The consultation-Don’t be nervous

Sometimes, home staging clients are nervous to meet me. Especially if they are newbies to the home staging experience. Some of them expect me to critique their sense of style and taste. I’m here to set your mind at ease. My recommendations have nothing to do with any of your style or taste. It’s about marketing your home for sale to appeal to the broadest potential range of buyers.

My goal during the consultation is to teach you how to use your stuff to successfully stage your own home. I will provide paint colour recommendations, packing suggestions, furniture layouts and sometimes shopping suggestions. I’ll be very specific and leave you with hand written notes with all the information you need.

Not every home needs full staging. Here’s what a client had to say after having a consultation with me:

“Hi Simone- We just wanted to reach out and thank you for your consultation! We didn’t know what to expect but your advise made complete sense and put us at ease. Once we had our to-do list, we felt confident and eager to get started. Thanks for responding to my texts and pictures so quickly when I was shopping for lamps and artwork for the bedrooms. After a quick 4 days of showings, we are happy to report it’s SOLD! ~ The Scotts

COVID TREND ALERT: F@#% TRENDS!

Ya, I said it…fuck trends!

I’ve been reading a lot of decorating blogs lately (who am I kidding, I read them all the time!) on the latest trends in home decor. Being a Barrie Interior decorator, I have seen my fair share of trends come and go.
Some claim that farmhouse chic is sooo over, black is the new neutral, gold accents are sooo last year! Honestly it’s hard to keep up, and I’m just gonna call it now…2021 Trend is FUCK TRENDS!

We have all been spending a lot more time at home this past year. Home is more than ever, where the heart truly is. If farmhouse chic elements make you and your family feel cozy and safe. Do it! If you have recently renovated and added some stunning gold faucets and cabinet hardware, don’t let a random social media post tell you the trend is so over!

Its time to embrace what you truly love and care about, and not worry what others think.
It’s all about balance, functionality and what pleases your eye.

Pro tips

•Try to pick neutral colours for the expensive stuff like flooring, counter tops, sofas

•Add texture, pattern and colour in accents like drapes, rugs, cushions and artwork

•Collect images from Pinterest & Houzz for inspiration and decide on elements you love

•Working with a professional interior decorator can help you achieve your goals, thus saving you money in the long run to ensure your spending your $$ wisely.

Its good to be aware of trends, as they can be great inspiration, however, don’t let them dictate your style.

p.s. sorry for the potty mouth but it’s been quite a year!

Final thought: Fuck2020

Cats n’ Clutter

Let me preface this blog post by declaring “I’m a cat person” I also have my fair share of clutter! However, when selling your home, you must appeal to the broadest potential range of buyers. And that means buyers who may have pet allergies and no imagination when it comes to seeing past your stuff.

I know it can be incredibly hard to keep a home spotless when you actually have to live in it during the selling process and that’s why being prepared can save you time as well as reduce stress. Follow these tips to ensure success:

•Pack away what you can live without. This frees up closet and cabinet space

•Create stash spots in closets and cabinets for items you use on a daily basis so when you have a showing, you can be ready quickly.

•All storage should be stored off site if possible. Basement or garage can be used if off site is not an option.

•Out of site is out of mind. Get rid of all pet related items. It’s not enough to just remove the pets for showings. Remove all of the pet dishes, toys, beds, litter boxes etc. I suggest getting a large cardboard box for the garage to place all the pet items in while you have a showing. No one is going to look inside a cardboard box in the garage, so your secret is safe!
•Some buyers have a real aversion to cats, if they see evidence that a cat lives in the home, they will start seeking out cat urine damage. The mind can play tricks on us and the mere suggestion of pet damage can suddenly make us think we smell it. It’s best to not even leave a trace of evidence! Have someone come in, walk around, and let you know if there are any trace odors. We do become nose blind in our own homes.

ideally the entire home selling process will be over quickly and you can resume a normal existence in your new home surrounded by your beloved cats n’ clutter. 😻

China cabinet confessions

This blog post is inspired by a recent blog post I read by blogger Siobhan Kratovil https://dallas.momcollective.com/most-of-your-stuff-is-worthless-3-things-you-should-be-doing-now-to-reduce-what-you-own/

In my 10+ years as a home stager in Barrie and surrounding areas, I have seen my fair share of homes that are filled with sometimes generations of possessions. In many cases, it’s elderly clients who have come to the point where they can no longer manage the home due to death of a spouse, disability or illness. Some have amazing family members and friends who band together to help with the emotional and physical task of sorting, donating, and downsizing not only the client’s possessions but their parents possessions as well.

