Getting your home in top selling shape takes time and effort. It is time and effort that could have big dividends for you. Step back and take a fresh look at your house. Start with curb appeal. How is the landscaping? Does the house need washing or painting? Does the driveway need attention? Does your entry way say welcome? You need to be as critical as a buyer will be.

We all have it, and each of us treasure our own, but no one else will appreciate it the way we do. I'm referring to "stuff". The mementos and keepsakes that mount up on table tops, and windowsills, the excess of pictures, even the magnets that hold that beautiful artwork on the refrigerator. Now is the time to pack it into boxes if you intend to take it with you. Give your self a couple of hours for this project, because the memories that this evokes will need to be honored. The reason for this task is that a buyer needs to be able to visually place her own "stuff" without a conflict of interest.

After clearing out the clutter, do a really deep clean. You know there's spring cleaning and fall cleaning and then there's moving cleaning. The carpets should be shampooed, wood floors buffed and polished, walls washed and spot painted if necessary. Bathrooms need scouring, and the kitchen appliances should gleam. Top to bottom clean is the most desirable lure for a buyer next to brand new.

After you've cleaned (or hired the cleaners!) access the damages. It is a good idea to hire a home inspector to council you on all the major physical components of the house. They'll let you know if the roof needs patching, if there is evidence of pests and if they've done any damage etc…After an accepted offer a buyer will have the right to hire an inspector, but if you take the initiative and uncover a problem in advance, you can save yourself from renegotiating after you've agreed on price. Often times the money you spend will be half that of what would cost to get the job done quickly when you have a deadline (closing date). The alternative to all this sweat equity carries a price. The buyer will access damages for up to two times what it may cost for repairs, and deduct that price from his original offer. So, to put the money in your pocket, do the work before that buyer gets to the front door.

Regardless of who markets your home, you or a broker, there are other things you must do to attract a buyer. For example, even if it's a bright day open the blinds and turn on the lights. Opening interior doors will give your home a welcoming appearance and will make it seem more spacious. Remove your pets and take your children with you, allowing the buyer to concentrate on what you are selling. And speaking of pets, be sure to eliminate any odors, by making sure that their quarters are fresh and clean, not just covered over with room freshener. When marketing, you will want to be ready to show the house with little notice, perhaps and hour sometimes less, if possible.

During your research phase, before putting the house on the market, take a weekend day to check out the competition. Look at similar homes in terms of size and location. Visit open houses. When you invite the realtors in for their price opinions, you will have a better understanding of your marketplace. It is a good idea to get three opinions of price from three different brokers.

You may be asked by your agent to fill out a sellers disclosure form. This entitles the salesperson to provide the information to prospective buyers. This information is based on the seller's knowledge but is not intended to be a guarantee of the condition. Nor does it guarantee satisfactory operation of any system after the property sale. It is a good tool that will eliminate phone tag when a buyer is serious in pursuing information about the property. After showing many homes in my career as an agent one question that always comes up is why are they moving? It's a good idea to define the answer and make it clear to your agent how this question should be answered. Making a list of some of the features about the house that you particularly enjoy, and any information about the neighborhood will be useful to your buyer.

One of the best programs that ensure peace of mind is a home warranty plan. These are generally purchased by the Seller and will protect the home during the listing agreement and then transfer to the Buyer for a specified period of time. If there is no home warranty in place it can be negotiated in the sale. Specifically a home warranty is a service contract that covers the cost of unexpected repairs or replacement on the major systems and appliances that break down due to normal wear and tear. This type of policy does not replace home insurance but rather overlaps what the insurance policy might not cover, for example if a hot water heater bursts, your insurance will cover the damage caused by the water to your floor and walls, the home warranty will repair/replace the water heater. Remember, after location, the most important item to a buyer is a well maintained home. Many flaws can be overlooked if the buyer knows he can move in without a lot of trouble and expense, and with all your preparation you will sell in the shortest amount of time, with the least inconvenience and at the highest price.