Print or work through on screen
Everything above, organized by category.
This is the printable version of the whole guide. Use your browser to print, or just work through it on screen. It is organized the same way I run a prep plan with a client, from free wins to photo day.
Print tip. Open your browser's print dialog and choose print to PDF for the cleanest copy. Navigation, forms, and the header will not print.
If in doubt, do the item. None of these hurt the sale.
Free wins, do all of these
- Deep clean every hard surface, corner, baseboard, and grout line
- Declutter by category, removing roughly one third of what is out
- Depersonalize, taking down family photos and personal items in public rooms
- Fix the invisible list from the walkthrough
- Curb clean up, edge, weed, mow, and trim what is touching the house
- Replace every dead bulb with warm white 2700K to 3000K
- Match bulb color throughout the home
- Tune up every cabinet and drawer so all close cleanly
- Regrout and recaulk visible tile at tub, shower, and kitchen backsplash
- Clean windows inside and out
- Clean the range hood, oven interior, and refrigerator seals
- Wipe cabinet exteriors and inside doorways
Small budget, high leverage
- Refresh the front door with paint, handle set, and new welcome mat
- Touch up interior paint and repaint one dated or bold room
- Swap kitchen cabinet hardware
- Swap primary bath cabinet hardware
- Replace the two most dated light fixtures
- Top up with one thin new layer of dark brown mulch in the front beds
- Book a one hour professional stager consult
- Add a few potted plants at the entry
- Run a radon test if the home has a basement and no mitigation
Moderate budget, decide with care
- Whole home interior repaint only if multiple rooms read dated or bold
- New carpet in the primary bedroom and main traffic areas if the existing is stained or matted
- Cabinet paint on the kitchen if the boxes are in good shape
- Radon mitigation if a test came back above the action level
- Selective flooring repair or replacement in one damaged room
- Roof and HVAC service and documentation, not replacement
First impressions and curb
- Roof line and eaves clear of tree contact
- Front lawn edged and mowed high
- Beds weeded and mulched
- Front porch swept and cobwebs cleared
- Front door paint fresh and hardware solid
- Porch light on for evening showings
- Doorbell working
- Welcome mat clean and flat
Kitchen
- Counters at three items or fewer on photo day
- Cabinet doors and drawers close cleanly
- Hardware matched
- Range hood clean inside
- Sink stainless polished
- Faucet spot free
- Pantry organized
- Under sink cleared, cleaned, and free of leaks
Bathrooms
- Fresh caulk at tub, shower, and counter seams
- Grout scrubbed and even in color
- Mirrors streak free
- Shower head clean and pointing straight
- Toilet lids closed on photo day
- Toilets not running or rocking
- Fan vents clean and working
- Fresh neutral hand towels
Living areas, bedrooms, entry
- Furniture pulled off the walls just enough to breathe
- Rugs sized correctly, touching at least the front feet of sofas and chairs
- Beds made with neutral bedding, tight and clean
- Closets edited to about two thirds full
- Wall art reduced by about thirty percent
- Entry table small, clean, and photograph ready
Systems and documentation
- HVAC serviced and paperwork saved
- Water heater age, drip pan, and expansion tank verified
- Furnace filter replaced
- Smoke and CO alarms working and placed correctly
- Radon test complete on basement homes
- Roof report available if roof is aging
- Permit and warranty paperwork collected
- HOA docs collected if applicable
Photo day, morning of
- Every shade and blind open
- Every light on with matched warm white bulbs
- Lamps on, ceiling fans off
- Counters cleared to three items or fewer
- Toilet lids closed everywhere
- Trash cans out of sight
- Cars moved off the driveway and front curb
- Cords hidden, remotes put away
- Pet bowls, beds, toys stashed
- Fresh flowers or citrus on the kitchen island
- Family out of the house during the shoot
Smells, honestly
- Ask an outside friend to walk through and give a blunt read
- Address any pet, damp, smoke, or cooking odors at the source, not with sprays
- Open windows the morning of showings when weather allows
- Use a neutral, light scent if any at all, not heavy plug ins
Secondary next step
When you want a human read on this list.
The checklist works on its own. It also does the most for you when we walk it together at your specific home. The pre listing walkthrough is where every item above turns from generic advice into a plan built for your house.
No pressure, no obligation. I read every message myself.