I get it, it seems a shame to discard a perfectly lovely, well built piece of furniture, or those hand crafted figurines that were gifted over the years by loved ones who didn’t know what else to get you for Christmas and you seem to collect them so…

It’s heart breaking. In some cases, I meet clients who are faced with downsizing on their own, after the death of a spouse. Not only are they grieving the loss of a loved one but now they have to deal with all of the above, with no help in sight. Luckily there are senior move management companies to assist, however, this can be costly. I tend to have a little cry on the way home from these consultations, then proceed to clean out a closet or 2 as a form of proactive therapy.

I have been through this process myself with my own family. My dear mother in law, who lived in the same sweet little house for 50 years, needed to downsize and move. It was an emotional experience for her, as well as the entire family. This was one of those cases where she had her entire family come together and support her. In a way, we all needed the support of each other through this process. There were lots of laughs, take out dinners, trips to the curb, trips down memory lane and tears. I can’t imagine what it would be like to have no one to help.

When ever I do a home staging consultation under these circumstances, I empathize with my clients and encourage them to tap into resources available to them. If someone has offered to help, take it! I will advise what to remove, what to leave and where to put it. Sometimes the easiest solution is to remove everything, have the homeowner moved into their new residence and stage with rental furniture and accessories. This usually results in a quick sale, securing the highest equity from the home.

I encourage everyone to to be selective when it comes to consuming and holding on to possessions that no longer serve our lives. That doesn’t mean we can’t keep little meaningful treasures from our past or generations. I love decorating with meaningful items. Just don’t feel guilty for not keeping everything.

Some of the things I have kept that have the most meaning to me don’t take up a lot of room. My mother’s sewing box, my mother in laws white and gold tea cup and a coffee table book on photography from my dad. ♥️

Tollendale Success Story

Happy New Year everyone!

I hope everyone had a relaxing, enjoyable holiday season. I for sure took advantage of some much needed down time and was quite absent on social media as to spend time with family and friends. Now that my halls have been undecked, and the New Year has been rung in, I’m ready to get back to work!

I would like to start with with a recap of a particularly memorable staging project from 2019.
The homeowners had me in for a home staging consultation to their gorgeous Tollendale area Home in Barrie. As with most homeowners, they wanted maximum equity from the sale of their home and they knew they would need to come out with their best foot forward. They had made some upgrades over the years and were in the midst of finishing the basement but some areas were on the verge of becoming dated, like the kitchen. Some of their furniture although in very good condition was purchased aprox 20 years ago. They wanted my advise on whether or not to invest in the kitchen update. I thought against it, and advised to update and refresh the decor and furniture instead. This advise is not one size fits all, in some cases I will advise against staging with rental furniture and spend all the preparation budget on a fresh coat of paint and update counters and backsplash. It really just depends on so many factors.

They agreed with my advise and I built them a staging quote for what they needed. We went over the quote, item by item and they requested we trim the budget a bit, so I decided on which of their pieces we could use in different areas of the home. I focused the bulk of the home staging with furniture rentals to the first room buyers walked into upon entering the home, the formal living room. I wanted to Wow buyers from the start. The master bedroom got staged as well with furniture and accessories.
My clients loved the staging and felt good about their decision. They had confided in me that they suspected their home may take several months to sell as the comps in the area had all taken some time to sell. They were prepared to rent items beyond the first month. I disagreed. I had a very strong feeling that the home would sell in the first month, I mean, that’s the goal of staging any home. Price it right, present it beautifully, desirable location, equals quick sale. I’ve seen it time and time again throughout my over 10 years as a home stager in Barrie, Ontario.

