September: The Listing Process
Getting Ready to Sell. . . Down the Road
Whether you’re anticipating a job relocation, preparing for a baby, planning a move in spring, or waiting for your new-build to be ready, the steps you take today can reduce stress later — and give your home a serious head start.
In this post, we’ll walk through why early preparation matters, what you can do now and over the coming weeks, and how your Realtor, a home stager, and local resources in Ottawa can help you along the way.
1. Why It Pays to Prepare in Advance
Time is your friend
Rushing a listing often means cutting corners — missed repairs, cluttered rooms, or overlooked staging.
When you spread tasks out over weeks or months, you avoid burnout and last‑minute panic.
Plus, you can take advantage of off‑peak rates or scheduling flexibility (e.g. for painters, cleaners, stagers).
Smoother transitions & less disruption
Decluttering gradually means less chaos when packing time comes.
You can test layouts, paint colours, or staging ideas before those decisions feel urgent.
You’ll also be mentally prepared for letting go of items you no longer need.
Better ROI & more buyer appeal
Early planning allows you to make considered upgrades (rather than reactionary ones) that show in listing photos.
Properties that show well from day one tend to attract stronger offers and spend less time on the market (especially when staged).
2.What You Can Do Today & Over the Coming Weeks
Here’s a rough “timeline” you could follow, depending on how many months you have before listing. Even if your timeline is short, many of these steps are still worth doing in condensed form.
| Phase | Key Actions | Why They Matter |
|---|---|---|
| Now (7–12+ months ahead) | – Take inventory of all your belongings (rooms, closets, basement, garage) – Start decluttering — keep, donate, toss – Photograph & document condition (for insurance, future listing) – Begin minor repairs (doors, trim, hardware, caulking) – Research stagers, painters, contractors – Talk to your Realtor about market timing, comps, and strategic improvements | These tasks don’t have to be done all at once. Starting early spreads costs & helps reveal hidden problems |
| Midway (2-6 months ahead) | – Deep clean, refresh paint in key areas – Replace outdated fixtures or lighting – Organize storage & off‑site boxes – Consult with a home stager for layout and styling ideas – Start removing bulky furniture you won’t use – Pre‑list photography trial: take phone photos to see how rooms read on camera | This is when many of the “before shows” work gets done so that when you list, the house is show‑ready |
| Final month to listing | – Final staging, décor placement, light touches – Professional cleaning – Declutter “open homes” storage or staging closets – Ensure all permits or legal paperwork (if making upgrades) are ready – Coordinate moving logistics (if buying and selling simultaneously) | At this point, your home should be polished and ready for photos and showings |
3. Tips & reminders
Don’t over-improve. Fix what matters most (kitchen, baths, curb appeal) rather than chasing every trend.
Focus on first impressions — entryway, front yard, foyer — because buyers form opinions in seconds.
Take test photos — what looks fine in person might photograph poorly (dark corners, cluttered shelves, weird furniture placement).
Use neutral palettes: avoid bold wall colours or overly personal décor that distracts.
Manage budget and contractor scheduling early, so work doesn’t overlap or delay.
4. The Importance of Talking to a Stager Early
A home stager is not just for the immediate listing — involving one early can pay dividends. We include a staging consultation with all of our listings:
Vision & planning: They can walk through your home (months in advance) and give suggestions on layout, room function, furniture removal/relocation, décor direction, and what to prioritize.
Budget alignment: A stager can help you decide which rooms to stage or refresh first, ensuring your investments go where they’ll make the biggest visual impact.
Avoid costly mistakes: Without a staging perspective, you might buy or paint something that clashes or doesn’t photograph well.
Efficient execution: When listing time arrives, many of the staging decisions are already made — the stager just needs to execute, not reinvent.
Better coordination: They can interface with your Realtor, photographer, and contractors to make sure the staging plan aligns with your listing strategy.
In Ottawa, staging costs typically range from $1,000 to $3,500, with consultations between $150 and $600.
5. How Your Realtor Supports You (Long Before the MLS Goes Live)
Your Realtor plays a critical role during this “pre‑listing” phase in ways many sellers don’t fully see:
Market strategy & timing
Advising when market conditions are optimal for your neighbourhood
Monitoring comparable sales and trends so your future pricing is realistic
Helping you decide whether to list earlier or wait, based on seasonality
Pre‑listing audit & checklists
Walking your home with you now and giving you a “pre‑listing punch list”
Flagging defects, deferred maintenance, or cosmetic issues that might hurt buyer perception
Network & vendor referrals
Linking you with trusted stagers, contractors, painters, cleaners, photographers
Sometimes negotiating trade discounts or coordinating scheduling
Coordinating marketing logistics
Timing staging, photos, signage, open houses
Ensuring your home is ready to hit the MLS without delay
Bridging selling & buying
Helping you assess how much to hold back for your next purchase
Advising on timing so you don’t feel “stuck in limbo” between selling and buying
By treating your Realtor as a partner in your early prep — not just when you actually go live — you get smoother, more coordinated execution later.
6. Preparing When You’re Also Buying a Home
If your move involves both selling and buying (or moving into a new-construction), here’s how to align both sides of the process:
Financial alignment
Get your finances and pre-approval in place early, so you know your buying power when your sale happens
Decide how much contingency or overlap you can tolerate (e.g. storing furniture, bridging mortgages)
Staging with market appeal
Keep your home generic and appealing to as wide a buyer pool as possible (less personal, more neutral)
While staging, avoid over-customization that suits you but might deter buyers
Plan for transitional storage
Since you may need temporary storage between homes, begin sorting and packing early
Use stager consultations to decide what to keep, what to box, and what to purge
New construction timing
If you’re selling while your new home is finishing, use the extra time to decant, open up space, and stage your “old” home aggressively
Photograph your new home progress (you may need those for your own records or resale later)
Contingency planning
Have fallback plans (e.g. short-term rental, overlap days) if your sale and closing don’t align perfectly
Communicate with your Realtor(s) so both sale and purchase teams are synchronized
7. Ottawa Resources for Decluttering & Getting Rid of “Stuff”
As you start purging, here are trusted local options in Ottawa for donating, recycling, or rehoming items you no longer need:
Declutter4Good — Local organizer & decluttering service that helps clients sort, donate, and distribute items. Declutter4Good
T & S (Tackle Your Stuff Ottawa) — Offers downsizing, organizing, clearing, and donation drop-off support. tysottawa.ca
Habitat for Humanity Greater Ottawa ReStore — Accepts gently used home goods, appliances, building materials. hugoandcompany.com+1
Helping with Furniture (Ottawa) — Accepts furniture, décor, small appliances for those in need. Declutter4Good+1
Matthew House Ottawa / Furniture Bank — Helps provide furniture to newcomers and families in need. nancybenson.com+1
Salvation Army Thrift Stores / St. Vincent de Paul — Standard outlets for clothing, household goods; many accept pick-up arrangements. kitchissippi+2allthingshome.ca+2
Value Village / Community Donation Centre (Barrhaven) — Drop-off location for clothes, housewares, small furniture. Savers
Habitat ReStore pickup / drop-off — Some locations offer pick-up services (fees may apply). hugoandcompany.com+1
GiveShop (Ottawa) — An app / platform to list items for others to pick up while supporting charities, often yielding tax receipts. allthingshome.ca
Buy Nothing Ottawa (Facebook groups) — A hyperlocal gifting community to give away usable items free to neighbours. allthingshome.ca
Tip: Always call ahead to verify donation guidelines (some places don’t accept mattresses, electronics, certain chemicals, etc.). Some require appointments or have seasonal restrictions.
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