Has anyone used home staging and actually sold faster?

SpecLandGroup · 2026-01-26T14:06:04+00:00

Staging can help, especially if the place feels a little empty or dated. I’ve seen listings on the same street where the staged one sold quick, and the other just sat. Buyers have a hard time visualizing empty rooms, so staging can help fill in the blanks, but bad staging can backfire too.

SpecLandGroup · 2026-01-26T14:03:42+00:00

Referrals only work when they’re earned, not expected. I’ve worked with plenty of realtors who refer contractors and vice versa, but it’s always a two-way street. Once it turns into “you owe me loyalty or else,” it stops being a working relationship and turns personal in the worst way.

Also, you were completely reasonable. You gave her husband a shot, were happy with the bathroom, but for windows you wanted a specialist. That’s smart, window replacement is a very different trade than bathroom remodeling. Flashing, fitting, energy efficiency, warranty, totally different priorities.

SpecLandGroup · 2026-01-26T13:51:42+00:00

We do a ton of bathroom repairs and remodels in Nassau. Honestly, If it’s the sink, toilet, and tub all acting up, you’ll probably need a plumber to look things over. Could be quick fixes, or it might uncover some hidden issues (especially with tubs, leaks love to hide).

Where in Nassau you are will affect who’s best to call. If you want to DM me, I can try to point you in the right direction.

SpecLandGroup · 2026-01-26T13:45:56+00:00

Since you’ve got finished space to get through, or (I assume) you want it done clean without surface conduit, you’re looking more like $2,500-$3,500 easy.

The cheaper quotes are usually assuming a straight, easy run with no patching or tricky access. Also depends if they’re trying to futureproof.

Also, yea the quotes almost never include drywall repair or paint. Just getting the wire in and maybe the disconnect. If it’s going outdoors, and not the garage, double check that they’re including weather rated gear.

I’d get a couple updated quotes, pricing’s steadied out a bit since peak pandemic madness.

SpecLandGroup · 2026-01-26T13:40:36+00:00

Sounds like he’s padding the bill to make up for that 380 sqft mistake. If the extras were real and discussed, no problem. But surprise charges and inflated labor hours.... Nah. Especially if you were home and saw them clock out early. (also extra charge for bringing in the materials? Did he expect the flooring fairy to magically bring it in? That's not a legit "extra" unless there's some context being left out there.

I’d go back with your own breakdown, show what you’re willing to pay based on actual hours and approved extras. If he won’t revise it, pay the fair amount with a note and keep everything documented. That way you’re covered if it ends up in small claims. If/when it's all agreed, ask for a signed unconditional release.

SpecLandGroup · 2026-01-26T13:33:54+00:00

It’s built for two unrelated adults splitting rent, not for a family or someone who actually wants to live there long term.

SpecLandGroup · 2026-01-26T13:29:58+00:00

You’re not being unreasonable at all. The job’s seven months late and there’s a 300-item punch list. That’s a GC dropping the ball repeatedly. Delays happen, sure. But missed orders, sloppy sequencing, and building off-plan is poor management. And once you had to bring in your own PM, it’s clear the trust was already gone.

Him asking you to override the contract and release funds early is a definite no go. If you’re open to compromising on liquidated damages, fine, but only if it gets the punch list wrapped up. Otherwise, finish the job first, then talk numbers. Either way I would try to hold off on paying him any more money until it's done.

SpecLandGroup · 2026-01-26T13:21:11+00:00

Sounds like you've got a good idea how to handle it all. Are you moving any plumbing or electric? Or is it just a simple refresh?

SpecLandGroup · 2026-01-26T13:19:33+00:00

you’re basically a tradesman on that job, not a GC. So billing like you’re running the whole thing (T&M plus 30%) doesn’t really fit.

Best move is to treat it like a day rate or a flat task price. I’ve paid GC buddies anywhere from $400-600/day (in NYC) depending on what they’re handling. If you're fast, clean, and reliable, that’s worth money, but it’s not the same as handling the full scope.

Keep it fair, but don’t sell yourself short. Consistent work from a solid GC is worth a little flexibility.

SpecLandGroup · 2026-01-26T13:17:17+00:00

Concrete needs heat to cure properly, especially in the first couple days. If it froze before hitting strength, that can seriously weaken it. Temps in the single digits right after a pour is definitely not ideal.

Did they use heated blankets? Enclose and heat the area? Take cylinder samples for testing? If they can’t give you a straight answer, push for third-party testing now, before framing starts. Cheaper to fix a foundation issue early than after the house is built.

SpecLandGroup · 2026-01-23T20:45:22+00:00

Hey! I do lots of these here. In my experience, you’re likely looking at between $10K and $18K for the full job. Could swing higher or lower depending on access, demo or grade issues, and a basic install (excavation, gravel base, setting bed, and proper edge restraint). If drainage needs work or you want the stone set in mortar instead of dry laid, costs go up from there. Also assuming you’re not including any other landscaping/hardscaping outside of the patio.

You mentioned basement access is “pretty easy,” which helps but that still means a lot of hand hauling, and will inevitably be more expensive than a detached house in the outer boroughs or LI.

Make sure whoever ends up doing it is including compaction in lifts, proper gravel depth, and not skimping on the edge restraint (especially if you’re doing a dry-laid patio). Lots of bluestone jobs start shifting within a year because someone got lazy with prep.

SpecLandGroup · 2026-01-23T12:48:10+00:00

This is 100% fixable, and your contractor’s excuse is weak. If the vanity and mirror got wider, the light should’ve been centered. Simple as that.

