I'm a Realtor and believe me, we see the mess in the photos too! Most of us, not all, talk to the sellers about preparing the home for sale and picture day. We set a specific time and date to meet the photographer at the property for professional photos. There are some sellers that simply do not clean or organize the property prior to the photo appointment. Why? I don't know. Fortunately nearly all of my sellers are very cooperative and have the property prepared for the photo shoot. :)

The Realtor is not there to tidy or clean the property. The Realtor is there to make sure the shots are the best they can be given the conditions present at the time of the photo + to pay for the photo shoot. Yes, the funds come out of our pockets - not out of the sellers pocket. It is very frustrating to have the discussions with sellers in advance and set an appointment at the sellers convenience and then when we get to the appointment to see that the property is not prepared. In some instances, this is not due to the seller if the seller is remote and the property is tenant occupied. Some tenants will use a messy property to prevent the sale - but that is a whole other discussion.

Please note, if you are specifically addressing removing the soaps and sponges and other little items for the photographer to shoot the kitchen and baths - yes, I do that for the shoot. But I suspect you are actually talking about a larger issue - clutter. No, I don't remove clutter - that really is the job of the seller or a professional cleaner if the seller isn't available. If the seller doesn't have time - I do have professional cleaners that can take care of the immediate issue, but they don't organize or throw away items. But the seller has to open up to the listing agent and ask for help so we can schedule cleaners and/or organizers prior to scheduling the photographer.

Yes, totally agree. Looking at photos of messy houses was really a turn-off when we were looking not too long ago, gave me the impression the house was poorly taken care of in general, if you can't even tidy up to try to make money they you really just don't care.

I might have one better, though -- I was bumming around on-line and there is a house I saw with only 7 photos, and one of them was a blurred photo a person putting up a Christmas tree - what the heck ?? Couldn't even see the room in the picture, the background was dark. What kind of idiot posts that?

mxk3, regarding your last paragraph, it could be the agent was hiding the listing in plain sight. When the photos are particularly poor, it is one of two things: 1) the property really is in bad shape and the photos represent the best of what's there (inexplicable on the Christmas tree photo though) or 2) the house is a very good deal for its actual condition and the listing agent is "hiding" the listing but not showing it's best features. Option 2 happens occasionally. Option 1 happens much more frequently. Why would an agent hide the listing? To get enough time to find their own buyer rather than cooperate with another brokerage. You see this most often with a steeply discounted commission rate type listing - poor marketing and low fee.

Edit: Just thought of an option #3: agent takes amateur photos to avoid the professional photographer fee. This is probably the #1 reason for poor photos. I don't understand the agent not hiring a professional photographer, but poor photos can be seen all over the MLS (and consequently the internet). The seller needs to question the agent during the listing presentation as to who will take the photos - the agent or a professional photographer and then have that language in the listing contract. This way the seller ensures the best possible photos.

Denita thank you for explaining this. I do understand an an agent and/or photographer cannot go around (and shouldn't have to) cleaning up their client's home. I do see rooms that look great but have simple fixes (sloppily placed pillows, a dog bed in the photo, things on a counter.) Could they not be moved off to the side and placed back after the picture is taken?

I agree you shouldn't have to do this and know some realtors pay a professional photographer to come in out of their own pocket and was why I wondered why they cannot move a few easy things to make the room look less cluttered and not messy.

What do you think is the biggest thing a seller can do to make their home more marketable? Id guess cleanliness.

The photographer won't touch anything other than his/her camera equipment. I meet the photographer at the appointed time and will remove small things off countertops and straighten pillows, but we take a risk when we do that if the item isn't put back in the exact spot - unless the seller is actually present. I prefer the seller to be there during the photo shoot so we can do these types of adjustments together. Some agents won't even move the soap or the towels because they don't want blow back from the seller if the seller is not on the premises.

To answer your last question: yes, cleanliness is #1. Also, declutter, let the light shine in through the windows and make sure your home is organized. Buyers do look inside of closets, cabinets, drawers, garages, and appliances. If you have too much stuff, then the house is too small for the buyer - even if it isn't too small.

Thank you Denita. All great advice. I've been cleaning everything out. Packing as much as,we can storing off premises. Spotless, clean, clean windows etc. NO clutter.

Sometimes, I look at real estate for sale in the UK, and I watch Escape to the Country where various properties are shown to potential buyers. OMG! Apparently, de-cluttering is a US concept that has not made it to the UK! There are expensive properties with boxes of "stuff" piled high around the perimeters of what are already rather small rooms (by US standards).

I've noticed that even on GW people post and ask "what can I do with this room" and it looks as if they're running a daycare center in their LR. They can spend $50,000 on that room but if it's filled with children's toys and stuff everywhere (how do they walk across the room?), it's going to look terrible. Yes, I HAVE had children and lived in a small house, but toys were never allowed in the LR - they were either in the child's room or the old finished (rather ratty) basement play room. If the child was too young to play in such a place, the child was...gasp!!!...in a playpen!

NCrealestateguy-LOL! That is why I think some may just not get it. They do not see their clutter or messes as most do as they have probably lived like that for a long time. I guess having the pictures online did show her just how bad it really looked. It does surprise me that people would not know to wash their dirty dishes and pick up. I am OCD so wash dishes right away, sometimes even before I sit down to eat (the dishes I cooked with). That would drive me nuts. I never stopped to think how much you have to deal with when trying to show a house except for dealing with the people themselves. I have a new appreciation for the frustrations you must face.

danita, question for you. You say “+ to pay for the photo shoot. Yes, the funds come out of our pockets - not out of the sellers pocket. ”

how exactly do you fill your pockets to pay for those pictures?

