STAGING & PHOTOGRAPHY

VACATION RENTAL G UIDE

Property staging for sale has been around for a long time and it’s no secret that a well-staged home will attract more offers and sell faster than one that is cluttered and untidy. Most realtors have a list of home stagers who will come to the property and offer advice on how to prepare for sale - lightening up the décor, adding accents and additional pictures, and de-personalising.

On many occasions, after an initial evaluation, they will arrive with a U-Haul trailer loaded to the gunnels with furniture, bedding and soft furnishings, all with the aim of creating a very desirable space so that potential buyers can imagine themselves living there.

However, the ‘props’ used in a for-sale property will be removed before closing, but any items used in staging a rental home must be left in place as guests will want to see the place looking exactly as the images portrayed on the website.

Property Staging

Property Staging

They will spend many hours imagining themselves lounging on the patio chairs, curled up by the fire reading a good book, and snuggling up in the fluffy looking duvets at the end of the day. If those things aren’t available to them when they arrive, their disappointment will be reflected in their reviews.

So, once you have the place staged, you just need to capture the buyers or renters’ attention and you do this with photos. Research shows that a decision can often be made on photos alone, before text and even rates. You have the power to create a desire to book now, and that power lies with you, your camera and the ability to make magic happen with it.

You want to present them with the photographs that deliver a WOW reaction – a visceral response that puts your place so far in front of the competition that even a higher price won’t deter them from reserving it.

This guide takes you through the steps to stage and photograph each room like a professional. It assumes that the property has newer furniture and beds and the furnishings and bed linens are of good quality and standards.

An attractively presented exterior can make the difference between a website visitor moving onto the next property or sticking around to explore a listing further.

Think carefully about the exterior image you want to present. A curb-side photo showing the garage and driveway is not going to spark up anyone’s imagination of what the property might be like, whereas a delightful shot of a sun-drenched deck with comfortable patio furniture speaks volumes and will inspire anticipation and desire.

A patio table laid up for an al fresco meal with a bottle of wine in an ice bucket and a fresh looking bowl of salad makes a much more appealing image than a bare table with a closed umbrella over it, yet the latter is an image that many listings show. Use flower tubs and baskets, close-up photos of a brightly painted door or colourful window boxes, and create the type of photographs that would

The Exterior

Your Property Sign

A professionally made and colourful sign with the name of your property can have a positive impact on guests who might be wary of booking online.

This upfront display of how they will recognize the place when they arrive has a psychological impact on how your guests connect with the place. The instant identification closes the loop between booking and arriving at the destination.

Outdoor Amenities

A photo of a hot tub with a cover on it does little to inspire desire, whereas that same tub without a cover and the jets going can deliver a nudge to a casual looker and get them to book.

Ripples on a swimming pool can have the same effect, and together with a deckchair draped with a colourful towel can have much more impact that still water and no action.

Patio Tables

A bottle of wine, a few glasses, a basket of bread and a bowl of salad on the patio table is enough to get your guests imagining taking leisurely lunches outside.

Always have the umbrella up and chairs neatly arranged around the table.

The best listings have stunning views. This could be a great sunset or the mist rising over water in the early morning.

A simple set-up is a Muskoka chair with a cup of coffee and a Kindle/Ipad (or even a good old-fashioned book) on the arm of the chair. For sunset views, two chairs with a table between, a bottle of wine and two glasses can make for a very romantic image.

Views

If you accept pets at your property, stage some images with your dog (or go borrow one, if you haven’t got one of your own). Pet owners love to imagine how their dog is going to have as much fun on vacation as they will.

Pets & People

Some would argue that you should never have people in your listing images but certain images can dramatically increase conversions. Examples are someone paddling a canoe, kayak or paddleboard, a child fishing off the end of a dock, or if in a ski area, an image of a family on a ski lift, or sitting outside in the snow and sun. A picture of 4 kids jumping off a swim raft together was a great converter for one property owner. Just ensure you have written permission to use the photos for the purposes of advertising your property.

