June 2017 – Audrey Green Design

Decorating a Holiday Rental – Part One, Living Room

This holiday rental was designed by Vanessa Wood Interiors

The past few weeks I have been focusing on rental properties with advice on curb appeal, home staging and photography tips for advertising, (links at the end of this post). Today I want to discuss decorating and furnishing a holiday rental, focusing on the living room. I will cover colour palettes, furnishing and decorative tips and my “go to” sofa that won’t cost you an arm and a leg, believe me you can still have a gorgeous looking room even on a tight budget.

To successfully decorate and rent out a holiday home, first it should be located in a convenient, safe location. Whether by the beach, country or city, it must be a sound building (no leaks etc) and spotlessly clean. Today’s post however, is not about renovating or fixing things up, but focused on decorating the interior. We will presume the renovating has been done and you are ready to furnish, however I do want to touch on paint colour and flooring.

Decorating a holiday rental means making it look welcoming throughout. However, today we are focusing on the living room, the remainder of the house will be covered in further posts.

When people search for a holiday home they will look at location first and then properties that catch their eye. Most will be drawn to places that are light, airy and well decorated. The ones that usually stand out have neutral palettes, comfortable furniture and are beautifully presented. Well designed interiors do not mean you have to spend a fortune, there are many options. It is about selecting the right pieces and how you pull them together. In saying that, it takes more than just a beautifully furnished property to rent it out successfully. You also need to be a knowledgeable landlord, so if you are new to renting you may be interested to read an informative post at Costello Realty and Management about ways of being a better landlord.

Paint Colours:

Paintwork should be kept neutral, a soft white throughout the house will make it feel spacious and future ‘touch ups’ simple. My favourite “go to” white is Resene Double Alabaster, a bisque white, delicately shaded towards grey. I have used this in my studio and love it so much I want to paint my entire cottage with it. There are a myriad of whites out there so do a little research first but stay away from whites that throw blue, pink or mauve as every white has a coloured undertone. I definitely recommend you try samples on your wall and look at them at different times during the day. There is a great post on 20 Best white paint colours on Elle Decor that will definitely help you choose the right white.

Floors:

Polished, timber floorboards or high quality veneer or vinyl are best as floors need to be easily cleaned of sand if you are by the sea. There are amazing vinyls out there that look like real floor boards or you could opt for engineered floorboards, designed for DIY in mind. This can be your foundation to be able to use a few rugs throughout the house. I love sisal but in saying that I would advise against sisal or jute as they trap sand and dirt. You would be better off to use a synthetic look sisal, there are some fabulous indoor/outdoor, synthetic rugs that look like the real thing and cost a quarter of the price of sisal, however make sure they have a rubber backing.

Living Room:

This should be decorated with minimal furniture, yet made warm and welcoming. If you are in a coastal location it is nice to have a few nautical touches, but don’t over do it, you don’t want to fill the house with shells, yachts and anchors, less is best.The palette should remain restful so start with a basic sofa of a neutral colour, I prefer beige or light grey tones. You could add a couple of chairs upholstered in a pattern if you wish or keep these neutral, adding pattern and colour with cushions. Removable covers come in handy and are available on the sofa I am going to recommend. What is important is getting the place rented out so it needs to be beautifully decorated and well photographed to compete against other holiday homes in the area. Last week I wrote a post on how to photograph your holiday home which is a must read when you have finished your decor.

Furniture:

Start with a basic sofa or sectional depending on your space. A three seat is preferable, however a two seat can work if you add two chairs. Much will depend on the size and layout of your room so measure up and buy a 3 seat if you have space.

IKEA have two great sofas that will work for most decor styles. The Ektorp is only US$379 and comes as a two or three seat or sectional. What I love about this sofa is that it’s not only comfortable, it comes with removable, washable covers, you can also purchase replaceable or extra covers which saves your sofa a few years down the track. I like their white, and light or dark beige for a foundation piece. If you are worried about the white or light beige being too light, you can use a throw for added protection. Remember, however these covers come off and are washable. The Ektorp is also available as a sofa bed which will enable you to offer an extra bed. Another great priced sofa with a slightly more contemporary feel is the Farlov Sofa, new out and comes in two colours with removable covers. I haven’t personally sat on this sofa however so I cannot comment on comfort. This sofa is dearer at $699 but a reasonable size sofa 218cm long.

