At Moving Mountains Design, we provide certain comfort items in all our vacant staged homes, regardless of price point.
One of those items is a fresh roll of toilet paper. We do this, in part, out of self defense. There's not much worse than having to "go" when you're staging, with not a square of toilet paper in sight.
Another reason we provide 1 roll of toilet paper is that I like to control which bathrooms get used and which ones are "for display purposes only". No, I'm not a control freak. I feel that by channeling all open house bathroom users into one bathroom (usually a powder room) it cuts down on cleaning and maintenance for the listing agent. Keeping one bathroom clean is a lot easier than keeping 3 or 4 clean. Also, it cuts down on the likelihood that our display staging towels will get used. This keeps our inventory of display towels looking like new.
We tape all the toilets shut, except the designated "for use" toilet, with a pretty sign that reads "Please use the toilet in the powder room". I've never had a complaint about this and most listing agents think it is a brilliant idea (I've even provided a few of my listing agents with these signs for use in homes where staging is not an option)
Some of the other expendable items I provide are paper hand towels, a trash can (that matches the decor) and a bottle of hand soap.
Providing comfort items in all our vacant home staging projects is just one way that Moving Mountains Designhome staging services provides that are above and beyond most other staging companies.
What expendable (not reusable) items do you provide as part of your home staging package?
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2010 RESA Professional Stager of the Year
Michelle has staged hundreds of Los Angeles homes, many of which have sold with multiple offers, above listing price.
She works with home sellers, listing agents and asset managers to prepare homes for sale throughout Los Angeles.
Moving Mountains Design provides vacant home staging, occupied home staging, color consultations, corporate and executive relocations, move organization, redesign, and interior design. We also stage model homes, REOs,foreclosures and auction properties for real estate investors and asset managers.
For more information about our Los Angeles home staging services, contact Michelle at (626)385-8852 or by email.
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Click here to go to our Los Angeles home staging blog
Click here for more information about home staging in Los Angeles and how we can help sell your home faster and for the best price
wow
Yeah - TP is in the tool kit! I really like the sign on the toilet idea and will borrow - OK? Thanks, Michelle!
Here's some toilet paper for a money making real estate professional.
I'm glad I impressed you so much I left you speechless, Joshua:o)
Julia: I'm sure most experienced home stagers have TP in their kit. Feel free to use my toilet sign idea.
David: I've seen that toilet paper around before. I would never use it in a home we staged because I wouldn't want potential buyers to associate that home with flushing money down the toilet:o)
Thank you for posting and sharing your very informative article.
Wishing you continued success.
The sign with the ribbon and flower is such an clever and elegant idea. I hadn't thought of providing your expendable items but it makes perfect sense to do that in a staged house. You definitely went above and beyond!
Thanks Constantine.
I'm glad you like my idea Cheryl.
What a clever idea Michelle! While I bring in TP for our use, I have never thought to leave BEHIND (couldn't help myself =) a roll and the great suggestion to use only one powder room.
Karen: That's what SIF is all about...stagers sharing great ideas! (LOL BTW:o))
Michelle-I'm in the same boat as Karen- TP is in my Staging Kit but have never left it behind. I like your idea of directing Open House traffic to 1 bathroom and I will also be "borrowing" your sign. Thank you for this.
Hi Michelle, Great ideas you have shared here. Thank you!
We always leave a roll in one bathroom also as you do, Michelle, and if (by chance) there is toilet paper is other bathrooms we usually collect them all and stock them under the sink of the "usable" bathroom. But I had not thought about the ribbon idea ~ I like it!
You're most welcome, Kathy.
Thank you, Diana!
Connie: Yes, I forgot to mention about removing toilet paper from the other bathrooms. No point in sending conflicting signals.
Michelle - When I was building spec homes I always directed customers to a single bath. I used clear plastic, kitchen wrap to cover the entire seat and placed my sign underneath. While I've seen some sellers cover all toilets, that can turn off some potential buyers--not to mention make them very uncomfortable.
John: I don't advocate covering all toilets - that would be bad manners and inhospitable. But I don't think there is anything wrong with directing people to use one bathroom. After all, its not like they have to test drive the toilets:o)
Michelle - You are the consummate professional. Love hearing your perspective on this. :)
Hi Michelle -- There is nothing worse than after showing homes for hours, and even a little child says: "Mom, I've got to go" and you are in a vacant (and not well thought out home!)
We do the same Michelle and clients are always surprised how far we take our work.
Wow, thank you Jason!
Chris: Its a matter of creating a comfortable environment for home buyers without creating more work for the listing agent (keeping multiple bathrooms clean). Its a small gesture, but one that is appreciated by all.
Ginger: Great minds think alike!
Wow, I would have never thought of that. Bringing it for myself is one thing, but then going this extra step of leaving some behind and closing them off is a great idea! Thanks for sharing Michelle!
TP is a necessary item to be staged in an open house where Realtors and their clients are going to be visiting.
