Becoming a home stager doesn’t mean you have to get yourself into credit card debt stocking up on your own accessories for home staging.
If you’ve been putting off your desire to learn home staging because you’re not prepared for these expenses, you should know you have other options.
When it comes to accessories like accent pillows, towels and bedding, I don’t draw from my own inventory.
When I need to purchase them for a client, I use their money to shop. So everything belongs to my clients instead of me.
This works very well.
I’m paid for my time to go shopping. Plus, I shop with my clients’ money.
The client gets to keep the receipts and the packaging. When the house sells it’s up to them if they want to keep that stuff because it’s theirs.
If they want to return items to get a different color to match their new home, or if they don’t want to keep any of it – that’s up to them.
Some home stagers like to build up their own stash of vases, candles and other accessories. I deliberately decided not to do that. Storing those things and keeping track of them is a nuisance. I don’t want to be stuck cleaning things or replacing damaged items. And who needs the hassle of picking it all up after the house sells?
Many homeowners love the fact that they have all this great new stuff to move to their new home.
Home stagers, do you prefer to stock pile your own accessories. Or do you purchase them on behalf of your clients, like I do?
Please share your process by leaving a comment below.
Debra,
I follow your advice and keep myself out of financial hot water! I love accessories in particular and pretty much everything that goes into accessorizing a room. Scale and proportion are so critical that what looks great in one room will be too large or too small in another, or the color won’t be one that really brings out a room.
Since less is definitely more in staging a room, each item is very important. In staging we create a look, and a feel.
Generally no one likes old and dated houses. A few accessories can bring life to a dated room and give it interest. That’s why I use the client’s money and shop for what their house is lacking.
I have collected a few smaller items like some art and silk flowers that do not take up much room primarily because it is a 2 1/2 hour drive to Anchorage where I can buy what I need. Otherwise, trying not to to invest in anything. I have made arrangements with a few photographer friends to rent some of their work from them when needed. Where I live in Alaska I do not have anything available locally which makes it more challenging! But I like your philosophy Debra and trying to stick with it for simplicity!
Thanks for sharing your experience Mary Ann!
I too also follow the rule of using a client’s money to buy them accessories. This is especialy true when the homeowners are living in the house. You really don’t want the hassle of having your accessories or items being used and then returned to you in subpar condition.
However, and this is a big point, my work comes mostly from vacancy staging. Whether the homeowner has relocated or a construction company wants me to stage their model homes, I always use my own inventory, not by choice but by necessity. So I say, keep your costs low but realize that each situation must be taken care of appropriately.
Keep the word out – Staging rocks!!
I keep my own inventory but ONLY use it for vacant stagings. I NEVER put my accessories in a home occupied by its owners. In that case, I get paid for shopping and buy things with their money.
I feel that owners of vacant properties like the fact that they can rent both furniture (which includes artwork) and accessories, even if the cost of the accessory rental is the same as if they purchased it (see last paragraph). It’s their perception that matters most. They don’t want to be saddled with a bunch of bedding, towels, knickknacks etc that may not go with their current home or their next home. Items often can’t be returned after several months.
Also, I like to accumulate just the right items as I see them from various sources (some online and some in stores), therefore my shopping fee would be extraordinarily high. Having said that, to all of you just starting out, Debra is right. Do NOT spend money on accessories, but wait until you get your first job and get paid at least partially up front for the rental. Then at least you have some money to spend that’s not yours.
I typically recoup the cost of the accessories purchased (from inexpensive places such as TJ Maxx, Home Goods, etc) in a 6 month rental. Then the next time I rent them, it’s all profit.
My best client, A Realtor, had me buy several thousand dollars worth of art and accessories for him. When he gets a vacant listing,I use his things. When the listing sells, we move everything to the next one.
When staging an occupied home, I use the homeowners things. I’m always amazed at the treasures you can find if you look hard enough. It’s all about creativity.
Happy staging!