Photographers talk about the ‘golden hour’ – the first hour after sunrise and the last hour before sunset when the sun is low in the sky and there is a softer, more diffused light which will capture much better images than in the harsher midday sun.

It can add a warm glow and with longer shadows, more texture and depth are added to the image.

Photography Tips For Outdoor Images

All rooms should be staged to demonstrate consistency in style and décor. At the minimum, remove all clutter, family photographs and items that may have personal connections but add little to the overall look. Grandma’s old throw on the couch; the dog bowl in the corner of the kitchen and the array of magnets on the fridge are just a few of the items that should be removed in the staging process.

Make a candid assessment of each room and list the things you need to do to improve the look and ambience. Start by replacing the artwork, floor rugs, soft furnishings or lighting; add some houseplants or repaint a wall or two.

Take a look through some listings and see if you can identify those that have staged the properties well and have probably used professionals to help them achieve a successful outcome. They usually stand out above all the competition.

Interior Staging

Interior StagingBedroomsLuxury & Comfort

With guest expectations rising and so much competition, the relatively small investment to create a picture perfect bedroom is worth the time and money, because great bedroom images sell!

Bare beds and flat comforters with old pillows are reminiscent of third rate motels so avoid this look if you want to attract quality guests.

Instead, you want your guests to imagine ending a wonderful vacation day by snuggling into your sumptuous looking sleeping space. Bedrooms need to look inviting with attractive bedding, plenty of pillows and throw cushions and perhaps a draped throw across the end of the bed.

Bedroom Décor & Staging Tips

• Remove all personal items like family photos and any religious artefacts.

• Declutter dressers and side tables.

• Select matching side tables and lamps, switch them on for your photos.

• Use large pieces of artwork and accent pieces to add colour and texture.

• Add interest to a bed by placing a throw on the bottom third of the bed.

• Photos taking in as much of the bedroom as possible are important for

guests to see the ‘whole picture’ however try some close-ups of any special

features.

There are plenty of ideas on bedroom staging on this Pinterest board.

BathroomsCreating a Spa Look

Getting great photos of your bathroom can be challenging and many people don’t include them in a listing. Some consider that since the room is not in constant use like the living areas, it doesn’t need the same time spent on it as say, staging the bedrooms. Wrong!

First impressions are important and a poor one can override much of the effort made in creating a good-looking space. This means giving equal attention to areas that may not be used as much or where we perceive guests won’t be as picky.

In fact, the look of a bathroom in a listing can be a deal-breaking factor in areas where the choice of accommodation is wide. Since people looking at your listing are only seeing the images – they don’t usually get to see it in person as they would in a “For Sale” home – the pictures need to tell the story of the cleanliness, sparkle and fresh smell they will find when they get there.

For some bathrooms, getting it right may mean some renovations and refurbishment, but those changes could result in more interest and consequently, higher occupancy.

Bathroom Décor & Staging Tips

• 1970s green and yellow marbled splashbacks are dated and could be

replaced fairly inexpensively with a pedestal basin.

• Install shelves above the basin rather than a cabinet. This creates a more

spacious look in a smaller bathroom.

• Remove any bathroom carpeting and replace with tile, or the new-style

vinyl tile that is warmer underfoot but has the look of traditional tile flooring

– they can even be grouted.

• Replace old horizontal shower rods with a curved model, then hang a new

curtain.

• Replace old and lime stained bathroom fittings – get a new showerhead

and basin taps.

• Avoid taking photos that include the toilet but if you cannot avoid it, make

sure the seat is down.

• Remove all personal items. An image that includes toothbrushes in a mug

is a big turn-off to potential guests.

• Create a spa look with rolled towels on a bamboo rack, or fold them with a

bath towel and hand towel lightly tied with a ribbon.

• Don’t overdo the accents – keep it simple with a bowl of shells and a vase

of silk flowers or a hanging green plant to provide some colour.

• Experiment with angles to take photos. Bathroom pictures can be a case of

‘less is more’ with focus on a smaller area, such as the towel rack mentioned

above.

• Taking a shot with a mirror in view can work well – just make sure it isn’t

you in the mirrored image!

