Listing photos are where most buyers meet your home, and a weak set of photos can cost you showings no matter how good the house is in person. The photographer brings the camera and the skill, but what is in front of the lens is up to you. This guide works backwards from photo day, with a timeline and a room-by-room routine for the final hours.
The timeline
| When | What to finish |
|---|---|
| Two to three weeks before | Repairs, painting, any flooring work |
| One to two weeks before | Decluttering, packing, furniture moved or removed, staging in place |
| A few days before | Deep clean, windows inside and out, yard work |
| The day before | Final tidy, fresh towels and flowers, bulbs checked |
| Photo day | Final walk-through, lights on, blinds open, cars and bins out of sight |
What photographers look for
Photographers usually shoot each room from a doorway or corner to show as much of it as possible. That means anything near the camera, such as a laundry basket, a pet bowl or a chair pushed out of place, is in the foreground and looks large. Wide-angle shots also show every surface: counters, floors, the tops of dressers. Ask your photographer or agent which rooms and angles they plan to shoot, and stage those views first.
Final-hours routine, room by room
Outside: move cars off the driveway and away from the front of the house, put bins and hoses away, sweep or clear the walk, turn on porch lights, and make sure the lawn is mowed.
Living areas: open blinds, turn on every lamp, straighten cushions and throws, hide remotes and cords, and clear the coffee table except for one or two items.
Kitchen: clear the counters, the sink and the front of the refrigerator; hide dish towels and the soap bottle; set one simple object, like a plant or a wooden board, on the island.
Bathrooms: clear counters and the shower, hang fresh towels, remove the bath mat, put the toilet lid down.
Bedrooms: make the beds neatly with plain bedding, clear nightstands to a lamp and one object, close closet doors and clear the floor.
Everywhere: turn off ceiling fans and TVs, hide pet items, close toilet lids and remove anything personal you missed.
Tip: Denver’s sun is bright, and harsh light through a west window can blow out part of a photo. Ask the photographer what time of day they prefer for your house; many shoot interiors around midday and the front when it is in sun.
Common mistakes
- Staging after the photos instead of before
- Leaving one room unfinished because it is for storage; it still shows up in the photos
- Mixed bulb colors that make rooms look patchy
- Personal photos and names visible on the refrigerator or walls
- A car, trailer or bins in the front exterior shot
Season and the photos
If the house is photographed in winter, the exterior may be snowy or brown; in summer the yard may look its best. Your agent may suggest a separate exterior shoot when the weather is better, as long as the photos still show the house accurately. Seasonal tips are in Staging a Denver Home for a Winter Sale and Spring and Summer Listing Prep for Denver Homes.
Rooms that are easy to forget
Laundry rooms, garages, basements and the second bathroom often end up as storage during staging, and then appear in the photos anyway. Give each one a quick version of the same routine: clear the floor, put stored boxes neatly on one wall or shelf, clean surfaces and turn on the lights. A tidy garage with room for a car looks like an asset; a garage piled with boxes looks like the house is short on storage.
The same goes for closets. Photographers do not usually shoot inside them, but buyers open every one during showings, so the work you do now pays off later.
Questions to ask the photographer
- Which rooms and angles will you shoot, and in what order?
- What time of day do you want to start, inside and outside?
- Will you take twilight or aerial exterior shots, and do those need a separate visit?
- Should every light be on, including under-cabinet and closet lights?
- How long will you need, so I can plan to be out of the house?
Knowing the plan lets you finish the rooms in the order the photographer will reach them, and leaves no surprises on the day.
After the photos
The house now has to match the photos at every showing. Keep a short daily routine so you are ready at short notice; the Showing Day Checklist: Ready in Fifteen Minutes turns the photo-day list into something you can repeat in fifteen minutes.