Above: The Ektorp from IKEA – Photo by Bemz Design who designed this gorgeous space

Above the Farlov Sofa in ‘Flodafores Beige’, more contemporary in design than the Ektorp – Image via IKEA

Chairs:

There is no need to match chairs to the sofa, you could use two matching chairs, either cane or upholstered, this will add more personality to the room. IKEA has some great rattan chairs or you could buy second hand. You could even jazz it up yourself with some black or white spray paint and have it looking as good as two cane chairs below.

Above: two cane chairs add punch and design flair to this space – Image via Tara Bussema

Above: A woven chair adds texture and compliments a neutral sofa – by Andrew Howard Interior Design

Above: An antique chair adds personality to this space and compliments the neutral sofa. Pattern can be introduced with a rug and cushions. A bookshelf is a great idea and can include a few decor pieces alongside, some holiday reading for your guests – Interior design by Kate Jackson Design

Coffee table:

This can be a second hand piece or new. Try to mix up your materials in the living room, If you have rattan chairs, you could opt for a metal table or two ceramic stools. Natural wood adds a feeling of warmth. A while ago I turned an old wooden chest into a beach house coffee table for a client.

Above – I painted a plain wooden trunk, in a coastal look using a simple paint technique. I used an acrylic as I was demonstrating a specific paint, however Chalk paint works even better… Instructions here.

Other Furniture:

You could add a side table between or beside one of your chairs. Look for something to suit the style of your property. If it is coastal style, it could be wooden or rattan, if a city apartment you may want something a little more glamorous. Remember these pieces don’t need to be from high end design stores, you can purchase second hand at on line auctions, or from places like Pottery Barn, Freedom Furniture, even K Mart. Make sure that you mix the materials in your room as a mix textures look inviting.

Above: These little side tables are very reasonably priced, I have two identical ones that I use as bedside tables in my guest bedroom. Image via Wickenden Hutley

Above: A rustic wooden side table is perfect for a country or beach rental – Image via Urrutia Design.

Soft Furnishing:

Cushions will pull a room together and are the best way to introduce pattern, colour and punch to your space. Blue and white, pale greys and beige tones look great in a coastal holiday home. Look for a few cushions in different patterns of the same tones. A country cottage looks smart in black and white buffalo checks or black and white stripes against warm, white walls.

Above: Pattern and colour can be added to a neutral sofa with cushions. I recommend blues, beige or light grey tones for a beach house. Image via Crowell & Co Interiors

Above: Buffalo checks and stripes in black and white depict a country look – Image via Pinterest

Decor Pieces:

It is the little things that pull a room together and add personality and charm, however it is important not to overdo these or you will end up with a room that looks cluttered. One or two pieces is all that’s required. You could place a plant on a coffee table or side table and maybe a couple of nice books beside it. If you are unable to have live plants then you could use realistic faux ones that look just as good.

Above: A few books and a plant are all you need on a coffee table for it to look inviting – Image via Butter Lutz Interiors

Above: Succulents look fabulous in coastal homes and require little water, however you can buy faux succulents – Image via Luxe Studio Design

Above: If you have a bookshelf, you can place a few decorative pieces beside your books or stack a few books upright and place a decorative item on top. This could be a large shell, bowl of shells or a candle. Remember, “Less is best” – Image via Wickenden Hutley

Above: Image via Amber Interior Design

Lighting:

Lighting style is a personal choice depending on the style of your rental, however alongside your main overhead lighting, I would add a reading lamp. You could have one on a side table or free standing.

Photo by Lucy Call

Photo by Dana Wolter

I have pretty well covered the living room, I realise a lot of living spaces are open plan, however you can get tips in my next post for the kitchen and dining spaces and how to tie them together. It is an idea to look at images of well designed spaces on Houzz or Pinterest for more ideas, however, you should have the basics of being able to furnish the living space on a limited budget and have it looking very upmarket.