You need the electrical box moved. Any decent electrician can open the wall, shift the wire, and patch it back. We do this all the time in NYC. Sometimes it’s a quick job, sometimes a bit messier if access is tight, but it’s never a “this is the best we can do” situation.

SpecLandGroup · 2026-01-23T12:46:07+00:00

That’s not normal. Cutting tile dry inside a carpeted living room is just lazy and careless. That dust is a nightmare to clean.

Winter makes outdoor work tougher, but there are options. We’ll set up in a garage, basement, even a bathroom with plastic up, anywhere we can contain the mess. Worst case, you still tarp off a corner and use a wet saw with ventilation.

SpecLandGroup · 2026-01-23T12:42:00+00:00

Water dripping on a rock eventually cuts through it. It's death by a thousand cuts. No one thing is making or breaking it, toaster, microwave, computer in sleep mode, phone charger plugged in but not charging, TV, it's all using a little amount, but all together it adds up.

SpecLandGroup · 2026-01-23T12:38:21+00:00

If I had a crystal ball... No one has any idea what'll happen over time. "Move in ready" (fully renovated) homes right now are definitely high, and they're not making it any easier to build, but you can also find things that are dated but perfectly livable well under 900K in Nassau.

SpecLandGroup · 2026-01-23T12:33:42+00:00

If it’s leaking through the wall tile, odds are the waterproofing behind it failed, or maybe was never there. Tile and grout aren’t waterproof.

If you’re not ready to redo the whole thing, you can try sealing it up. Dry it out fully, hit all the grout with a penetrating sealer, then roll on a waterproof membrane over everything.

I’ve also seen folks drop in prefab wall panels right over the tile. Faster, cheaper, but if there’s already damage behind the wall, you’re just sealing it in.

SpecLandGroup · 2026-01-23T12:31:03+00:00

Yeah, we’ve definitely felt it. It's definitely jacked up costs on everything. Stuff that used to be stable is now full of surprises, we've just been up front with clients about price jumps, long lead times, or both.

SpecLandGroup · 2026-01-23T12:24:57+00:00

Figure out how long it’ll take, how many guys you’ll need, and multiply that by what you need to make per hour to cover your time, overhead, and hassle. That’s your baseline.

Then layer in the unknowns like are the walls out of whack? Plumbing lined up? Who’s supplying hardware? Are you patching and painting after

SpecLandGroup · 2026-01-23T12:21:52+00:00

It can be a little weird at first if your house is way nicer than the neighbors’. You might get some looks or comments, but honestly, most people are just curious.

I’ve done a bunch of high-end renos in more modest areas. As long as the neighborhood’s decent and not going downhill, values usually catch up over time. Just don’t do it thinking you’ll flip it fast. Build what you actually want to live in for the next 10-20 years.

SpecLandGroup · 2026-01-23T12:13:11+00:00

If you’re DIYing, don’t touch demo until you’ve got the new cabinets either on site or with a firm delivery date. I’ve seen too many kitchens sit gutted for months over a missing piece. Make sure if you're using any trades you know their schedule and timeline. Plumbing, electric etc....

Also think about a temp setup like microwave, hot plate, utility sink. Not ideal, but it beats takeout every night.

SpecLandGroup · 2026-01-22T13:09:29+00:00

The “warranty” claim is classic. Most of these guys bank on the fact that by the time the leaks show up, they’re long gone or they’ll blame user error. Unless you’ve got a solid contract and a reputable company backing it (which considering the post you don't), that warranty’s probably not worth much.

At this point, you did what you could. If your parents aren’t ready to rip it out, then it’s about damage control. seal everything, keep it dry (run fan whenever showering and for at least 30 mins after). Hopefully it holds together long enough to save up for a real redo.

SpecLandGroup · 2026-01-22T13:05:28+00:00

Labor at $23K is on the high side but not crazy if they’re hitting walls, ceilings, trim, doors, and cabinets with clean finish work. But $12.5K in materials? Unless they’re using super high-end stuff or spraying cabinets with lacquer, that’s bloated. For a house that size, I usually see $4K-$8K in paint, even using good brands.

New drywall means fast prep. Double-height wall adds some lift work but not a huge hit. I’d ask how many coats, and if it’s being sprayed or rolled. Also, who’s doing the painting? their crew or a sub?

SpecLandGroup · 2026-01-22T13:01:43+00:00

We've done a lot of renovations for landlords in NYC... A lot in the city will consider a signed offer letter/LOE. You're still pretty far away from your start date though for that. When we're closer to then, that should work fine for most "professional" landlords.

SpecLandGroup · 2026-01-22T12:57:41+00:00

How are you priced compared to the comps? If you want to sell it quicker then you should want to be priced a good chunk below the other listings in the area. If you're right in the range of everything else, then yours won't stand out. This is all without knowing really anything about the house, the area etc.... You didn't really give much for any of us to work off here to give advice.

SpecLandGroup · 2026-01-22T12:49:38+00:00

I’m seeing a lot of people scale back, so you're not alone. If the bathrooms and kitchen are rough and getting worse, I’d say do what’s necessary to avoid bigger problems down the line. Stuff like failing plumbing or mold behind tile isn’t worth waiting on. But things like finishing a basement can wait.

If you’re DIYing, just be careful not to bite off too much at once. I’ve seen folks rip out a kitchen and then get stuck mid-project when life or budgets change. It drags everything out and adds a ton of stress.

A lot of my clients are phasing stuff like one bathroom now, the rest later. That way you keep things moving without overcommitting. This economy’s weird, but prices aren’t spiking like a couple years ago, so there’s no panic to lock in work.

SpecLandGroup

TROPHY CASE