Finding a Good Real Estate and Design Photographer.

As a realtor or even stager and/or designer, finding the right photographer can often be a challenge. There are a lot of people who take photographs, but do they know how to provide you with engaging pictures that will bring a potential buyer to your listing?

FAST & CHEAP

There are a lot of mediocre photographers out there, who will only spend the minimum time to shoot your listing. If you know that the photographer only spends 20 minutes to shoot the property, you already know they most likely will not capture those unique features simply because they will not give themselves the time to find them. Their goal is to shoot the property as quickly as possible and move on to the next, simply because they are not being paid well enough for their time and effort, which typically results in a very generic approach to real estate photography. Be prepared to pay a little more for your photography if you want better results.

THE PROCESS

When I became a real estate photographer, I decided right there and then that I would do this only if I enjoyed myself, even if it took me two or three hours to shoot each property. That was in the beginning. Today, the average time I spend on the property is just under two hours, and that’s because I’ve developed an understand on how to approach a property before I shoot it. For instance, I begin by a walk-through of the entire property, and noting and listing all of the features that might make this particular house unique, whether it’s the texture or design of the fireplace, or the beautiful wood floors, or the architectural elements of the ceiling, or a craftsman feature left over from the past. Next, I study the natural light that enters the house through the windows so I know which rooms to shoot first, based on the movement of the sun. Sometimes I want to capture that ray of sunlight spilling into the bedroom as if to say “Good Morning Sunshine”? This adds the emotional component to my pictures AND to your listing.

DETAIL is IMPORTANT

It’s important to find a photographer that will showcase the real estate listing in the best possible light. What does that mean? It means that the photographer that you choose to capture and depict your listing does it in a way that highlights the unique qualities of that property that helps make that property stand out. In order for that to happen, the images that you upload on the MLS, are sharp and clear, and are visually and emotionally engaging.

AirBnb - Staging by Lynne Rhea

STAGING BRINGS LIFE TO THE PICTURE

As a real estate photographer, I especially enjoy photographing homes that are professionally staged. Why? Because staging provides me with décor elements, like color, style, texture and lines that help make my photos more engaging, more stimulating to the eye.

If your home sold, it’s initially because of your photographer because that’s the first thing we see as a potential home buyer, the MLS picture. So, if the picture is generic, colorless and feels flat, it will not engage your audience. In some instances, it may even turn them off, and skip to the next listing.

EDUCATION

It may even behoove you to take a photography course and empower yourself with the understanding of how images influence our collective consciousness and how powerfully they communicate to your potential home buyers or Instagram followers.

Rick White - Realtor and Real Estate Photographer - former student.

So, when you do find that photographer who does care about their work, stick with them and treat them well, because they will take care of you and go out of their way to make your listing shine. After all, that photograph is the difference between selling your house and not selling it.

Written by Hayden de M. Yates

Warm or Cool Lighting? Does it Matter?

“I’m selling my house, what light bulbs should I use?”

BULBS - WHAT is the DIFFERENCE?

When shopping for bulbs, it can be both an overwhelming and confusing task. There is so much information out there, sometimes conflicting, that there is no standard to follow. As a seller, choosing the right color bulbs will determine how your home will look. Choosing the right bulb to use will be solely determined by what your MOTIVE and goal is when lighting the space. When it comes to the interior spaces of  a house, lighting can serve two functions. One is to bring LIGHT and COMFORT to a space that is being lived in. Two, light can best represent and highlight the best and UNIQUE qualities of a particular space or spaces inside a house that is either being sold or advertised.

THE PROCESS

First let’s talk about the color of your household bulbs. The two main questions that immediately comes to mind are: How many types of ‘white’ bulbs are there? What’s the ideal color to use when it comes to selling a house?

WHITE is NOT WHITE.

Let’s tackle the first question, How many types of white bulbs exist out there?

Of all of the numerous adjectives used out there to denote the color of our household bulbs, there are 3 we use regularly in our common vernacular; ‘Warm’, ‘Neutral’ or ‘Cool’. ‘Warm’ denotes an amberish (Orange) color, while ‘Cool’ denotes a more blueish (Blue) color, and ‘Neutral’ emits no color at all (White). However, when I look up white bulbs online I actually found 5 types of white bulbs, that each emit a different color: ‘warm white’, ‘soft white’, ‘bright white’, ‘cool white’ and ‘daylight’. When you actually walk into a store like Target or Lowes, you will find a lightbulb section that offers all sizes, shapes, and yes, color. So how do I decide which ‘white bulb’ color to use?

SELLING A HOME

Whats the ideal color when selling a home?

