Silly home staging tricks can often backfire when a home stager is decorating a house to sell on the real estate market.
The trick is to maintain the right balance between romancing the home buyer while not being so over-the-top as to be distracting.
After all, we want people focused on the house itself not just the finishing touches.
Which brings us to the tricky matter of how (or whether) to set the table.
Like Lisa of Design Refined, who commented on a blog post I wrote about not insulting home buyer’s intelligence, I agree there are times when setting a table seems appropriate.
But if you’re going to set a table, do it properly!
I happened to notice on Facebook recently that a home stager was sharing photos of a recent home staging project.
She had a table “set” in the foreground of her photograph so it was very prominent. Sadly her “setting” just included cheap looking plates on place mats with a couple of fake flowers in a vase in the center. There was no cutlery and no glassware.
To my eye this really detracted from her home staging portfolio photo.
The rest of the room (in the background of her shot) actually looked great. But if you’re going to set a table, then set it.
Home Stagers, Set the Table Right If You’re Going To Do It
Don’t leave the table looking like a distracted 5 year old was helping mom before running off to watch TV until dinner was served.
In the opposite extreme, I also don’t recommend setting it in a way that is so “creative” it becomes the absolute focal point. You don’t want home buyers so distracted by the table that they hardly notice or appreciate the room it’s sitting in.
Elaborately set tables, like the photo of one I included in this post, look fabulous in magazine spreads and recipe books. Yet, they can be too much when your goal is decorating a home to sell on the real estate market.
Avoid Negative Emotions When Home Staging
You want to romance the buyer with how well they can live in this home when it’s theirs. But if you go too far, it can have the opposite effect.
In fact it may make them think, “this house is too fancy for me to live in,” or “I can never live like this,” or “My life sucks, look how glamorous this is!”
These thoughts may even be unconscious but they stir up negative emotions. As a home stager, you don’t want potential buyers associating negative emotions with the house you’re trying to sell them!
And, not related to the issue of setting a table the right way, I want to get back to that home stager’s portfolio shot of the partially set table for a moment to make another point.
If you’re going to shoot an “after” photo for your home staging portfolio, pay attention to what’s most prominent in your photo and whether that’s the key feature you want to include to promote your staging ability.
In the example I gave of a badly staged kitchen table, the focus of her photo was the cheap plate on a partially set table in the foreground of the photo, not the lovely kitchen staging job she had done in the background.
Home Stagers, What Do You Think about Setting the Table?
Home stagers, what do you think about place settings? Do you always set the table? How elaborate do you get with it?
Not sure if you’re making as much money as you should as a home stager?
I set the table when I want to bring energy and interest into the dining room (which assumes the room has little energy on it’s own). If the architecture is interesting, say there is a fireplace or a bow window framing a wonderful view, then I will include a centerpiece of appropriate scale and color that is arranged to direct buyer’s attention to the architecture. That is really fun, making the table seem attractive while really reinforcing the beauty of the focal point.
On a mildly related note, it is so very important to be aware of, and minimize, those negative un- or sub-conscious responses!
Debra, I don’t always set the table,but I sometimes do. I know this sounds crazy, but the space will speak to me and tell me if it should be set or not. The same way a space speaks to me about what furniture I should use or what colors or textures I should use, the space will tell me if setting the table or a kitchen island bar is needed or if it will look over the top and unncessary. I always use placemats, a dish or dishes, stemware/glasses, cloth napkins with or without napkin ring. If without napking ring, then I use cutlery. If I use the napking ring, I just lay the napkin across the plate, and don’t use cutlery. Not sure why I do this but it seems right to me.
Donna, I totally know what you mean about “the space speaking to you”! I’ve experienced that many times myself and it’s part of what I love about home staging and why no 2 home staging experiences are exactly alike.
I staged a house in a very expensive neighborhood and the ground floor was perfect for entertaining and grand dinner parties. In that case I set the dining table because it showed off the fact that you could comfortably seat 20 or so for dinner.
Actually, that was my very first staging project, now that I think of it!
Since then, it’s rare that I set a table unless I’m trying to distract the eye from a really terrible architectural feature or view from a window.
This is “decorating to sell”…so setting the table is really dependent upon the style and price point of the listing. I will set the dining room table only if the room lends it self to that formality. But really in most cases NO. A beautiful fresh floral arrangement is usually what is needed.
Melissa, when I sold my last house I actually set the dining table at my own agent’s request (how odd is that!). Left it like that for about a day and then removed it all except the flowers. It wasn’t a big room to begin with and having 6 place settings out just cluttered things up more than necessary.
Debra, I would definitely agree with you about “going overboard”. I like your idea of a nice vase or bowl of fresh flowers and perhaps a coordinating table runner if necessary. Tables that are set so elaborately have, what people refer to as, a “staged” look (and they say that negatively!) The last thing we want to do is turn someone off because they feel the home is too “staged” and unrealistic. I’ve seen staging projects that look like a furniture store! The table is set so beautifully you want to buy the dining set, never mind the house!
Jackie, I visited a real estate listing that had been staged by a movie prop company. It was great listening to everyone’s comments. They oohed and aahed about all the little decorative touches absolutely everywhere, but few commented on the house itself.
Rooms speak to me too Ladies! I consider this to be gift, and I’m so lucky to be paid for tapping into that part of myself. I’ve been called “the HOUSE whisperer” more than once so I may have it printed on my business card!
Oh,,regarding table settings.. I seem to be getting away from it. I feel settings are only appropriate for vacant stagings, and honestly, I don’t really care to wrap, pack, and transport all those excess breakables anymore.
