9 Mistakes to Avoid When Selling Your Home

Selling your home or apartment can be a challenging task, both logistically and emotionally, as many people have a strong attachment to their home. According to a recent report on real estate trends, the average homeowner lives in their property for about 14 years before deciding to sell. While it is rare for a sale to proceed completely without issues, being aware of common pitfalls can make the process smoother and less emotionally taxing.

Whether you’re selling for the first time or have previous experience, knowing what to avoid can greatly impact your selling experience. Here are some of the most common mistakes to watch out for:

• Overpricing
• Wrong timing
• Ignoring repairs
• Emotional involvement
• Insufficient preparation
• Not hiring a photographer
• Neglecting landscaping
• Failing to factor in additional costs
• Not knowing your strengths and weaknesses

By avoiding these mistakes, you can increase the likelihood of a smooth and successful sale.

2. Selling at the Wrong Time

Timing your sale can have a significant impact on the price you achieve. In many regions, the optimal time to sell is in the second half of April, as properties listed during this period tend to sell for higher prices. For example, in some markets, homes sold during this window can fetch significantly more than those listed at other times of the year. It’s essential to consider local weather patterns and other factors when determining the best time to sell in your area.

Another timing-related factor to consider is how long you’ve owned your property. To avoid paying capital gains tax on the sale of your primary residence, you must have lived in the home for at least two of the last five years. This can influence your timing strategy and help you maximize your financial benefits.

3. Skimping on Repairs

Even minor defects can put off potential buyers. Loose door handles, dripping faucets, or small dents in the wall can make buyers feel uncertain and question whether larger problems may have been neglected.

According to recent reports, sellers typically undertake 2-3 renovations or improvements to prepare their home for sale, with 79% of sellers making at least one improvement. The most common projects include:

• Interior painting (35% of sellers)
• Yard and landscaping work (28% of sellers)
• Kitchen improvements (24%)
• Replacement or repair of carpets or flooring (24%)
• Bathroom improvements (27%)

Average Costs for Major Home Repairs
While many repairs are small and inexpensive, some major issues can be costly. Here are some typical major repairs:

• Plumbing – Bath/shower/toilet
• New roof
• Exterior painting
• Windows and doors
• New heating system
• Electrical work
• Carpets and flooring
• Decking

Proactive repairs can help you avoid unexpected expenses and ensure your home is attractive to potential buyers.

Offer a Repair Credit
If there are known issues with your home or apartment that are identified during the buyer’s viewing, you can offer a repair credit. This allows buyers to handle the repairs themselves after the purchase. This approach appeals to buyers who want to manage renovations according to their own preferences and timelines.

Lowering the Listing Price
If you discover defects in your home or apartment before the sale, consider lowering the listing price accordingly. Be transparent in your property description and state that the price reflects these known issues. This honesty can prevent future price negotiations and attract buyers who are willing to purchase a home or apartment in need of repairs. By adjusting the price, you can set realistic expectations and expedite the selling process.

4. When Emotions Affect the Sale of Your Home

To sell successfully, it’s important to separate your emotional attachment to the property from the business details of the sale. This can be particularly difficult if you have a deep connection to your home, but maintaining a professional attitude is crucial.

Emotional Mistake: Taking Negotiations Personally

It’s essential to keep a cool head during the sales process, especially in negotiations. Be realistic—no house or apartment is perfect, especially older ones. Don’t let requests from buyers for minor repairs derail the entire sale.

Keep in mind that the love and care you’ve invested in your home may not be appreciated by every buyer and might not add actual value to the property. For instance, if you did a DIY interior paint job and the buyer prefers it to be redone professionally, don’t take it as a critique of your skills.

Emotional Mistake: Not Allowing Enough Showings

Showings and occasional “open houses” are an integral part of selling, even if they may be inconvenient. Very few buyers are willing to purchase a property without seeing it first. If you have a real estate agent, they should coordinate the showings so that they happen at agreed times.

Make sure to tidy up the home or apartment and take kids and pets with you when potential buyers are viewing the property. Having the seller present can make buyers feel uncomfortable. You want them to picture themselves living in the home, which is difficult if you’re hovering nearby.

In summary, to successfully sell your home, it’s essential to separate your emotional attachment from the transactional details. This can be challenging, especially if you have a deep bond with your home, but it’s important to maintain a professional approach.

Emotional Mistake: Taking Negotiations Personally

During the sales process, it’s crucial to remain level-headed, especially during negotiations. Expect that a home inspection will reveal some issues—no house is perfect, especially older ones. Don’t allow a buyer’s request for minor repairs to jeopardize the entire deal.

Remember that the love and attention you’ve put into your home might not be valued by every buyer and may not increase the property’s value. For instance, if you did the interior painting yourself, but the buyer prefers a professional job, don’t take it as a personal criticism.

Emotional Mistake: Not Being Flexible with Showings

Showings and occasional open houses are a vital part of selling a home, even if they may be inconvenient. Very few buyers will purchase a property without viewing it first. If you’re working with a real estate agent, they should coordinate the showings or provide a lockbox for the buyer’s agents to conduct showings at scheduled times.

Ensure that you leave the home and take children and pets with you during showings. Having the seller present can make buyers uncomfortable. Buyers need to imagine themselves living in the property, which is difficult if the seller is present.

5. Inadequate Preparation and Staging

Making the effort to ensure your home looks its best before listing it is a smart investment of time and money. Many buyers may base their decision to make an offer on what they see in photos and virtual tours. A recent survey showed that almost 60% of millennials would feel at least somewhat confident making an offer after just seeing a 3D virtual tour.