Great Blog Michelle and yes we do the same thing. Sometimes we leave paper hand towels behind instead of the roll towels, little trash can, and soap. It designates a "public restroom". We don't want people using our fresh and clean staging hand towels or even, the bath towels. We leave extra supplies under the sink too.
It's great that you do leave a designated toilet. It's really necessary for a comfortable showing sometimes.
Birgit: Sometimes going that extra step sets us apart from our competitors.
Lloyd: I'm often surprised when we destage a home, that the toilet paper roll is empty. What did everyone do in the meantime?
LKP: I don't leave roll towels, just the pretty folded paper towels. I want them to look like an elegant part of the home. Despite my best efforts, sometimes my towels get used. Usually I wind up donating them because they'll never match the rest of the set once laundered.
Vickie: Since I'm often the one looking for a bathroom, I try to make sure there is one available for showings.
Michelle - great tips. I would have not thought of it but with your explanation, it does make sense. Learn something new everyday.
Hi Michelle~ I love your ideas! You can tell you think things through and go the extra mile for your clients. It is really the little things that mean a lot!
Featured not only on SIF [No.1] but now AR [No.2.. meaning SIF featured it first..=)] didn't know I did stand up did you?! Congratulations MM!
I keep a roll in my car along with paper towels and some liquid soap. We have a company who lists most of the foreclosures in the area and they "winterize" the bathrooms and you can't use them. Somewhere along the way, there is always a kid who just has to go! Really Go! I loved your idea.
I like your ideas. Thank you for sharing!
Mike: Its one of those things that most people don't think about until it happens to them. Then you tend to think about it. Since one of my jobs as a home stager is to be helpful to the listing agents I work with, this is how I solve the bathroom conundrum.
Thanks Vickie. I'm glad you like my ideas.
KK: Strange world isn't it? Thanks, Karen!
Linda: Since I don't live in "winterizing" country, I haven't encountered that problem. I think the listing agent should put something in the notes about "no bathroom available". Forewarned is forearmed.
Bob: You're welcome!
We leave a fresh roll in each vacant home ... and the paper Guest towels that you find at places like Bed Bath & Beyond. I'm sure it's much appreciated by the agents and potential buyers.
Do your agents make sure that that roll of TP is replaced when it runs out? I've been at showings with little ones and no TP. Fortunately, I carry a roll in my car. You just never know when little ones are present.
Fabulous idea. I have seen homes staged like this and it is really a nice, extra touch.
Great ideas! I will keep these in mind.
We do the same in our vacants and the our Realtors and clients love this, especially new construction! Everyone needs to "go" and it is so nice to give them a designated bathroom!!
Michelle- Thanks for the great tips. You obviously try to think of everything to provide a comfortable and inviting setting.
Michelle,
Nice tip!
Michelle - re comment #3 the roll of bills and your reply
"I've seen that toilet paper around before. I would never use it in a home we staged because I wouldn't want potential buyers to associate that home with flushing money down the toilet:"
For sure you do not want to imply that staging is flushing money down the chute .....
What a great and classy way to handle the TP and potty issue. It's amazing the surprises you will find in those appliances sometimes!
Sue of Robin and Sue
Oh yes, always carry TP around-- especially for foreclosed homes.
Michelle ~ I think it's great to provide the TP and control which bathroom they should use! Way to go!
Fabulous idea ... thanks for sharing for the benefit of us all!
Michelle,
What a great post! It's so important to have TP...we put it in vacant homes as well we also put in decor paper napkins for hands. We had our towels used once and from that point on brougt in the paper products. I love the idea of the ribbon and note...that's awesome.
My question is how many people know what a powder room is? Almost as instinct as a "hat rack"?! When I stage my rental properties, I place toilet paper at all toilets if there is water on and if there is no water on in the property, I put a sign at the front door that there is no water so that if any has to use the toilet they can schedule to see the property AFTER a potty break elsewhere!!!
I like the idea of designating one bathroom for use. Great concept...will have to borrow that one. We always make sure there is tissue on all the rolls. One of those OCD things of mine :)
Thank you for sharing these wonderful ideas with us . . have a great day
I like the tasteful use of ribbon and flowers -- it makes the sign seem less intrusive.
What a great idea Michelle! I always make sure there is TP available but love the flower touch :)
Michelle- Great idea and I really like the way you "staged" the toliet to direct them to the powder room!
Goof advice..and I could not help but see the correlation between the "TP" topic and "Moving Mountains"...OK, I am not right!
Excellent advice, I carry a roll in my car trunk.
You never know.
Congrat's on your feature.
Michelle, what a great idea! I like how it directs traffic to the one bathroom. Very smart! And it looks nice too! :-)
lol...you are so good for doing this. I definitely see the self defense part though.
Michelle, excellent idea. The picture of the toilet wrapped, looks great. (funny to say that) Funneling everyone to one bath makes a lot of sense as well. I bet you do well in this business.
