Staging a Bathroom for Sale

In this article:

• Bathroom staging step 1: Assess condition
• Bathroom staging step 2: Invest in minor upgrades
• Bathroom staging step 3: Deep clean
• Bathroom staging step 4: Furnish and add storage
• Bathroom staging step 5: Enhance lighting
• Bathroom staging step 6: Create a calming atmosphere

The bathroom isn't usually the most glamorous area of the house, but because buyers can't really furnish or decorate a bathroom to fit their style (like they would a living room or bedroom), they're more likely to be critical of a bathroom when shopping for a home.

While master en suites, full baths and powder rooms feature fixed plumbing elements like sinks, toilets, tubs and vanities, sellers shouldn't overlook the power of staging in this small space.

When a bathroom looks its best for buyers, it's neat and tidy, while displaying ample storage. Read on for steps to staging your bathroom for sale.

Bathroom staging step 1: Assess condition

Bathrooms can be challenging rooms to stage, due to their small size and functional nature. And full bathroom renovations can be expensive, so keeping your current flooring, fixtures and cabinetry is the most economical path forward. The best place to start is with a quick assessment.

Take a picture of your bathroom as if you were listing it for sale today, and see if you notice any defects. Compare it to the bathrooms of other homes for sale in your area, noting the overall condition and decor.

Bathroom staging step 2: Invest in minor upgrades

Before cleaning and decorating, assess any minor defects that might deter buyers. Luckily, because bathrooms aren’t usually very large, you can make a big impact without spending a lot of money. Here are a few places to start.

Repaint

One of the best home staging tips is to add a fresh coat of paint. It's a must-do if your paint is peeling, stained or faded, but it's also a cost-effective way to give the bathroom an updated look in just a few hours.

Choose a high-quality semigloss paint, as it's the easiest to clean. Eggshell and satin finishes are good for bathrooms that don't get a lot of exposure to moisture — like powder rooms. A gallon of paint, depending on the brand, costs $20-$30, and painting supplies like a brush, roller and drop cloth cost no more than $50.

As far as which color to choose, a 2018 Zillow Paint Color Analysis found that homes with light, pale blue or periwinkle bathrooms sell for as much as $2,786 more than expected.

Wallpaper is best suited for powder rooms. It can make a stylish impact, but it can affect lighting, so it isn't ideal for bathrooms where buyers will be getting ready on a daily basis. And if you're interested in wallpaper with a bold statement pattern, the powder room is a great place to try it out. Because it’s a small space, you don't have to worry about patterns making the room look smaller than it already is.  

Refinish the tub

Stained, rusted or cracked bathtubs are a big eyesore and something buyers will definitely notice. Best-case scenario, a buyer may use a damaged tub to get a lower price or repair credit. Worst case, it may deter buyers who are looking for a move-in ready property. There are a few options for repairing bathtubs.

• Replace the tub: Replacing a tub, even if the tub itself is just a few hundred dollars, can wind up costing thousands. You'll need a plumber, and you may have to redo the area surrounding the tub for a proper fit and finished look.
• Reglaze the tub: Also called refinishing, this can cost between $300 and $1,000, depending on the type of tub and its condition. Fiberglass, cast iron and steel tubs (along with shower stalls) can usually be reglazed by a professional. If you're looking for a more cost-effective option, you can buy a DIY reglazing kit for less than $100, but the quality may not be up to par.

Fix noisy exhaust fans

At some point during the listing or transaction process, a potential buyer or their inspector will turn on your bathroom exhaust fan. Older exhaust fans are not only an eyesore but also noisy and prone to rattling.

A new bathroom exhaust fan runs between $70 and $225, depending on the brand and the number of bells and whistles — is it just a fan, a fan with a light fixture or a fan with a heater? If you hire a pro to install it, expect to pay $65-$85 an hour, in addition to the cost of materials.

Replace peeling caulk

No matter how well cared for your bathroom is, you'll have to replace caulking at some point. It's not meant to last a lifetime, and it's susceptible to peeling, cracking and shrinking. Caulking is meant to seal out water, which prevents water damage, so it's important to keep it updated. Plus, old caulk is prone to mold and mildew growth and discoloration, so replacing it can make your bathroom look cleaner.

Recaulking is a fairly easy DIY home staging job. Removing old caulking can be tedious, but installing new caulking goes pretty quickly. A tube of caulk and a roll of painter’s tape for application should only cost around $10.

Fix leaking or dripping faucets

Wasted water aside, a leaking or dripping faucet can cause water damage and make the bathroom look neglected. Sometimes repairing a leaky faucet is as easy as tightening screws, but if it's a problem with a valve or washer, a plumber can repair it for around $100. Note that in some cases, it may be cheaper to replace the entire faucet on your own than to hire a plumber to fix the old one.

Update hardware

If it's in budget, a new faucet can update the whole look of your bathroom vanity for $75-$200. Same goes for the shower and bath fixtures. You can also use DIY metal spray paint to update dull or outdated fixtures. You should also consider replacing knobs and pulls on any cabinets.

Bathroom staging step 3: Deep clean

No one likes a dirty bathroom, and that's especially true of buyers. Bathrooms are highly susceptible to grime, mildew, soap scum and other debris, so a deep clean before your house goes on the market is an absolute must.