It sold in under 1 week at 98% of list price!! 🎉

I love it when a good plan comes together! Talk about happy clients!! They sent me this sweet testimonial:

“Simone Frank at New Leaf Decor is amazing! Her staging skills were an essential asset when selling our home. We expected to sit on the market for the entire winter but the first showing sold it in under a week! The Buyers even told us the house looked like it was from a magazine.

Great job Simone! Til next time - Brandi and Tim Yeomans”

SOLD IN 2 DAYS! thousands above asking!!

Staged & Sold in 2 days with multiple offers and 10G over asking!! Im celebrating right along with my sellers and real estate agent team! This is the best news and the reason why I do this for a living. Let me tell you the behind the scenes on this one.

Tom (home seller) called me up and explained that his dear mother passed away and him and his brothers were set to the task of selling moms home in Everett/Adjala-Tosorontio. Now this wasn’t the first time I have helped Tom stage a home for sale. Around 5 years ago, he contacted me to stage his bachelor house in Alliston so he could sell it for top dollar. I urged him to apply a fresh coat of neutral paint, and stage with rental furniture and decor. It sold above asking and within a week!

So when it came time to sell moms house, Tom immediately contacted me and had already started some renovations and painting. I came in, took my measurements and photos, then provided Tom with the staging quote. Tom now had to convince the brothers that staging was an investment and the return on that investment was a quick sale and closer to the asking price. There was some competition in the neighbourhood and the average days on market were around 35 days. Tom already knew the value of home staging, it had worked for him the past, now just to get the brothers on board.

They said YES and I set to work. There was a tricky room upon first entering the home. Tom stated that his mom used the room as a living room, however, it was long and narrow and was somewhat divided by a doorway dead centre. I determined that the builder intended for this room to be a living/dining room combo. Standing in the empty room, Tom didn’t think a living room set and a dining room table would fit in the room. I carefully measured the space and said, “even more reason to stage it as such” Do not leave it to buyers imagination as to what the rooms function is, or if furniture can fit. Choosing the appropriate scale furniture is crucial when staging. Once it was staged, my seller and the real estate agent agreed that it was so important to stage that first room as a living room/dining combo.

2 days later, they were faced with multiple offers and they got 10G over their asking price in a neighbourhood where average days on market are 35 days! Its so rewarding to help families through this process. Its especially rewarding to have clients for life. Im honoured.

Before & After of living room/dining room

Before & After of Living room

Before & After of Family Room

Before & After Master Bedroom

10 years!

It’s been 10 years since I started my company, New Leaf Decor. Providing home staging & interior decorating services to Barrie and surrounding areas.

Back in 2009, I was employed by Honda of Canada Mfg and the company offered a buy out package to all associates due to the economic downturn. With the encouragement from my husband, I accepted the buy out and turned over a new leaf. (see what I did there? haha)

I have never worked at something so hard in my life as I did this business. I learned so many things about myself and what it takes to run a successful business. There were many moments of “OMG what have I done?” to “OMG I love what I do and Im killing it!”

Over the years I have met some amazing people and seen some amazing homes. I have been in million dollar mansions as well as tiny trailer homes. Every market has its competition! I have witnessed full on hoarding, (Im talking pathways through 3’ of stuff!) bar fridges for nightstands, (kinda genius actually) playground spinner cemented in a kitchen transformed into a kitchen table, (no words) a hot tub in the kitchen (I wondered why it felt so humid in the house) and “deer in the forest wallpaper” on all walls of the master ensuite so the client could feel like they were peeing in the forest (her words). What I have realized is, we are all unique as human beings and that’s what makes us so interesting. Our homes are our sanctuary, our space to feel safe and warm and comfortable. The way we decide to decorate or fill our spaces is nobody business, we surround ourselves with things that make us and our families happy and functional. I get it…I love my home. So when I come in your home and have to tell you to paint over that giant wall mural of the farm in your dining room, take down those custom funeral parlour drapes that cost thousands back in 1982, and suggest that someone babysit the pet snakes (yes, the plural was intended!) while you sell the house, I say it with love and understanding. I too, would have to make many changes if I were to sell my own house.