When selecting the color for your light bulbs I suggest two rules to follow. Rule #1 - Have a clear MOTIVE. Rule #2 - be CONSISTENT.

As both a professional home stager and real estate photographer, I use only two types of white bulbs, ‘soft white’ and/or ‘daylight’. If you can’t remember which white bulb you should use, you can also identify the bulb by its ‘color temperature’, a four-digit number followed by the letter “K”, usually stamped on the bulb itself as well as on the box it came in. A soft white bulb, which emits an amberish color, has a color temperature of 2700˚K, while a daylight bulb, which emits a neutral white light has a color temperature of 5000˚K. A 2700˚K bulb emits the same color has the sun when it is setting or rising above the horizon or an old-fashioned Edison incandescent tungsten bulb. A 5000˚K ‘daylight’ bulb emits the same kind of light the sun emits in the middle of the day without clouds. Furthermore, because the color of a ‘daylight‘ bulb is neutral, any color that you use for decor or wall color will be represented more accurately in your home staging and photos.

As a seller, whether you’re the property owner or the realtor, I imagine you would want to show off the interior lighting of the house, as a way to insure the potential buyer the electricity in the house is working well. More importantly, it is a way to highlight the unique architectural features of the house that make it more marketable, more sellable.

I will say this first. There is no one exclusive way to light your house. It all depends on the following three factors:

1.     Quantity of Natural Light

2.     Direction of Natural Light

3.     Spacial Staging or Design

The amount and size of windows will determine the amount of natural light that can enter the space. The architectural design of the house in terms of window placement will determine the direction from which the natural light is coming into the space, and the staging or placement of furniture will determine whether to add more interior light fixtures. All of these factors will ultimately determine how you show and/or photograph your space.

Natural light entering through windows is 5000˚K, while practicals are 2700˚K.

BACK TO THE RULES.

“Have a clear MOTIVE”

When I am staging a house to sell, and I bring in furniture and colorful accessories to add more visual interest to the various spaces, I prefer to use 5000˚K daylight lighting to show off a house as well as my staging. What I love about this light temperature is because it emits a neutral white, it doesn’t change any of the colors I use for my décor or wall colors. It also matches the light that comes through my windows, bringing more natural light into the space.

For instance, if I have a grey couch with blue throw pillows, and I have a table lamp that emits a daylight color, it will NOT alter any of the colors of the furniture and accessories. On the other hand, if I were to use a “soft white” (2700˚K) lighting which emits an amberish glow, the grey of the couch would become more beige and the blue would turn into a greenish color.

I also prefer the daylight lighting when it comes to accurately show off the paint colors of the house, whether the walls are white, grey or beige, or any other color, the daylight color of your lighting will accurately reveal the color differences between your main wall paint, accent colors and trim.

“Be CONSISTENT”

One rule I do try to follow is keep it consistent, especially if the house is being sold as a vacant or occupied house. That means try to color match all of the bulbs throughout the house, whether its ceiling fixtures or fixtures in the bathrooms. So, whether you choose the 2700˚K ‘soft white bulbs’ or 5000˚K daylight bulbs, be consistent.

The only caveat I have about mixing some 2700˚K soft lighting along with 5000˚K daylight lighting, is when I want to show off some of the lighting fixtures in your staging or design, and show some spots of warm color in a predominantly white or neutral colored room to give it some mood and life.

THE EXCEPTION to the RULES

As mentioned before, all of what I’ve said above mostly applies to how you as a seller, homeowner or realtor, would effectively show a house in its best possible light for the purpose of showcasing a home to sell. If my sole intent or motive is to live in the space, I would prefer utilizing 2700˚K soft white lighting for all or most of my fixtures, because of its warmth and lower energy level, because it is ‘easier ‘ on the eyes. I would use caution when utilizing 5000˚K lighting for my own personal environment. The bulb emits a higher energy light wave, which may affect you psychologically. See the following article I read:

Blue/white light makes us energetic and can interrupt sleep patterns if exposed to around bedtime due to the fact that blue light suppresses melatonin levels. Brain cells tend to be the most sensitive to blue wavelengths and the least sensitive to red wavelengths. Blue wavelengths can even have an impact on those who are blind when it comes to circadian rhythms.

Red/amber light is the least likely hue of light to impact our internal clocks. Red light in the evening can help improve mental health. This is because red light in the evening helps increase the secretion of melatonin which leads to better sleep at night. Better sleep at night leads to improved cognition and overall mental well being.

I hope I was able to clarify some of the confusion surrounding the use of household light bulbs for selling real estate and photography. Feel free to contact me for any questions you may have about how to better visually represent your home to sell.

Written by Hayden de Maisoneuve Yates