Here's a cleaning checklist:

• Disinfect tile: Use an all-purpose cleaner for this. Steam from a hot shower can help loosen any grime.
• Freshen grout: Use a grout brush and bleach solution, then reseal.
• Treat shower doors: A combination of white vinegar and baking soda removes soap scum from glass doors. Put a squeegee in the shower to avoid water spots while your home is on the market.
• Soak your shower head: Use white vinegar, a plastic bag and a rubber band to soak the shower head overnight and remove any buildup that could affect water pressure (something the buyer's home inspector will definitely check).
• Scrub the toilet: Use a regular toilet cleaner. You can also use baking soda or a pumice stone to remove limescale.
• Clean the sink: Use disinfecting wipes on all surfaces and a toothbrush around the faucet base. Don't forget to clear drain blockages with chemicals or a snake tool.
• Address the lighting: Dust, remove fixture covers, and clean all lighting surfaces so as much light as possible comes through. Same goes for cleaning any windows.

Bathroom staging step 4: Furnish and add storage

Whatever the size of the bathroom you're staging, extra storage is what buyers desire.

Include a stool or bench

Include some sort of seating, especially if your bathroom has a vanity. Even if you don't have a vanity, a stool or spa-inspired bench can be a nice way to add function and style to an empty corner.

Add a cabinet

A cabinet, whether a shorter floor cabinet or an over-the-toilet shelving system, is a great way to add storage. This is especially important if your bathroom has a pedestal sink. While they're pretty, pedestal sinks offer no storage.

Decorate with baskets

Use wicker or wire baskets to store essentials, like toilet paper and cleaning supplies, and hide toiletries under the sink or in the linen closets. Buyers will open cabinets and closets, so organized storage is a must.

Don't forget small accessories

Make the bathroom feel functional and well thought out with additions like a toilet paper holder and glass containers for cotton balls, swabs and other accessories.

Bathroom staging step 5: Enhance lighting

Lighting is especially important in a bathroom, since it's where people get ready in the morning. Dark, poorly lit bathrooms don't show well in real estate photos or in person, so spend some time upgrading the lighting. Here are some tips:

Soft lighting

Choose 100-watt soft-white bulbs for bathrooms, as standard LED lights tend to wash people out.

Smart bulbs

Many buyers are interested in smart home features, and some smart bulbs even offer upscale features like built-in speakers for music, mood lighting and color-changing options.

Updated fixtures

Replace outdated sconces with updated fixtures that still fit your home's style. On the vanity, remove old track lighting and replace it with an understated two- or three-light fixture.

Task lighting

Task lighting, like a backlit mirror or additional shaving mirror, adds a modern touch to any bathroom. If your mirror already needs replacing, a mirror with built-in lighting is a smart two-in-one.

Bathroom staging step 6: Create a calming atmosphere

Bathrooms should be a warm and inviting place to get ready before work and an oasis for decompressing with a bath and a book after a long day. It's no wonder upscale hotels always have spa-like bathrooms.

It may feel inconvenient to stage your bathroom when you still use it every day, but in most real estate markets, your home will only be on the market for two to three months, so it's a short-term inconvenience that could actually help your home sell faster.

How to stage a bathroom counter

It's the perfect time to get rid of those half-empty bottles of shampoo and toiletries that are collecting dust. Store mismatched toiletries, lotion and makeup in a nice basket under the sink. Keep the countertop as clear as possible to maximize the appearance of space.

Once you've removed all your day-to-day personal care items, decorate using the rule of three — grouping decor items in odd numbers, especially threes. Here are a few examples for inspiration:

• Fill clear glass canisters with cotton swabs, cotton balls or bath salts.
• Use unlit candles or decorative stones to give a spa-like feel.
• Accent with small plants, fresh flowers or delicate greenery.
• Lay out wrapped decorative soaps.
• Set out a fresh, dry, unused hand towel before showings and open houses.

How to stage a bathroom cabinet

Buyers are definitely going to open your cabinet doors and drawers, so don't throw everything under the sink. Limit the amount of stuff in your cabinets so buyers feel like there's ample storage. Use wire shelves or baskets for linens and extra toiletries. And make sure to remove prescription medications before showings. It's best if they're out of the house or locked somewhere secure.

How to stage bathroom towels

Purchasing new fluffy white towels is an inexpensive way to give your bathroom that luxury hotel feel. Fold the towels nicely in thirds (so that the edges are hidden) and hang a plush white robe on the back of the door.

How to stage a shower

Replacing your shower curtain is a must for bathroom staging. It's an affordable upgrade, and you can choose one that matches your bathroom's new paint color. Note that cloth liners are a bit more expensive but look much nicer than the plastic ones.

Remove plastic racks and shower caddies. It's okay to keep hanging metal caddies, as long as they're clean and free of mildew and rust. Unless you use high-end shampoos and conditioners that come in beautiful bottles, store all your bath necessities under the sink. Alternatively, you can buy matching pump bottles and keep a couple in the shower.

How to stage a toilet

The most important part of staging a toilet is keeping it clean of dust, hair and debris. Regularly clean both the outside of the toilet and the bowl, disinfecting all surfaces. Consider purchasing a disinfecting tab to put in the tank to maintain cleanliness.

Overall, when it comes to staging a toilet, less is more. Remove unsightly items like plungers, step stools, cleaning brushes and trash cans.