Posts you may also be interested in:

Photographing a Holiday Rental

Home Staging a Rental Property

Curb Appeal, First Impressions

Photographing a Holiday Rental

Above – A holiday rental beautifully styled and photographed for a client by Vanessa Wood Interiors

My blog is very much about beautiful images and the beach homes featured, often have me dreaming of summer holidays by the sea. Why then, do many holiday rentals use boring and uninviting photos, it’s no wonder when you check their availability they have few bookings. It doesn’t take much to have a holiday home look utterly irresistible when it is beautifully decorated and photographed correctly.

I am writing this post a little in reverse, talking about the photography before the decorating (that’s next week’s post). However, no matter how beautiful your holiday home may be, when it comes to the world wide web, your photographs are all a viewer has to go by and when there are many more homes to rent in the same location, your images need to be quality photo’s that set you apart from the rest. At this stage, I want to add a disclaimer 🙂 …I am not a professional photographer (although I do own a great camera), these tips are from my personal experience of photographing homes for my blog and they should help you achieve better images of your property whether it be a holiday rental or a house for sale.

When I go on holiday, I normally book my holiday rental on line, and it is only the well decorated and beautifully photographed properties that catch my eye. Dark or grainy images don’t do justice to a property even if it is beautiful, yet attractive properties seem to be the minority. So, today I wanted to share some DIY photography tips for holiday or long term rentals. However before I discuss photos, if you are thinking about renting out a holiday home or a long term rental, I recommend using a rental manager. As a landlord myself, having someone take care of your property and tenants is a weight off ones mind. Rental management companies can also arrange for a professional to shoot your photos, however, if you are a total DIY’er, these tips will help you.

Photography Tips for Holiday Homes

Never use an iPad or a phone for photographing a property for uploading to a website unless you are using Instagram to show off your property, then you could use photos from your iphone. Preferably use a DSLR camera, if you don’t own one then a digital point and shoot is preferable to a phone, as phones may not give quality images when you try to upload them to a website. Most websites require “high resolution images” to look their best.

Use a tripod if you have one, this will stop any camera shake and enable you to take better images.

Don’t reduce the size of your image before uploading unless you absolutely have to and then preferably no less than 1000 pixels.

Make sure the images are as large as the website will allow, 1000 pixels is a good size to upload, however if they will allow you to upload larger sizes then do so.

Don’t try and enlarge small images, they will become grainy when you upload. You can downscale large to smaller images but not the other way around.

Landscape versus portrait. This is a personal preference, however I much prefer portrait photos like the image above. Most of the photos I use on my blog are portrait style which means you have to turn the camera on its side to take them. However there are times you need to use landscape for a larger space but make sure if you are using a wide angled lens that you don’t end up with a ‘fish bowl’ effect.

Take the photos during the day using natural light, do not turn on overhead lights or you will get a yellowish effect. Try for a time of day that the light is most even. If you have a DSLR camera then you should achieve a good image even in low light. If the light is not great on your photo, you can adjust it on a programme such as Picasa (free to download) or Light Room another photo image editing program. Don’t over adjust though as you don’t want your image bleached out.

Don’t take your photos at night, this may seem obvious but I have seen a few homes that have been entirely photographed at night. It makes me extremely suspicious about what the place would look like in the daylight.

Dining Rooms: Remember to take advantage of any views. Keep styling minimal, a vase of flowers or maybe a bowl of succulents.

Kitchen: Make sure it is sparkling clean with minimal styling. I like to see an image of the cooking facilities as well as the overall space, such as the image below. Add a pop of colour with a bowl of green apples or lemons, you could also use a clear glass vase of flowers such as some white lilies.

Above – This is a shot from my own beach house currently rented out long term. You can see more photos of when it was finished (unfurnished)…here. If I was using this angle in an advertisement, I would place a bowl of green apples to the left of the stove top and possibly a clear glass vase of flowers to the right of the sink. Note: that this image is not one I would use in an advert as it is not sharp enough and the light is not quite right.