Brenda, what you don’t explain is whether the agent paid for these items or asked you to pay for them. Would really love to know!
I’ve often recommended that builders and contractors who do spec homes invest in their own staging inventory that they can move from house to house. Then all they need is my creative eye to pick it out for them and then to figure out the optimal arrangement in each home.
I agree, that it’s amazing what treasures you can find in an owner occupied home. Sometimes this is almost more fun since each place is so different and the creative challenge of how to re-arrange what’s there and figure out what pieces don’t belong is always interesting.
Well, this is a very subjective subject, isn’t it?!! I would agree with Debra that shopping for accessories to stage occupied homes should be done with the clients money. However, it’s hard enough to get people to pay just for home staging, let alone more accessories.
But, in a vacant home, I think you DO have to provide the goods. Whether you rent it all or have some of your own is a decision you have to make. Some people will be ok with providing some of their own stuff but most just want it done and don’t wan’t the bother. In these cases, I buy items, then add it to my home staging inventory or take them back if the return time hasn’t expired.
I keep a small inventory of items to use in staging vacant homes. But it seems like it’s always necessary to buy something for each different home. So, I wish it worked out that my clients paid for these items, then also paid me for the time shopping, but it doesn’t usually work that way for me.
Thanks for sharing your process Debbie. My experience and process is very similar.
Good question, Debbie. In the DC market, where staging is just really becoming the norm, I find I do better by being able to stage, stage completely, and do it quickly. I store a modicum of plants, pillows, bedding, artwork, lamps, and little furniture, all of which I have come upon at substantial savings over time. At the beginning I had my vacant customers buy everything, but it is more profitable for me both financially and in time and energy savings to keep an inventory at the ready. I never thought I ever say it, but I actually got tired of shopping! Temporarily, you understand.
I do the staging accessory thing a little different then most. When I’m out and about shopping for my own home, I always take a stroll through the store’s clearance aisle to find treasures to stock my staging inventory. Even my husband and daughter know that whenever we’re shopping, no matter where it may be, mom is going to take a quick lap around the store to see if she can find some goodies. I have one wall of large cabinets in my garage that is specifically for my staging inventory. When it’s full that’s it… no more bargain hunting. I only allow myself this one area to store my inventory. This keeps me from buying too much and spending too much. Then when a client needs some accents to finish off their staging, I gather up a collection of these items and sell them to my client at a profit. This saves me the time of shopping all over for a client because I already have a stash of accessories on hand for sale. When my cabinet gets low, I again keep my eyes open for more treasures to replenish my coffers. Since I’m able to bring my clients the things they need so quickly, they rarely bat an eye when they need to spend some money on the items I don’t have on hand. I simply say to them… “I went through my inventory and pulled all these items that would work perfectly for our staging, but I don’t have a bedspread on hand right now, so I suggest we take advantage of the great sale going on this week at JCPenney. Would you like me to shop for you? I’d be happy to pick something up that you could surely use in the future. All I need is a cash advance and I’ll head to the store this afternoon.” This approach has worked pretty well for me. It’s like instant gratification for my clients, and no rental woes for me.
Leah, thanks for sharing your story. What a great way to handle the whole thing!
I DO NOT keep an inventory of anything. Back in the day, I used a mirror from my basement for a vacant home that I was never going to use again. My furniture supplier also sells beautiful bedding – so I pick it out at the same time I am sourcing furniture and accessories. One stop shopping! Bath towels, kitchen accessories, and such I have to charge for (product AND shopping time). Personally, I KNOW ME!!! I am an interior designer and home stager. If I kept an inventory – there would be no space left in my own home!!!
STAGING TO SELL
Home Staging For Sellers . Interior Design . Interior reDesign
231.690.0398
Jill Monczunski
President/Designer
jill@staging2sell.com
http://www.staging2sell.com
Serving the State of Michigan USA
Jill, agree one stop shopping is the way to go! I know I don’t have the space in my own house for an inventory, and where do you stop? There’s always another great accent pillow or vase or whatever at a great price especially when you’re out and about in decor stores all the time. I can see how easily a shopping stager could end up with way too much stuff and way too many credit card debts.