Leah, I love the “house whisperer” idea, if it wasn’t in use (though not by a stager), I’d encourage you to grab the domain!
Your and Donna’s comments have inspired me for a new post on this topic, watch for it tomorrow!
Oh, good heavens! Thank you all for clarifying my subconscious thinking. When I think of place settings, I automatically think of vacant houses – where our staging addresses lifestyle, not living. I think, in a lived in house, setting the table for dinner (and viewed by the potential buyer at 10:00 in the morning) is usually distracting. There are better ways to give lifestyle and energy to a dining room that is lived in.
Glad I could help Nancy. Thanks so much for popping by and sharing your comments!
Debra, I’m glad I was able to help you with a little inspiration. You’ve certainly inspired me over the years, so it feels really good to give some back!
P.S…. Donna Dazzo has always inspired me too… In fact, many Diva Grads do! I feel we’re all blessed to have one another.
Thanks Leah, you’re the best! On days when I feel discouraged because of all the negative stories in the media, or because I’ve just “run out of steam” that week, you’re one of the Graduates I think of to keep me going! Being in your 6th year of business as a home stager is such a fabulous milestone and it reminds me of what is possible when someone puts what I teach them into practice and stays focused on their goals (recession or no recession)!
Wow, Leah, Thanks!
Hi Ladies
I love to listen to all your positive support to one another and how Debra is interacting right along with you!
I also agree that a simple table setting is best!My boss asked me to help sell her boyfriends house with home staging(Gee ,no pressure there)
My first consult went very well and my boss was thrilled that her boyfriend actually followed through with all my suggestions.He wouldnt listen to her when she suggested similar ideas He said I was the expert! This client believed that because I was trained by Debra Gould,who had been on HGTV, CNN,etc.he should listen to me.This gives me the confidence I need to market myself for my next project.
Thanks Debra
Hi Lelia, Thanks so much for sharing that story and for your wonderful feedback, most appreciated!!
One of the things I like about your story is it’s a great example how we become the independent and objective 3rd party that can go into a situation and resolve it when others can’t come to an agreement. This is excellent to keep in mind as a selling point with agents who don’t want to get in trouble recommending stuff directly to clients, or who are dealing with couples who don’t agree.
Great topic. I have always had quandries about setting a table and have gone all sorts of ways with it from elaborately set to just a simple centerpiece. However, I did read somewhere in the last 6 years of staging that using cutlery is a bad idea as it might be dangerous…sharp things, knives even! Sounded like an insurance issue to me, so I don’t use any cutlery. Just something to ponder.
Patricia, I would never use steak knives, but knives in the average cutlery set could hardly be considered sharp. Personally I think it’s more of an issue of worrying that the cutlery will be stolen since it would be so easy to pocket. I think a set table looks odd when it’s missing the cutlery. But then I’m also more in the “go for the centerpiece” camp anyways.
Thanks for sharing that point of view, much appreciated.
To date, I haven’t used table settings to stage a home. I prefer simplicity and I hate it when a beautiful table is covered up with a draping tablecloth or placemats in staging photos. I think tablecloths and placemats with table settings make a room look and feel unbalanced and for lack of a better word, “heavy.” It’s just a feeling I get and it I can’t ignore it. My strategy is to “lighten” a dinning room, show off beatiful wood textures and surfaces as often as possible, and avoid that “stuffy” feeling that can come with over staging. I hadn’t considered that houses “talk” to me. My staging inspirations and ideas come to me through a strong “sense” or “feeling” of what seems right in a space. I guess I “feel” my way through spaces and staging. I have a sense of what provides a feeling of symmetry, flow, space, calm, and positive vibes. My family knows firsthand how I have to arrange or rearranging a room until it has the right energy and flow and it “feels” happy!
Hi Debra,
Your staging tips are helpful to travel enthusiasts who post photos of their home on home exchange websites. The written descriptions of the home help, but the real magnets are the photographs. I’ve discovered that we do not come into this world naturally knowing how to market a home. 🙂
Thank you for sharing your expert ideas. Keep them coming!
Shelley Miller, Home Exchange Expert
Shelley, I really appreciate your comments! Got your voice mail message and yes I’d be interested in discussing that opportunity further, you have a great idea there!
Please email me directly with the details debra@stagingdiva.com
Thanks!
Hi Debra,
In your article you have mentioned that you only used table setting for oversized dining room. I am usually fan of a good centrepiece. However there was a case when I decorated table for extremely small space. It was a vacant investment downtown condo. The living space was 400 sf, including fairly large bedroom, a good size bathroom and a small nook. So there was technically no space for a table as the kitchen was combined with a hallway and the dining area. I had to find a 29″ table and 2 light chairs. Large centrepiece would take up the entire space. Small floral arrangement would be out of proportion- there is a 10′ ceiling in the unit. I had to set the table and show that this table is not just a decorative obstacle, but it could serve two people casually or formally. If the unit wasn’t vacant I would not set the table. Can you please comment on this.
Thank you for all your support, Varya, Staging Deco
Varya, that was challenge for sure! Your explanation of what you did in that home staging situation make sense to me. Thanks for sharing.
I do not set the table…my goal is to highlight the equity in a room which is not a place setting…maybe it is the view or a new light fixture or molding…I tend to think place settings can be a distraction and do not photograph well in the room picture displayed on the internet…I try not to have my homes screaming they are staged but instead offer a feeling so comfortable a buyer wonders if it is staged…but that is me!!!
I love what you said Kit! I think you’ll enjoy this article about how good staging is invisible.
Thanks for commenting!