Cindy Lin, Founder, Staged4more

Hi, Welcome to Our School of Home Staging!

After a successful, 12+ years run as a home staging company in San Francisco Bay Area, STAGED4MORE is now an online school that focuses on home staging education for home stagers, home sellers and real estate agents.

Please take some time and check out all the free resources and tips available on our blog & podcast, as well as our courses selections.

How to Become a Home Stager (Plus 10 Ugly Truths to Know Before You Do!)

How to Become a Home Stager (Plus 10 Ugly Truths to Know Before You Do!)

How to Become a Home Stager (Plus 10 Ugly Truths to Know Before You Do!)

Having been in the real estate business since 2004, I get asked a lot about how to become a home stager, and home staging as a career path. I also get a lot of emails about becoming a freelance home staging assistant at our company.

Here is my unsolicited advice on becoming a home stager based on my experience:

1. A passion for home staging sometimes isn’t enough.

I’ve been in real estate for over 10 years now and I’ve seen a lot of turnover in the industry. Having been through both strong seller’s markets and economic downturns (can you imagine losing half of your clients overnight because of the economy? I can - hello, 2009!), I see a lot of stagers come and go.

The truth is, it’s incredibly easy to become a home stager. The catch? Sometimes simply being creative or passionate about this business is not enough to guarantee you success. A home staging business is easy to start, but if you don’t have clear direction, sustaining a viable and profitable business can be tough. There are a lot of factors that can contribute to the success and failure of a business. As a business owner, that is all on you. 

What people don’t realize most of the time is that just having passion is not enough. In fact, turning a hobby or interest into a business can kill your love for it altogether.

2. There may be a lack of friendship or mentorship in your local area.

From my experience, it is tough to find mentorship in the home staging business, especially from within your own geographical area. Some home stagers don’t reach out because of the competitive nature of the business, and some truly are too busy to carve out time.

It is much easier now, however, than when I first started to find mentorship and home staging tips and advice. Now we actually have an association and there are numerous Facebook groups that let you vent privately within the group and ask for advice.

3. At first, you will spend more time running your business than styling homes.

Starting out feels like you are driving in the fog on a road filled with potholes.

When I first started out, I spent the majority of my days working on logistics and running the business, and very little time on job sites doing home styling. My days could be very long. During peak season, I could work about 10-14 hours per day. It can also be mentally and physically exhausting when you are working back-to-back home staging jobs.

There are a lot of moving parts involved in home staging, and a lot of coordination with different people (sellers, real estate agents, freelancers, movers, furniture dealers, etc.). You may have booked the job one to two weeks in advance, but you still need time to plan out all the inventory needed for each project, schedule movers and freelancers for jobs, and coordinate furniture orders, or driving around to buy more inventory for projects.

The most disheartening part can be that your client doesn’t realize how hard you work to make their listings look amazing. They won’t care if you are sick, tired, or your child is waiting for you to come home. They want their listings staged today and on market tomorrow.

The road of build your home staging business can be long, confusing, and frustrating. Having a great support group and persistence will help you tremendously.

4. There is always work to do - even in the off season!

During the off season there is still a lot to do, because you want to make sure that you are ready for the busy seasons in a few months. During this time, you are doing a marketing push, continuing your blogging and social media efforts, and at the same time organizing the warehouse and working on refreshing the inventory.

Also, entrepreneurs may tell you that you will work long hours when you own your business. But you have NO idea how many until you start one yourself. The pressure of breaking even every month or meeting payroll (if you have employees) may be tremendous.

Even though I have been in business for more than 10 years, I still constantly work on perfecting our systems, work on our website, branding, etc.

On the back end there is invoicing, marketing, blogging, updating your website, photo editing, paperwork - lots and lots and lots of stuff to do. When you have employees, you also need to learn about human resource laws, leadership & management skills, and dealing with employees’ mistakes or possible unethical behavior like stealing clients - or competitors stealing your branding, marketing copy, even your portfolio photos. You are expected to work weekends and may get clients’ calls/texts/emails after 6pm. Not to mention the endless paperwork you will file to the IRS and your local and state governments.

Now that I’ve had my business for more than 10 years, and I’ve been through both hot and cold seller’s markets, I am much more at ease with my workload. I can also start delegating tasks and training people to take over certain areas of my business that I feel I don’t need to be involved in anymore. It does get easier!