1. You tap your trust fund

2. Someone has given you a gift of money or

3. A prior seller, who paid you a commission, provided you with income that is now in your pocket and is available for spending on nancy’s photos.

just curious.

I have never seen this in listings in my area. Even homes that are old and not renovated are all clutter free at the very least.

I can usually overlook clutter and messiness, the inappropriate use of fisheye lenses is worse.

My picture pet peeves are : bedroom pictures that feature only the bed. Duh. Are you selling the bed?

Bathroom: pictures centered on toilet with lid up of course.

Kitchen: homeowner has cleared counters but some moron dumped her purse and keys on the counter and now they are in picture. Also nice kitchen photo marred by trash can in photo. Move the dang can out of photo range !

The weather here is lousy so now have to wait till end of week to have our pictures done. On one hand it is good because we go on vacation for two weeks on Sunday. At the same time I am hoping it doesn't make much difference in people looking for homes. It is nerve wracking. How nice would it be of we got lucky and had a buyer before we come home?

I'm in a rental right now and there isn't enough storage. We have probably 30+ boxes in front of the dining room table (all the lights, knobs, etc going in the new house) plus bags strewn around with stuff I need for drawing. Stuff is piled everywhere. I can't stand it as I'm normally one to have everything away in cabinets and drawers.

Last night my DH suggested the couple we were with come back to the apartment to get some coffee pods (we only drink decaf). I almost cringed thinking of people walking into this mess. I would have been so embarrassed. To think people are actually ok having their homes photographed like that always amazes me.

Nancy keeping my fingers crossed for you and if you have time, contact me

Thank you CP, I certainly will. I have to keep doing the same things over and over and my back is killing me!! I know you understand this and is why I am so glad I will be gone for those first two weeks. The dust will have to stay then. Our rental is 3 bed, 2 bath (2000 sq ft) and has lots of closet space so hoping it will be enough. Is it ever though? I would think the couple would understand you are in transition and not even think twice about your "stuff" knowing you are getting ready to move soon.....

@jmc101, yes I am paid a commission for the successful sale and closing of property. That is the norm in real estate, the seller signs a contract and if the property sells and closes the listing brokerage is paid. Subsequently, the commission is divided up among the brokerages involved in the sale in accordance with the signed listing agreement.

The listing sale expenses of the individual agent are paid by the agent regardless of the status of the property plus those expenses are paid in advance of a sale. Your point that my income from prior sales is somehow not a valid income because it is derived from prior successful sales is inaccurate. Like you, once you are paid for you job, your income is yours to be spent as you see fit (after taxes). It is the same for real estate agents. Each individual agent expends an amount on each listing in accordance with their own individual business plan plus the marketing plan to the seller via the listing agreement. Commission income is as valid as a salary - just more difficult to achieve since we have to produce the result to get paid.

Danita, My point is that you have an income from selling houses soooooooo....... past sellers pay for the cost of the next seller’s pictures. For you to say that sellers don’t pay for pictures and imply that ONLY you do is a bit disingenious.

I have bought and sold over 10 homes. I know how the process works.

No, I disagree with you Jmc101. Once I have been paid a commission, that commission is my income and it no longer belongs to the seller. It isn't any different than the income you receive if you work outside your home. It is my choice to spend my income on real estate expenses to enhance future sales. I could go to the current seller and ask them to pay for the photos of their listing and that would be a direct seller expense but I don't do that. As it is, I pay for the photos and don't go to the seller for reimbursement.

The seller pays the same commission if the photos are taken by a professional photographer or not. So in one respect you are right - I could choose to not pay for professional photos and let the property show with poor photos - as some agents choose to do.

Using your analogy your income isn't your income but a by-product of a consumers purchase of whatever product or service your employer provides. Once the consumer has spent the funds on the company service or product it becomes company revenue. Then company revenue is reduced by company expenses - including your wages.

^If that is your point - then yes, all of us are ultimately spending the consumers funds after we have received it as income. :)

Do you view the cost of photos as an expense, thus deductible, or as an investment to enhance future business sales?

Both. It is an expense so it is deductible. However, it is also an investment in the current listing to enhance its salability for the current listing and to add to my portfolio of past sales to show future sellers what I can do for them. I've sold many hundreds of homes - price is only one factor. Marketing is a huge factor and each agent is different in their approach to marketing listings.

Seems logical.

I bet ncrealestateguy learned a valuable lesson--check out the rest of the house before bothering to wash the dishes. ;-)

Just to mention, when we sold 18 months ago, we had professional pictures taken. The photographer would move things around so every shot was perfect. She spent maybe 3 hours at the house. Photos were gorgeous. Cost to realtor? $175. Open house three days after MLS came out (on a Thursday evening) had 30+ groups and house had 4 offers well over listing price by the weekend. The photos brought the people in.

Thanks sushipup1, I agree! Photos make a big difference!

Mine will be done tomorrow and listing goes up probably tomorrow night. Slower time of year but less houses listed so not as much competition. Will let you know how it goes.....

So the photographer came and he does still pictures and a virtual tour with a camera that does 3d pictures. I guess it does pics in 360 degrees? It looks pretty cool actually.

It took a little over 2 hours.

When he left I went through the rooms turning off all the lights and almost freaked because I noticed one side of a comforter was hanging a bit uneven. Not a big deal to most but to me, it was. I had checked and double checked things. Ugh. Pictures should go on tonight with listing then virtual tour will be added tomorrow sometime. Photographer said he does photos for million dollar home and Sotherby's and he said he loved the house and it looks like a brand new home.

Now it is a wait and see.........

Good luck with it!

gyr flacon, I have learned quite a bit about people doing this job!