Interested In Staging by Edith Lank on Creators.com

Recently

Using Stepped-Up Basis Dear Edith: My deceased mother's house has an offer that my siblings and I have accepted. We believe we each will receive about $20,000 after the realty fees. My question is, do I have to pay income tax on the money, since it is my inheritance? …Read more. How to be a Flipper Hi Edith. I'm intrigued by the idea of flipping a house — buying, fixing up and re-selling at a profit. But I have exactly zero experience and no cash. Not exactly a recipe for success. What's the best way to go about finding a flip-worthy …Read more. Holding a Mortgage Dear Edith: I have someone who has asked me to be their mortgagor, and I was wondering, how does one go about the paperwork? Are there standard forms to be used? How does one file the mortgage lien? Would a real estate attorney be advisable or …Read more. Some Estate Planning Dear Edith: Our parents are in their late 80s. Three years ago, they moved from their home to a rental apartment. I moved in to their house and have been renting it from them. My sister and I will inherit it when our parents pass away, but we are …Read more.

Interested In Staging

Dear Edith: I am interested in advice for staging my home. There are a few good shows on cable and I'm sure brokerage agents (the better ones) are well versed in this area but I wonder if there are any "home staging" experts in our area I could call on. I will let you know if I come across any. If you hear of any, could you e-mail me? Or, print it in your column? We never miss it. — S.L.F.

Answer: I can't recommend any specific names, but I'm happy to give you my best advice.

First, polish your home to a fare-thee-well. Think of it as the sort of doll-up you'd give a car. Remove personal items like diplomas and religious material. You are no longer trying to express yourself. Instead, you want to make it easy for buyers to picture themselves in the house.

Take away two-thirds of the things that live on your kitchen counter. Remove half the stuff in your front-hall closet. Hide clutter.

Park across the street and analyze the first impression your house makes. Add a few colorful plants by the front steps and trim bushes. Keep the garage door shut and trash cans out of sight. Make sure all your windows sparkle. Check that your doorbell and porch light work.

Paint is the investment with the best payback. If nothing else, sometimes a bit of black paint on your front threshold freshens the entrance. Shampoo wall-to-wall carpet.

If you invite neighborhood agents to view the house, encourage them to tell you frankly what they think needs attention.

After all that, you can start to consider professional staging.

Regaining Virginity

Dear Edith: My wife and I sold our home 22 months ago. The house was completely in her name. If we buy today, and we're both on the loan, or it's just in my name, is there a way that together we're eligible to receive the $8,000 tax break from the government? — R. L.

Answer: Sorry, but in order to regain your virginity as first-time buyers, neither spouse must have owned a house within the preceding three years. It wouldn't matter whose name was on the title or the mortgage of the new house.

Shower Or Tub

Dear Edith: I am re-doing my kids' bathroom and would like to put in a shower instead of the bath/shower combo.

My kids are older and never take a bath. I am concerned about the re-sale but we have a bathtub in the master if people wanted one. What do you think? — Via e-mail

Answer: My guess is that as long as the house has one tub, you're OK. It won't hurt to double-check this — just over the phone — with a couple of neighborhood real estate brokers. They'll be familiar with local buyers' expectations in your price range.

Timeshare Again

Dear Edith: I am sure this question is one that many people have and an answer certainly would be appreciated. I need to get rid of a timeshare but have paid dollars after dollars to get that done with no results. I would not wish this problem on my worst enemy, much less sell it to a friend which is what most people say to do. Can you help? — Via e-mail

Answer: If you'd asked me at the start, the first thing I would have advised is not to pay anyone an upfront fee to "advertise" your timeshare.

Ask the developer or the management if they'll take it back.

Advertise in that area's newspaper and Craig's List that you'll give it away for free.

Contact local real estate agents in that town to see if they'd take it on for a high commission rate and a low sale price (but again, don't deal with anyone who wants an upfront fee.)

Talk with your own lawyer about possible consequences if you just stop paying property taxes (often nothing bad happens). That advice will work only if you don't have a mortgage.

If you do have a mortgage, I'm about running out of advice.

As for selling to a friend — why not, if the friend wants the place and can use it? A timeshare is a problem only when the owner's situation changes and the place becomes a burden instead of a vacation opportunity.

Who Owns The Listings

Ms. Lank: If an agent leaves a company can they take their listings with them? Or do they stay with the broker? — J.F., licensed salesperson

Answer: Those listing contracts are actually made between the homeowner and the brokerage company. The agent who leaves has no right to take them to another firm.

Edith Lank will respond personally to any questions sent to her at 240 Hemingway Drive, Rochester, NY 14620 (please include a stamped return envelope), or readers may e-mail her at ehlank@aol.com.