Thank you
Way back when I got into this business I would have never thought of all the things that I now consider. Somehow worrying about vacant homes, bathrooms, winterized foreclosures without water all would have been lost on me in "real estate school". Now, ten years later, I welcome these helpful hints!!! What a great journey this has been. Where will it take me next?
Interesting to move from one blog about common sense and another about providing toilet paper:):):) Good work on the post - I didn't know it had to be put out there - But I am surprised daily in this industry!
Great solution - thanks for sharing!
Michelle...
Well, that really is a good idea to encourage use of a single facility! Brilliant!
Excellent ideas! I've had some buyers with emergencies while looking at vacant homes that did not leave any TP and it was a bit awkward to say the least! Good thing I always have some essential items with me at all times, LOL. Sellers who do not employ professional stagers can take a tip from this as well and have the courtesy and foresight to leave one bathroom "fully functional" for those emergency situations!
Something so little but very important for a staged home. Thanks for sharing!
Michelle, I just started doing this recently when staging vacants. I too designate a powder room if there is one, and put toilet paper, paper hand towels, an attractive plastic soap dispenser (or transfer soap to one of my dispensers), and a wastebasket. I don't however, put those ribbons around the other toilets. I will consider doing that. Thanks for sharing.
These are terrific tips for an agent to "borrow" from your experience. Thanks for sharing.
Hi Michelle, I am amazed at how many visitors request to use the facility ! In most cases it is not an issue but when someone walks in off the street and only wishes to use the toilet I politely refuse !
I dont let them use sellers bathrooms. I tell them to go at our office and if the need arises again I will take them to a public one. I don't want to deal with Plumbing Problems or PRESCRITION THEFT.
Toliet Paper, like others have,mentioned is a necessity. But it is a finishing touch that make the bathroom more presentable... and yes, it comes in handy.
Michelle, I will be using this suggestion and forwarding this post to agents in my oiffice. Great advice!
Flowers on the toilet..what a different idea but actually quite effective when the goal is a show ready home!
Michelle, We always have toilet paper on hand - you just never know!
Oh, the little things... that are often thought about when it's too late!
Hi, Michelle - We also stage the powder room complete, but the note and ribbon florals are a very nice and elegant touch for the other bathrooms not in use. I recently did a staging job wherein the corporate management company that owned the property had the lines blown and winterized, and they taped the toilets with bright yellow tape . . .it looked like a crime scene - we placed an artful card over it to make the presentation look better . . . but I love your idea. Thanks for sharing! Very clever.
Michelle - Great ideas on staging the washroom and utilizing the powder room. I'm sure that many of your readers are going to implement the ideas.
Michelle - An excellent idea! Have to remember that for sure... Thanks for sharing :-)
Thank you everyone for adding your input and comments. I'm astounded a post about toilet paper got featured:o))
I'd really be impressed if you had a little guy in a boat floating down there asking people to use the other toilet.
What ever happened to those commercial anyway?
HAND TOWELS are key. I am amazed that this is ignored even in occupied homes.
Michelle, awesome idea! I like how you direct everyone to a single toilet so you only have to clean that one. Brilliant, I say!!!
Michelle that is hysterical. I never would have thought of that. Thanks.
What a fantastic finishing touch with the ribbon, flower and polite note in the second picture ! Fabulous !
I love the idea of having the other toilets taped shut as a way to control which are used.
That's an excellent idea. So often the home is empty for a long time and constantly cleaning bathrooms is an issue.
I can relate to this. Can you spare a Square?
Now that is staging the bath room for sure :) Never thought about this one.
Michelle,
Those are all good ideas. Thanks for sharing these tips.
nice'
Great post Michelle - I just finished 2 new Model homes for a Builder, and I too carry a "Paper Kit." as one of my Bags of Tricks.
The worse I've seen though is although the commode area was staged and labeled, the facilities were used anyway - with no water to the home.... Yuck...
Julea: We started doing this because we went to destage a house that sold and someone had used one of the toilets and hadn't flushed - weeks earlier. The whole house smelled terrible. It was nauseating. I figure if people are limited to using one bathroom then there's a good chance the toilet will get flushed from time to time.
Love the "ribbon" idea and look....I agree that leaving the paper in a designated bath will discourage buyers from using all others!! GREAT topic!!
What grat idea - we all know that agents and clients need to occationally use the restroom - don't want any unforeseen messes.
What grat idea - we all know that agents and clients need to occationally use the restroom - don't want any unforeseen messes.
What grat idea - we all know that agents and clients need to occationally use the restroom - don't want any unforeseen messes.
I always carry a rool with me in my vehicle. But staging with some makes a great idea
Definately something to keep in mind. It's such a small thing, unless you Need it!
Like the idea of directing them to one bathroom. Great idea for an open house as well.
WOW Michelle, you are a hit. Three points and all are important. Toilet paper, directing traffic and putting a bow on it. Love the ribbon with floral and sign, thank you for sharing.