Here are some tips to effectively clean, prepare, and stage your home:

Thorough Cleaning

• Vacuuming, Sweeping, and Mopping: Ensure all floors are spotless.
• Polishing or Wiping Down Appliances and Countertops: Make surfaces shine.
• Cleaning Bathrooms: Pay special attention to toilets, sinks, and mirrors.
• Eliminating Odors: Use air fresheners and open windows to keep the air fresh.
• Folding and Putting Away Laundry: Keep laundry out of sight.
• Organizing Closets: Buyers appreciate ample storage space, so keep everything tidy.
• Repeating Before Every Showing: Maintain cleanliness consistently.

Depersonalize, Declutter, and Stage

It is crucial for potential buyers to imagine themselves living in your home. Personal items and clutter can prevent this. Here are some tips for decluttering and staging:

• Rent a Storage Unit: Store personal items off-site to create more space.
• Remove Items Room by Room: Fewer items make rooms appear larger and more spacious.
• Donate Unneeded Items: Reduce moving costs and storage space by donating what you no longer need.
• Neutral Decor: Buyers may not share your style. Keep decor minimal and arrange furniture in a neutral and functional manner. Consider hiring a professional home stager if your furnishings are very specific in style.
• Stage Rooms for Broad Appeal: For instance, set up a guest room as a guest room rather than a home gym.
• Paint the Interior: A fresh coat of paint can make a significant difference. Choose neutral colors, especially if you have bold or unique wall colors that may not appeal to all buyers.

By following these steps, you can enhance your home’s appeal both in person and in online presentations, increasing the likelihood of attracting interested buyers and receiving favorable offers.

6. Not Hiring a Professional Photographer

Professional photos for your property listing are essential, even if you are not working with a real estate agent. Since 95% of buyers search for properties online, your photos create the first impression of your home or apartment.

Professional photographers typically charge a few hundred francs and provide crisp, clean images with plenty of natural light, highlighting your property’s best features.

7. Neglecting Curb Appeal in Single-Family Homes

The exterior of your home is the first thing potential buyers see during a viewing. Don’t focus solely on the interior and neglect the exterior. According to recent reports, 28% of sellers improve their landscaping and exterior before listing their property. Common landscaping tasks include:

• Mowing the lawn: Keep it neat and well-maintained.
• Painting the exterior (if necessary): Give your home a fresh look.
• Clearing pathways: Ensure they are clean and accessible.
• Seasonal maintenance: Rake leaves and trim bushes and branches.

8. Losing Track of Costs

When selling a property in Switzerland, it’s crucial to consider the various costs associated with closing the transaction. Seller closing costs can range between 8% and 10% of the sale price. Here are the key expenses you should plan for:

• Notary Fees and Land Registry Costs
  • Notary Fees: In Switzerland, notary fees are mandatory for property sales and typically range between 0.1% and 0.5% of the sale price.
  • Land Registry Costs: These vary by canton but usually amount to 0.1% to 0.5% of the sale price. This fee covers the registration of the property ownership transfer in the land registry.
• Property Transfer Tax
  • Property Transfer Tax: Depending on the canton, this tax ranges between 1% and 3% of the sale price. In some cantons, this cost is split between the buyer and the seller.
• Mortgage Early Termination Fees
  • Early Termination Fees: If you have an active mortgage on your property, fees may apply for early termination of the mortgage. These fees can vary significantly depending on your mortgage contract.
• Legal Fees
  • Legal Fees: If you hire a lawyer to assist with the sale, the costs can range from CHF 1,000 to CHF 3,000, depending on the complexity of the transaction.
• Preparation Costs
  • Repairs and Staging: To maximize the sale price, you may need to invest in repairs, renovations, or professional staging. These costs can range from a few hundred to several thousand francs, depending on the work required.
• Marketing and Advertising Costs
  • Marketing Costs: If you’re selling the property yourself, you’ll need to budget for advertising expenses, such as online listings, professional photography, and promotional materials, which can add up to several hundred francs.
• Miscellaneous Fees
  • Moving Costs: Don’t forget to budget for the cost of moving your furniture and personal belongings.
  • Administrative Fees: These include fees for necessary documents such as land surveys and certificates.

By accounting for these costs in advance, you can better manage your finances and avoid any unpleasant surprises during the selling process. Factoring in all these expenses ensures a smoother and more financially sound transaction.

9. Not Hiring a Real Estate Agent (If You Don’t Want to Handle Everything Yourself)

Unless you have the time, commitment, and expertise to sell your home or apartment on your own, it is often beneficial to hire a real estate agent.

The main advantages of working with an agent include:

• Document Management: Your agent will handle the extensive paperwork required.
• Stress Minimization: Agents help you focus on facts rather than emotions.
• Market Expertise: Agents understand the local market and know what buyers are looking for.
• Pricing: Agents use a market analysis to set the right price for your property.

Choosing the Right Agent! Select an agent who is well-versed in your local market and has experience selling properties in your neighborhood. Check reviews on Google or Trustpilot.

To find a good agent:

• Read Reviews: Look at feedback from other clients.
• Set Expectations: Ensure your goals align with the agent’s plan.
• Negotiate Terms: While many sellers don’t negotiate, 55% of those who do have success.

By avoiding these common mistakes, you can increase your chances of a smooth and profitable property sale.