Living AreasWarmth & Ambience

Think about what the living areas will be used for. Reading, relaxation, watching TV will be the major activities so make sure your images show how comfortably your guests can do this. They will be looking for elements in the image that they can see themselves using:

• Footstools for putting feet up

• Adequate lighting for reading

• Sufficient seating for everyone to enjoy a movie

• Furniture that looks comfortable

If your property has a fireplace and you offer it for winter rental, make sure you have at least one image of the room with the fire going. This creates an inviting warmth that is difficult to resist for people who are looking for a break in colder weather.

Living Areas Décor & Staging Tips

• Replace old sofas and chairs or use slipcovers.

• Switch on side lamps.

• Arrange furniture to create conversation areas.

• Use rugs for added colour and interest.

• Tidy bookcases and games cabinets.

• Tidy cables from entertainment systems.

• Use green plants to brighten dull corners.

• Lay dining table with plates, glasses, bread basket, etc.

• Remove all but one or two decorative items from mantels.

• Light a fire or woodstove to get images of the visible flame.

Dining – Celebrations & Events

This is where you can really excel with staging and photography particularly if your vacation home is rented for celebrations. Guests love to see how they will be able to enjoy a special event even when away from the familiarity of their home.

This takes time as you need to dress the table for different seasons such as Easter, Christmas, Thanksgiving etc., or for mood, with a table set for a romantic meal for two (great if your place is rented by honeymooners).

You will have to ensure your guests have access to the same dinnerware as in the photos as this is not staging you can take down and remove as with a home sale. However, it’s possible to create very different images by changing out table decorations etc (which you do not have to supply). You then have different images to use when promoting different times of the year.

KitchenWhere the Magic Happens

Many people choose a vacation rental because they can cater for themselves which makes the kitchen a very important space to stage and photograph attractively. If your guests can’t imagine how they will cook in that kitchen, it will take more to persuade them to part with the rental fee.

You could have several kitchen images. Some impactful images could be of a recipe book opened on a stand with a bowl of fresh veggies and fruit. Although it’s important to show people what the kitchen looks like, you want your site visitors to feel like they are already inside it preparing their vacation meals.

• Clear and clean all countertops and polish all tiled surfaces.

• Remove magnets, cards and notes from the refrigerator.

• Remove all items from top of fridge and cupboards.

• Put away dog bowls and remove trash cans from sight.

• Put away most small appliances – leave out a coffee maker and maybe a toaster.

• Ensure sink and draining area is clean – remove dish soap and cloths.

Featured ImageYour Best Shot!

Last but not least, the featured image! The featured image should be your best exterior shot. This is the first one your prospective guests will see when they come to your listing, so failing to attract them with this one could lose you their business altogether and they may move onto the next home.

If the exterior of your property doesn’t show well because it’s obscured by trees or it is in a condo building, use an image that shows the best exterior aspect which may be waterfront, or the view from a deck, or simply a Muskoka chair positioned on a dock.

As with all exterior photos, pay attention to what is in the periphery of the image. Is there clutter underneath the deck? Is the umbrella up and cushions on the chairs? Does it look inviting and attractive? If not, you know where your site visitors will go – and it’s not to your full listing page!

If you are not confident of your expertise in styling and staging the property inexpensively yet, effectively, consider hiring a professional. Staging experts work

Using Professional Consultants

predominantly with for-sale properties so make sure you let them know it is a vacation rental and any materials used must stay at the property. The money spent on a professional consultancy could not only bring more rentals, but allow you to raise your rates as well, so it could be well worth the cost.

Make sure you are able to see their portfolio and ask about their previous work. There’s a lot of people setting themselves up as staging professionals without any form of qualification so check what training they have.

As with staging, it could be well worth your while in engaging a local professional photographer to do the pictures for you, and once again the expense can be recouped quickly in increased interest and subsequent reservations.

Before agreeing to a contract, ensure that you will own the images and are able to use them in a variety of media indefinitely.

We are always here to help! Email CanadaStays Rental Specialists to help grow your business and answer all of your questions.

Using Professional Photographers

How Can We Help?