about four redecorations to deal with it. DS had a similar experience and we had to redecorate an elderly relation's house when we sold it. Three coats of paint on the living room ceiling could not stop the nicotine coming through.

Our present house had been renovated by a young couple who bought it as a "doer-upper" following the death of two elderly very heavy smokers As Flickety says, nicotine gets into the very fabric of the home.

The young couple had had to have the whole place re-plastered to get rid of it. We would never have bought it if it had smelled of smoke as I am asthmatic and smoke affects my breathing.

I did buy my house despite the state of the garden next door, as it's one I have known since childhood and I knew I wanted it before I walked inside it. The elderly man next door never does his garden. When I have a gardener round, I ask them to cut next door's front hedge.

It all depends who wants the house and why. People who need a local house because of schools, jobs, nearness to relatives, will be more flexible than those with no strings attached.

Kerb appeal is important, though. If your house looks more attractive than its neighbours, they'll want to view it. A few hanging abskets and planted up tubs, neat garden, paintwork in good condition, no crumbling garden walls or broken fences. Bin out of sight and sparkling windows.

Bikergran, a much smaller place would mean you couldn't escape from OH when being intolerable, unless you could arrange it into separate living areas. In your position I would think very carefully before rushing into a move. Consider your own quality of life first, it wouldn't be selfish!
I hope things work out well for you.

Bright, light, neutral, decluttered and depersonalised; that's what we did, and in a competitive market it worked! It also meant that a lot of the packing and clearing for the move was already done - we rented a small storage unti and put stuff in there until the move.

I really believe this worked. As Jess says, like it or not, the "House Doctor" and co are right. Although it seemed like an eternity, (must have seemed so to GNs who listened to me moaning!) it only took four months to sell, and that was after the first buyer pulled out.

But Elegran makes a good point - could you bear a smaller place? Think of yourself and your needs too.

I loved the House Doctor programmes but was really surprised when they made a programme about her house, and not only did she own a dog but it was allowed on the furniture. When it comes to anything about property she is the one we always listened to [along with the wonderful Sarah Beeny].

biker my friend you are certainly on the right track with regards to decluttering,the more your home looks open & spacious the better I have always gone for big mirrors and the lamps on when people have viewed a house we where selling,just look at some of the showhomes for sale they always have the lights on when you go to view,pick up some light coloured curtains for the windows and open the window's if the weather allow's.Try and find out what the last property sold for if you can,not what it was up for sale for but what was actually achieved and price accordingly,the most inportant thing is to get an agent who will give you constant feedback when you have had a viewing and to tell you what potential viewers thoughts where,and not to let anyone view who couldn't
proceed view,ie someone who hasn't sold their own property or got genuine interest from a buyer as it is just a waste of time.I do hope things turn out well for you it is a stressful time I know. glamma x

When house hunting you do see some horrors. One that sticks in my mind is the house in which every room was bright orange.
Also the one with the curtains all closed. Estate agent obviously did not have guts to tell African owners that opening the curtains would help them to sell. There were also large chest freezers all over the place. We wondered if they were importing some rather iffy perishables.

I would also have a folder showing local schools and their standing with Ofsted if your house is family size. We actually decided on this house before we went through the gate. It was a bungalow on a steep hill with three bedrooms .none of which we wanted but the setting was fabulous and we are here after a lot of money spent on building extra rooms after thirty years and probably won't downsize.

Always amazed to see photos on Right Move where there are things like clothes drying over radiators etc. . A friend who works for an estate agent said that they have to be very careful about being critical of someones property but, then again, they are there to help them to sell it.

I liked the rightmove photo that showed a paved drive that was almost completely covered in an big puddle. And the rent a room ad that showed in picture one, the toilet with the lid up and in picture 2 the shared lounge with a clothes airer taking pride of place.