Buyers see your listing photos before they see your home. Those photos decide who books a showing. A real estate photographer often has one to two hours in a home, so the work you do before they arrive sets what they can shoot.
This guide covers what to confirm with the photographer, how to clear and clean each room, and how to handle outdoor spaces, condos, and BC weather. If you have not hired anyone yet, start with how to choose a photographer in British Columbia.
Confirm who books and what is included
In many sales, the listing agent hires the photographer. In others, the seller does. Ask your agent which applies so nobody assumes the other person made the call.
Then ask what the package covers. Packages differ, so get the list in writing. Common items include a set number of edited photos, a floor plan, a video walkthrough, drone photos of the exterior, and twilight photos taken at dusk. Each add-on changes how long the photographer stays and what you need to prepare.
Ask for the delivery date too. A listing that goes live on a set day needs photos a few days earlier.
Pick the day and the hour
Light shapes how a room looks. Ask the photographer which time of day suits your home. A kitchen that faces east can look bright in the morning and flat by late afternoon.
BC weather affects the plan. Gray rain makes exterior photos dull. Wildfire smoke can turn a summer sky orange or hazy. Winter days end early, so a late shoot may lose the light for outdoor shots. Our guide on the best time of year for outdoor photo sessions in BC covers these seasonal risks.
Ask what happens if the weather is poor. Some photographers reschedule exterior shots at no charge. Others bill a fee. Read the cancellation and rescheduling terms before you agree. The photography contract checklist shows where to find them.
Clear the counters and surfaces
A camera with a wide lens shows every item in a room. Clear surfaces so the space looks larger.
Kitchen. Put away the toaster, dish rack, sponges, paper towels, and small appliances. Leave out one or two items at most, such as a bowl of fruit.
Bathrooms. Clear the counter and the edge of the tub. Remove toothbrushes, razors, bottles, and bath mats. Close the toilet lid. Hang fresh white towels.
Bedrooms. Make the bed with clean sheets and smooth the top layer. Clear the nightstands. Pack away items stored under the bed that show at the edge.
Living areas. Fold blankets, straighten cushions, and remove stacks of mail, remotes, and toys. Turn off TVs and computer screens.
Closets and storage. Buyers care about storage, so photographers often shoot closets and the pantry. Remove half the contents if they look packed.
Remove personal items
Take down family photos, diplomas, and magnets with names or schedules. Neutral walls help a buyer picture their own life there.
Privacy and safety matter as well. Put away mail, documents, medication, jewelry, and anything valuable. Listing photos stay online for a long time. A photo that shows a name, a prescription label, or a key on the counter can cause problems later.
Clean the whole space
Clean first, then stage. Camera sensors and editing software show dust, streaks, and smudges.
Wash the windows inside and out. Clean mirrors and glass doors. Sweep and mop floors. Vacuum rugs and carpets in straight lines. Wipe door frames, light switches, and baseboards. Dust ceiling fans and then turn them off.
Fix the small things a buyer will notice. Replace burnt bulbs. Use bulbs of the same color temperature in each room, because a mix of warm and cool light looks uneven in photos. Tighten loose cabinet handles. Touch up chipped paint where you can.
Plan for dogs, cats, and other animals
Remove animals from the home during the shoot. Take dogs for a walk or board them for the day. Hide bowls, beds, toys, and litter boxes. Vacuum fur from furniture and floors the morning of the shoot. Even a clean home can smell of animals, so open windows for a short time before the photographer arrives.
Prepare the outside
Exterior photos are often the first image on a listing. Prepare them with care.
Mow the lawn and trim the edges. Sweep the porch and walkways. Put away garbage bins, hoses, tools, and kids’ toys. Move cars out of the driveway and off the street in front of the house if you can.
Seasons call for different work. In fall, rake leaves from the lawn and the entry. In winter, shovel and salt walkways and clear snow from the steps and driveway. In spring, remove dead plants and add fresh mulch if beds look bare. In summer, water the lawn a few days ahead so it stays green.
If you have a deck or patio, set out clean furniture. Remove covers, tarps, and anything stored there.
Handle condo and strata details
Many BC condos are part of a strata. Ask your agent or strata manager whether the building has rules about photographers in common areas, hallways, rooftops, or amenity rooms. Some buildings need advance notice to book the elevator. Some require a visitor to sign in.
Tell the photographer about parking, access codes, and any quiet hours. If your unit has a view, ask which time of day shows it best.
On shoot day
Turn on the lights the photographer asks for. Photographers differ in how they like lighting set up, so ask before you flip every switch. Open blinds and curtains.
Plan to be out of the home. The photographer works faster without people in the frame, and the agent can let them in. If you stay, walk through once with the photographer, point out the best features, and then stay out of the way.
After the shoot
Review the photos when they arrive. Check for items you missed, such as a cord, a bin, or a visible sign. Ask the photographer whether minor fixes are part of the editing price.
Ask about usage rights as well. In Canada, the photographer generally owns the copyright unless the contract says otherwise. You and your agent receive a license to use the photos. Confirm that the license covers the listing, your agent’s marketing, and your own use after the sale.
Keep looking around
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