I feel so very honoured to be entrusted and sent into peoples homes, into their most personal spaces to assist them with the often very emotional process of preparing to sell. I hope to continue for many years to come.

As I reflect back, I feel damn proud that I started and successfully built a business in a recession! What better way to celebrate than with a delicious cupcake?

Cheers!

Simone

How to update your decor for spring with simple changes

Winter certainly feels like it’s hanging on with every icy finger, however, the calendar says spring! So let’s collectively freshen up our decor and maybe we can “will” spring to finally grace us with her warm beeezes and promise of spring flowers and greenery.

Here in Barrie, Ontario, we have to roll with the different seasons. We dress for the seasons so it stands to reason our interior spaces should do the same. In the winter months, I like to layer on the texture and warm things up with golds and deep rich brown tones. Think faux fur throws which are or so cozy. If I’m being honest, I keep it close by all year around but that’s what baskets are for, hiding our goodies!

in spring, I like to lighten things up and bring the outdoors in if possible. I love fresh cut flowers from my garden but it’s an easy add from the grocery store if you don’t have one. Even fresh cut branches with the beginnings of life can look beautiful in a simple glass vase.

Switching out cushions, throws, a few pieces of decor can drastically change to mood/season of a room without breaking the budget.

It may not feel like spring outside YET, but we can make our homes feel fresh till Mother Nature decides we are worthy of spring weather! 🌱

Winter decorating

Spring Decorating

Fresh cut

Fresh green in light, bright vase

Home Staging

HOME STAGING

The Facts | Reasons to Stage | Home Staging Tips

Home Staging Tips

Depersonalize. Potential homebuyers needs to picture themselves in your rooms, and quirky decorating or pictures of the kids may prevent that. Remove all family photos and, if necessary, paint brightly coloured walls a more neutral shade.

Make sure everything in the house is in top condition. No torn screens, cracked plaster or burnt out pot lights. You may have gotten used to seeing them, so tour your house with a critical eye (or ask someone else to), and repair anything that needs it.

Update lighting. Buyers will place a dollar value on updating lighting if your lighting is dated. You don't need to spend a fortune on updated lighting. Many of the big box stores have perfectly adequate lighting that looks expensive.

Cleanliness. Now is the time to splurge on a cleaning service if you don't already have one in place. Kitchens and bathrooms in particular need to be absolutely spotless!

Kitchens. Entire renos aren't always necessary. Painting kitchen cabinets and updating hardware can be an affordable update to freshen and modernize a kitchen. Adding a neutral backsplash can also bring a great Return on Investment.

Master Bedroom. This room is very important. Ditch the tv (even though I adore watching tv in bed!) Its not the feeling we want to evoke in this all important room. Create a hotel feel. Crisp white linens, a throw at the end of the bed and accent cushions create an inviting, beautiful space.

Curb Appeal. Keep the lawn and gardens in tip top shape. Black mulch keeps the weeds at bay and makes plants and florals pop. Remove all unnecessary items such as trash bins, kids toys, hockey nets, etc. You want buyers to have the impression your home is well maintained and cared for before they even walk in. The garage door should blend in with the house and the front door should take centre stage. Paint it glossy black for sophisticated drama.

Smell. There should be no odours in the home. Nothing will send a buyer out your door quicker than the smell of cigarette smoke, or pet odours. Stay away from plug in air fresheners. Many people have sensitivities to strong odours even if their deemed pleasant by others. The best smell is a clean smell. Open windows whenever possible to allow fresh air inside. Keeping the house clean, and be mindful of what your cooking inside the house. I love fresh fish but don't love the way my house smells the next day! Fill up some sinks with water and your favourite cleaner before showings. Get the house ready and just before you leave, pull the plug to drain the water. The smell of the cleanser will linger.