5. You should have fairly deep pockets and very good credit.

The costs of running a home staging business can be high, which is something they don’t talk about in trainings or TV shows. Acquiring inventory costs money, and then it costs more money when you need people to move it, store it, and maintain it. Even if you use rental furniture, you still need to buy home accessories and soft goods, since most rental companies only rent furnishings. You will also need to have good credit since you will be fronting a lot of inventory investment before getting paid.

You will need to learn how to manage your cash flow effectively, because it sucks to turn down projects when you are low on inventory, especially with your regular clients. More importantly, NEVER get in serious debts for your business. It can snowball very quickly. Spend and invest wisely on your business, and always find fat in your balance sheet to trim. Tightening the belt during the recession really saved my business.

In general, before you start a new business, you should have 6-12 months of living costs saved in reserve. The building phase takes time. Depending on how popular home staging is in your area, the ramp-up time can vary. In the beginning, you will also need to invest in building a brand, doing things like printing business card, setting up a website, etc.


6. You will see many sides of human nature, and sometimes, they are not the nicest sides.

Sellers can be HIGHLY emotional. After all, buying real estate is one of the largest purchases someone can make and now they are selling their property for the first time, or they just got a divorce, or someone has just passed away, or you are working with a rookie realtor who needs a lot of hand holding at times. It is a lot of money on the line and a lot of pressure. You are expected to be understanding, patient, and cool as a cucumber no matter what happens.

You also need to learn not to take comments personally, and give feedback gently and professionally. There will be clients who drive you completely nuts and want to make you quit this business, but it will pass.

7. Having an extremely well-written home staging contract will save you over and over.

We once had a client who came around the job site around the clock to check on how we were doing. The seller first loved everything, then hated everything. Then, called me and texted me until 8pm on a Sunday and continued to text and call me all day the following day (Memorial Day). It was intense. But luckily we had a very solid contract that protected us. After that experience, I added more clauses into the contract to make sure we were even better equipped to deal with difficult staging clients.

There will always be clients who try to break the rules and push your every button. That’s why you need a strong staging contract to protect yourself and your business interests.

8. You will need to get comfortable with sales and marketing.

One of the things I’ve learned through building my business is that real estate is a people business, regardless of how advanced the technology has become. You still need to put in facetime to woo and keep your clients.

At the same time, you still need to have a strong web presence. Having a great website that is easy to navigate and that showcases your work is important. Marketing your work constantly through social media and your blog can help you build credibility and book projects. The majority of my clients come from our website and referrals.

9. Build your reputation in the home staging industry - the right way.

What they say works, “fake it until you make it,” but do it ethically. People are strange creatures when it comes to careers and money. I’ve had stagers who copied our brand name, our website color schemes, and marketing copy. I also had to bring legal action to a former assistant (who actually went through an 18-month professional development program with me) who took my portfolio photos off our website, cropped off the big ol’ watermarks and put the photos on hers as part of her portfolio.

Copyright violation is never okay, neither is inflating your ability. You may be able to get the job by exaggerating your abilities, but once you get to the job site, you can’t hide what you can’t do.

10. Understand the legal & financial responsibilities of becoming a home stager.

Setting up your business legally and correctly is important. In addition to your legal business entity, it is important to have a great contract that protects you and liability insurance in case something happens. If you ever decide to hire employees or independent contractors, human resource law can be complicated.

The road to becoming a successful home stager has been challenging, but interesting.

There were points where I wanted to just give up. There were points where I was confused and unsure of what I was doing. I had guilt from not spending enough time with my family. I felt ashamed because I didn’t feel like I was successful enough.

Despite dealing with so many obstacles and how crazy life can be (and people can be a pain in the ###), at the end of the day, I still love every day of it. My business has taught me a lot, both as a business owner and a human. In a way, I grew up with my business, and I feel very blessed for the experience.

Do you have any home staging advice to give? Share in the comments below!

By the way, are you starting a home staging business?

Or a seasoned home stager but feeling a bit stuck?

A business plan can actually get you out of the funk and help you visualize your business. Use this free home staging business plan to help you organize your ideas about your home staging business and create a sound business plan that helps you take advantage of your strengths and avoid potentially costly pitfalls. 👇

Friday Mood : Pastel

Friday Mood : Pastel

6 Tips on How to Hire A Qualified Home Stager

6 Tips on How to Hire A Qualified Home Stager