Thank you to all of you that have commented it is helpful to read about your experiences! With only one vacant home staging under my belt I found it quite interesting. Using The Staging Diva’s training and approach on not having an inventory. Finding that it sure costs more than you estimate and I suppose I will get better at that too. But did end up using some of my things since I ran out of money and the staging was not complete. Leah your ideas on having a small collection is something that would work for me. Really do like not having any expense so I will alway try to have the client pay for it.
You’re welcome Debra and thanks for the vote of confidence. My favorite bargain find is when I “rescue” a battered piece of wall art. Just last week I found a huge framed landscape picture at a store I frequent. The print was amazing, it was double matted and the glass was intact, but the frame was broken. I began to inspect the damage and came across the price tag… ONLY $7.00! That was all I needed to see! Leah to the rescue! I brought the piece home, took it apart, and fixed the frame with a few new joints, wood staples, and some bronzing paint cream. (I always have these things on hand for touch ups and repairs). Now I’ll probably be able to sell the refreshed piece for $100.00 or so! Even if I couldn’t have fixed the frame, I still would have made out on the purchase just for the print, double matting, and glass. I hang onto all kinds of spare parts and before you know it, I have everything I need to “build” a brand new piece of wall art! I just have the glass cut to size for a few dollars at my local glass shop. Just because something is broken it doesn’t mean it can’t be beautiful again, especially when it comes to artwork. Prints, mats, and frames are expensive, so if you can snag these parts for a few bucks I feel it’s totally worth it.
Debra,
The agent paid for all the inventory. He is totally sold on Home Staging and believes he can increase his Seller’s profit margins by making this investment. Therefore, he gets more listings which sell quickly and for more than the asking price. His business has increased by 70%, simply by offering the staging with the listing!
Brenda Tucker, Center Stage Interiors
All great comments for a newbie to hear. Thank you for posting.
Cheryl
Hi:
I thiink this a great idea, I didn’t realize they would give you their money to shop? Thank you as this has been a concern. I think everyone should save this article for future use and also, use the art shoppe when needed.
I made a great discovery today as I was out talking to local artists. Because the economy in my area is just now feeling the full effect of the recession, many local artisans are stuck with quite a bit of inventory. They are excited about the opportunity to display some of their incredible paintings in staged vacant homes, and some businesses that I am doing redesign work for, just for the exposure and to get them out of the ‘garage’! I was so excited ….. these are beautiful pieces of art! They are doing this at their own risk, of course, but they believe this is a good opportunity for them. In higher end homes, these art works, when properly displayed, could turn into a sale for them and become a signature of my staging style. It was a GOOD day!
Thanks for writing such an easy-to-uendrtsand article on this topic.
Jayne,
Thank you for sharing your discovery about the artists. We help them, and they help us. What a great idea!
Jayne – what a great resource! I will be keeping my eyes and ears open for something like that. Awesome find!
Staging To Sell
Home Staging . Interior Design & reDesign
231.690.0398
http://www.staging2sell.com
Jill R. Monczunski
President/Designer
Michigan USA
I hire larger accessories, lamps and artwork. I occasionally buy, towels and sometimes bedding using my client’s money. I do keep an inventory of smaller items such as accessories for bathrooms, coffee tables, bedside tables and kitchens. I rent these to my clients or for large installs where a whole house is being furnished, I add the smaller items at no additional charge.
Thanks for sharing your approach Louise. It’s always helpful for everyone to see what other home stagers are doing. I’m curious, do you go around and collect all your things after the home sells, or do clients return them to you? And, do you charge for this service?
Debra, I usually arrive about 20 minutes prior to the truck arriving to remove the large items. I whizz around collecting my things and then leave – at not extra cost to my client. However, if the client cannot attend the rental furniture pick up and I need to stay to supervise this, I do charge a separate fee as this can take in excess of 2 hours for a a house full of furniture.
