At Nestor Shanahan Auctioneers we believe every home deserves to be shown at its best, even when no one is living in it. Empty properties come to market for all sorts of reasons: an owner may have moved into care, emigrated, bought their next home first or inherited a property they do not plan to keep. Whatever the reason, a vacant home presents a particular challenge. Bare rooms can feel cold, echoey and smaller than they really are, and buyers often struggle to picture themselves living there. The good news is that a few thoughtful steps can transform how an empty home feels. Here are our top five.
1. Start with a deep clean and the small repairs
Empty homes gather dust, cobwebs and dead insects surprisingly quickly, and every mark shows when there is no furniture to distract the eye. Arrange a thorough clean from top to bottom, including windows, skirting boards, kitchen presses and bathrooms. Once furniture has been removed, you may notice marks on walls, dents in carpets or faded patches where pictures once hung. A fresh coat of neutral paint in the main rooms is one of the most cost-effective ways to make a property feel cared for. Fix the little things too, such as dripping taps, loose handles and broken blinds, but resist the temptation to over-renovate. Many buyers of vacant homes are looking forward to putting their own stamp on the place.
2. Keep it warm, bright and fresh
A cold, dark house sends all the wrong signals. Keep the electricity and water connected throughout the sale, as you will need them for viewings, surveys and valuations. Put the heating on well before each viewing, particularly in the colder months, so the house feels welcoming the moment buyers step inside. Replace any blown bulbs, open curtains and blinds, and switch on lights in darker rooms.
Stale air is common in empty homes, so open windows regularly to let the house breathe. Run the taps and flush toilets every week or so, as water traps can dry out and allow drain smells into the house. A vase of fresh flowers on the kitchen counter is a simple, inexpensive touch that adds life and colour.
3. Furnish the key rooms
Furniture helps buyers understand the scale of a room and how it might be used. You do not need to furnish the whole house. Focus on the rooms that matter most: the living room, the kitchen-dining area and the main bedroom. A sofa, a rug, a dining table and chairs, a bed with fresh linen and a few lamps can make an enormous difference. Soft furnishings such as rugs, cushions and curtains also reduce the hollow echo that empty rooms often have.
If the original furniture has already gone, consider hiring pieces or using a professional home staging service. Virtual staging, where furniture is added digitally to photographs, can work well online, but it should always be clearly labelled so buyers are not misled when they arrive. A clear floor plan with room dimensions is also invaluable for helping buyers visualise the space.
4. Make the outside look cared for
An empty house can start to look neglected from the road within weeks. Keep the grass cut, hedges trimmed and paths swept. Clear leaves from gutters, clean the windows and make sure the front door looks fresh and inviting. Junk mail piling up in the hallway or visible through the letterbox is a giveaway that the property is unoccupied, so arrange for post to be collected regularly. A cared-for exterior reassures buyers that the property has been looked after, even in its owner's absence.
5. Protect the property and stay on top of the admin
Let your home insurer know the property is empty, as many policies restrict cover after a period of vacancy and may require regular inspections. Visit the property often, or ask a trusted neighbour or family member to check on it, especially during cold snaps when burst pipes can cause serious damage. Light timers and a monitored alarm can add peace of mind.
It is also worth being aware of the Vacant Homes Tax, which applies to residential properties used as a dwelling for less than 30 days in a 12-month chargeable period, at a rate of seven times the basic rate of Local Property Tax. However, an exemption is available where a property is actively marketed for sale on the open market at market value, with no conditions designed to delay or disrupt a sale. Keep records of your marketing in case Revenue asks, and note that simply storing belongings in a house does not count as using it as a dwelling.
Finally, remember that some buyers may be able to apply for the Vacant Property Refurbishment Grant, subject to its conditions. If your home has been empty for some time, your auctioneer can highlight this potential to interested buyers.
The bottom line
An empty home does not have to feel lifeless. With a thorough clean, a warm and bright atmosphere, a few well-chosen pieces of furniture, a tidy exterior and sensible precautions, you can help buyers see the potential and feel at home from the moment they walk through the door.
If you would like to discuss buying or selling a property, contact us on 061 415337 or email info@nestorshanahan.ie or visit nestorshanahan.ie.
Disclaimer: This article is based on publicly available information and is intended for general guidance only. While every effort has been made to ensure accuracy at the time of publication, details may change and errors may occur. This content does not constitute financial, legal or professional advice. Readers should seek appropriate professional guidance before making decisions. Neither the publisher nor the authors accept liability for any loss arising from reliance on this material.