The Facts

In many city centres across Canada, housing prices are at an all-time high and still climbing. According to home staging expert Simone Frank of New Leaf Decor in Barrie, Ont, if you want your house to look like it's worth every penny of the (substantial) sum you're asking, putting your home's best foot forward -- and then some -- is a must.

Reasons to stage

• You will make a lot more money-In the 2017 NAR report, professional staging can increase a home’s selling price anywhere from 5 – 20%. If a broker offered this kind of return on investment, you would think he was a financial genius!

• You will sell your house faster-According to the recent RESA staging report, staged properties sell up to 72% FASTER than their un- staged competition.

• Over 95% of buyers are shopping online FIRST and homes have mere seconds to impress them. The combination of professional staging + photography has been PROVEN to get properties significantly more interest, viewings and better offers than their un-staged competition.

• 9 out of 10 people cannot see beyond what they are presented with. This means buyers cannot see beyond clutter, dated decor or visualize furniture in empty rooms. If you aren’t staging then your property is not connecting with 90% of its target audience.

• Simply put, professional home staging is key to getting home owners the interest and offers their property deserves. While price may bring in the buyers, it is professional staging that makes buyers negotiable on their list of ‘must haves’ when the property reflects the lifestyle they aspire to have.

Simone Frank-CSP

705.791.6662

simone@newleafdecor.com

www.newleafdecor.com

Design Advise My Mother Taught Me

Our mothers are many things to us. They are our teachers, mentors, protectors, best friends, worst night mares and when the chips are down, we know they will always be there for us. Offering a sympathetic ear, excited encouragement and a fountain of wisdom. 

My mother had excellent taste and an eye for design. We moved around a lot but our home always felt comfortable, stylish and contemporary for its time.

In the photo above, it's obvious she wasn't afraid of colour. The sofa becomes the pop of interest in the room and she balances with neutrals 

I grew up in apartments which we rented until my parents purchased this condo in Mississauga. We would spend holidays in rented cabins in cottage country and my mother loved the cozy cabin feel so she created it in our dining space. The "wood" wall is actually wallpaper which never intimidated my parents. I think we had wallpaper everywhere we lived! You can see my parents European influence here for sure! They were both German immigrants.

Wallpaper is a great way to add mood and atmosphere to a space. I love it as an accent wall in the Master bedroom behind the bed. Powder rooms are also a great spot to wallpaper and the are typically small so keeps costs low. I love a unexpected bold print! 

Our dining room felt like a cozy cabin!

Another tip from my mother was, when buying a chair, make sure it looks just as good from the back as it does from the front. Find a option that is comfy as well as beautiful.

My mother is no longer with us but her influence is very much alive in me. I appreciate beauty in form and design because of her. I'm fearless and believe in myself because of her. I love and miss her.

Happy Mothers Day to all! ❤ 

Grown up Sophistication

Tag Cloud Block

This is an example. Double-click here and select a page to create a cloud of its tags or categories. Learn more

• Day Trip
• Love
• Pro Tip
• Road Trip
• Studio

I recently helped a lovely couple in Newmarket decorate their living room. They had been living with furniture that was purchased in the 80's that saw their now teenaged daughters through potty training, unwashable markers, glue stick and the sneaky-sticky-penaut butter jelly fingers.

My clients were ready to start fresh and create the grown up, sophisticated, comfy living room space that they would feel proud to have friends visit. The style had to be on trend but not too trendy. Something that could carry them through for years to come.

I recommended spending as much as they could afford on the sofa and chairs in order to get good quality and fabric that was durable. I selected a nice, neutral, lighter toned linen that would stand the test of time in terms of style and quality. The chairs were in similar tones with a neutral pattern. My clients opted for a muted colour palette vs. loud statement accent pieces/colours, so I found the perfect piece of art at Homesense which dictated the rest of the decor. It wouldn't be difficult to switch things up should they decide they want more colour or a different colour. Thats the beauty and ease of selecting neutral furniture and wall colours. Simply switching the artwork and cushions will give the room an entirely different look.

My clients love spending time and entertaining in this room. They even allow their teenage daughters to enjoy the room! Now....if they could just keep the dog from sleeping on the sofa!