Great Louise, thanks for sharing your process! Much appreciated.
Yes Debra I also do not carry an inventory. I get cash upfront for shopping and accessories. The homeowner loves what I buy, but if they choose they can return what they don’t want. I really don’t have the space, or money to carry inventory. It works fine for me. Thanks for all your bright ideas that save us Stagers a lot of time and money. Laura, Showstopper Staging, MI
Thank you for your comments, Laura!
If you are using your own inventory, how much would you rent them and for how long?
Great question Marylou, that’s something I discuss in the Staging Diva Home Staging Business Training Program.
Hi Debra Do you also buy large furniture with the client money?? and do you get the furniture at a discount price??
Generally if it’s big/expensive furniture, I would shop with the client and they’d put it on their own credit card. Some stores will pay me a commission, others will only let me pass my discount on to the client.
All my clients are mostly REA. They pay for the staging and expect all things provided as rentals. I charge for everything upfront and yes I do have to return after the sale to de-stage, but it’s already paid for.
Thanks for sharing your experience Juliet.
Thank you Debra you are truly treasure!!!!
I have staged 4 homes thus far and those clients purchased the bedding, linen and accessories from us. However I am working with a client (whom happens to be a real estate agent) and needs us to provide the items listed above. I have acquired odds and ends if I find a great deal however I do not keep stock of linens and or bedding nor do I plan to. Should I purchase these items and charge the client a rental fee? Or purchase these items and include the purchase in their overall agreement/contract? What do you suggest?
Hi Gina, Thanks for that feedback and I’m so glad you found this article helpful.
I’ve written hundreds of free articles with home staging business advice, actually more than anyone else in this industry. I have totally covered how to handle what you’re asking about in Course 3 of The Staging Diva Home Staging Business Training Program.
The short answer to your question, is stay away from the temptation of buying a bunch of accessories and renting them out to clients. It’s a total pain and won’t be very profitable. My business model has a much smarter way to do it, reducing your hassles and increasing the money you make.
Thank goodness I found this article! Im an Interior Designer just starting out in the Home Staging area and Ive been a bit stressed about having to spend thousands on a house lot of furniture to just start off, I am from a city of 80 thousand people and there is only one other main stager here who has been doing the whole house lots in vacant homes for a number of years and Ive been trying to figure out what I can offer as a point of difference and I love the idea of using clients funds to purchase items if required, it is just an easier way to start off and obviously a bit of experience will determine what clients prefer and I can adjust to it a bit more gradually.
I’m glad I could help Michele! I’ve written several articles related to this topic. You can find them in the search bar on this blog, just put in “inventory”. Alternatively, you’ll probably discover that I’ve written an article on almost any topic you can think of related to making a living as a home stager since I’ve been writing in this field since 2002. You can find them by going to google, type in the topic you’re looking for and add “staging diva” and it will pull up my articles.
In the Staging Diva Training Program I discuss how you can position the fact that you don’t have your own inventory as an advantage that you’re clients will appreciate.
Debra, Great article!
I’m a house flipper and usually have only one staged home for sale at a time. I buy all my own furniture and accessories, and do our own staging. The problem with owning is that inventory goes out of style quickly. I have shelves of accessories and art that no longer appeal to current buyers’ tastes.
Thanks so much for commenting Brad, and congrats on being a house flipper! That’s how I initially got into professional home staging. I was flipping my own homes though I lived in them all, so a bit different from what you’re doing.
I have a quick question: When you are using the clients own money for purchasing accessories etc do you have a contract signed for this type of transaction to protect both parties? I went to a lawyer to see whether I should get this done and it was going to end up costing me a lot to have something drawn up.
I have a way simpler solution and formula for how to do all this Michele. Please refer to the templates that come with Course 3 of the Staging Diva Home Staging Business Training Program.