“Staging” is the word that we use in the property industry for how your property is physically presented. It creates an impression for any potential buyers about how they might best use the space and the lifestyle that they might enjoy when they live in it.
Before anyone so much as steps foot in the property for a viewing, it is critical to the photos and any virtual tours. Given that it can make the difference between someone arranging a viewing or not, it undoubtedly affects the sale price that you can achieve when selling. MOV8’s Head of Photography and Production, Sean Phillips, has photographed literally thousands of properties in his decade of working with MOV8. Here’s Sean’s take on what works, what doesn’t, and how you can get the best results.
Q: What are the most common mistakes homeowners make when preparing their homes for photos?
One of the biggest pitfalls homeowners face is over-cleaning or focusing on the wrong details. As Sean points out, “It’s easy to get carried away with donning the Marigolds and scrubbing, but cameras don’t pick up every dust particle. Focus instead on the overall look and feel of the space, rather than obsessing over hoovering every corner or mopping right before the photo shoot. I’ve often arrived at a property to find freshly mopped floors that haven’t dried in time and can actually detract from the photos.”
Of course, when potential buyers do view your property, it’s important that it is clean and tidy. However, when you are staging the property for photos, the main goal should be to create a clean, welcoming atmosphere rather than aiming for a spotless, sanitised appearance.
Q: How important is decluttering, and what should homeowners focus on removing or tidying up before a photo shoot?
Decluttering is essential, Sean says. It’s a balance between allowing a potential buyer to picture themselves living in the space whilst retaining a ‘lived-in’ feel that makes a home inviting.
“Think about putting away items like jackets in the entrance, toiletries in the bathroom, and kitchen products or pet supplies,” Sean advises. “These small details can make a big difference in creating a space that potential buyers can see themselves living in.”
The key takeaway here is balance. While proper decluttering is a crucial step when staging your home to sell, you should aim to tidy just enough to showcase the space without making it feel empty or stark.
Q: Do you have any tricks for making smaller rooms look larger or more open in photographs?
To create a sense of spaciousness, Sean recommends keeping floor space as open as possible and pushing furniture tight against the walls. Consider also where the photo is likely to be taken from, usually the entrance doorway to the room. Stand at the entrance to the room and take a look around. Can the sofa be moved a metre further from the entrance?
“A clear floor is the secret weapon to making any room look bigger,” he notes. “Even leaving something as small as a footstool in the middle of the room can make the space feel closed-off. It’s all about maximising the visual area so that the room feels as large as possible,” he adds.
Q: This is all great advice for furnished properties. What do I do if there’s no furniture in mine?
Often there is little or no furniture in a property when it is ready to be marketed for sale. This can be because the property was previously rented-out or the previous owner has passed-away. This does not need to be a problem, as Sean explains.
“There are a few companies that will rent furniture to property sellers so that the property is nicely furnished not only for photos but also for potential buyers viewing the property. They will usually deliver the furniture, do the staging and collect the furniture when the sale has been agreed. You need to consider whether the cost will be recovered in an increased sale price.
“With the advances in AI and software, a much cheaper alternative is ‘virtual staging’. This can produce astonishing results, presenting a property or even just a couple of key rooms in a property, in a whole new light. Obviously, any advertising has to make clear that the property has been ‘virtually staged’. It also doesn’t help with creating a first impression when a potential buyer enters the property. However, as a cost-effective way of dealing with an empty property, it’s a great way of helping buyers to see its true potential. Several of our clients have taken advantage of this service in the past couple of years”
Q: What role do colours play in staging? Should homeowners consider repainting or changing decor to more neutral tones?
Sean believes colour is only an issue in very rare cases, so he doesn’t typically recommend drastic changes like repainting.
“As a photographer, I’d prefer white walls every time because they’re easy to work with, but realistically, that’s not often what we’re dealing with,” he says.
Unless a colour scheme is particularly bold or problematic, he advises homeowners to keep things as they are. His goal is to capture the home’s authentic look, with minor adjustments rather than full redecorations, making it easy to execute home staging ideas for pictures without excessive effort.
Q: Natural light is often touted as crucial for good photos. How can homeowners maximise the available natural light?
Given the UK’s often overcast skies, Sean assures homeowners that professional photographers are well-equipped to handle any lighting challenges.
“Natural light is ideal, but we’re in Scotland – so we’re used to working around whatever weather conditions we get,” he says.
Sean and his team specialise in creating the look and feel of natural light, no matter the weather, so homeowners don’t need to stress too much about cloudy days affecting their photos. For him, ensuring your home looks its best under any lighting conditions is key when staging your home to sell.
Q: What’s your approach to photographing difficult spaces, such as basements or oddly shaped rooms?
Sean’s approach to challenging spaces is all about showcasing their potential without letting unusual layouts take centre stage. In these rooms, he focuses on angles that emphasise flow and functionality.
“The goal is to find a perspective that highlights the room’s purpose, so potential buyers can envision it as a functional part of the home,” he says.
Thankfully, professionals like Sean have years of experience photographing some of Scotland’s most unique homes and properties – so they’re guaranteed to find the best angles to promote the space!
Q: Do you recommend any specific props or elements to add warmth and personality to the photos?
While props like flowers or coffee table books can certainly add a touch of charm, Sean emphasises that his primary goal is always to showcase the space in its natural form.
“If the property is of a certain standard, we can add some lifestyle touches. For me, however, the priority is always a clutter-free environment,” he explains.
Minimal props work best, as they give a welcoming touch without overpowering the image.
Q: What are some tips for photographing homes during winter or in less-than-ideal weather conditions?
“Scottish winters are no problem,” Sean assures us. “We’ve shot in everything from thick snow to driving rain, and it’s never affected the quality of the photos.”
In fact, Sean’s team is willing to return on a sunnier day if needed, so homeowners can rest easy knowing the weather won’t be an obstacle to great pictures.
Q: For outdoor spaces, what’s the best way to stage gardens, patios, or balconies to maximise their appeal in photos?
To give outdoor areas a fresh, inviting look, Sean recommends a thorough clean-up using a pressure washer to brighten patios, remove weeds, and give the lawn a good mow.
“Anything that could distract a potential buyer – like kids’ toys, pet items, or bins – should be tucked away,” he advises. This keeps the focus on the space itself rather than any clutter, and maximises the impression of space, allowing the garden’s potential to take the spotlight.
Q: Any final tips on how to ensure everything looks perfect on the day of the shoot?
The key piece of advice is to step back and to view the home as a potential buyer would.
“Buyers aren’t really looking at your personal decor choices – they’re looking at the space itself. Ask yourself, “can I see the space clearly?”. Are the floors, tables, and worktops free of clutter?”
A bit of effort prior to the photoshoot will make a world of difference. However, Sean reassures us that he and his team are there to make sure that everything looks its best on the day so, if anything’s not working, he’ll step in with advice.
His final piece of advice…“Don’t stress – it’ll all be alright on the day!”
Make Every Shot Count with MOV8
Ready to showcase your home at its best? From picture-perfect staging tips to expert advice, MOV8 is here to help you create a captivating first impression that draws buyers in. Whether you’re preparing to sell or simply want your home to look its finest, we’ll guide you on maximising every shot to boost your property’s appeal and potential value.
Get started today by filling out our free online valuation form. Want to speak to one of our friendly team? Call us on 0345 646 0208 or email [email protected] for sales or [email protected] for buying. Let’s start building your home’s future together.
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