Bedrooms: Make sure the bed is well dressed, the most important thing is that you want to show views and a beautiful, calming space. You are giving an impression of the room so there is no need to photograph every little square inch, however include any cosy corners or window seats. The size of bedrooms should be something you discuss in your descriptions so it is not necessary to include a landscape photo of the entire room if you are not able to. If you have a small desk, show this to your viewers. It is important to photograph all the bedrooms.

Bathrooms: Be careful not to capture yourself in the reflection of the shower door. Hang or neatly fold some white towels or if it is an all white bathroom, you could use a pop of colour such as green or blue but keep the shades summery. A simple vase with a single bloom or a large shell can look attractive beside a basin. A folded facecloth and pretty soap bar on top can also look nice. If you don’t have a rail to hang towels on, you could use a stool with some folded towels or an attractive ladder such as one of the images I have used below.

Exterior: Include a photo of the exterior of the property, the front entrance can be a good start. Include any outdoor patio/entertaining area and of course, any great views. Style your outdoor table with a cheese board and a couple of glasses of wine, this will speak ‘luxury and relaxation’.

If your home is listed as ‘pet friendly’, you may want to include a cute image of your dog such as seen in house 2.

Above all, don’t over style, especially if it is a beach house, you don’t need nautical items in every image.

Below are three gorgeous homes beautifully styled and professionally photographed, they may not be holiday rentals but they are coastal homes and I have chosen them because the images clearly depict the style and mood of each house. The photos are clear, bright and the homes are beautifully presented. I feel these images are perfect examples of what you should be looking for when photographing your own place.

Above: A coastal apartment with a few images that tell all – via Bernard Interiors

2. Below, a home beautifully photographed by Wickenden Hutley, unfortunately there are no images of the bathrooms in either of these homes. In the case of advertising a holiday rental, you should include bathroom images, so I have added a few examples of well photographed and styled bathrooms at the end of this post.

Above: A cosy corner depicts a relaxed atmosphere

Above: Photograph window seats, especially if they have a view

Above: If you have a feature fireplace, show it off

Above: A beautifully dressed bed

Above: It is ok to take an angled shot

Above: I love shots like this they make the bed look so inviting

Above: If you are unable to take the entire bedroom, break the images up by showing the bed and a corner. In this case it shows there is a wardrobe and it has been beautifully styled

3. Below, a basic seaside cottage, these photos show how a small place can look fantastic.

Above: Photos by McCaren

Bathrooms

Above- Image via Victoria Balson Interiors

Above: Image also Victoria Balson

Above: Take advantage of any views – Image via Lee H Skolnick Architecture & Design Parnership

If you are thinking of renting your holiday home, I recommend looking around at images of other properties advertised in your area. You should now be able to spot good photos from bad and if you follow my tips with your photos and styling, there is no reason why you shouldn’t have more lettings. Of course much will depend on the furnishing, so next week I will be posting on how to decorate and furnish a holiday home (on a budget) and have it looking gorgeous.

A Nantucket Beach House

I haven’t posted a house tour for a couple of weeks, so I thought you would enjoy touring this gorgeous Nantucket beach house.

This beautiful home has been designed by Kligerman Barkley who have been designing and building homes across the USA and around the world, the past 25 years. Among their builds have been some amazing projects such as a loft built in a re-purposed butter factory in Tribeca, Manhattan. This project however is nearer to my style and definitely in a location I would one day love to visit.

The beach house although new, retains the traditional style of the neighbourhood with its exterior shingles. The interior designers have used a mix of contemporary and traditional design. The palette is a mix of neutrals with a few pops of blue and green. The idea of the interior colours was to work with the surrounding landscape of sand and sky.

I hope you enjoyed this gorgeous home, I love to feature coastal style homes but this one was a little bit different. If you are thinking of building and you like Ike Kligerman Barkley’s style, then you may want to hop over to their website at www.Ikekligermanbarkley.com to view more of their projects and their contact details.

Home Staging a Rental Property

The perfect living room – Image via

Last week I posted tips to attract the right tenants to your rental property, focusing on it’s exterior and curb appeal. However, before you can lead them up the garden path, so to speak, how do you get them physically out to your property in the first place, especially if you are advertising on line.

Presentation of a rental property is paramount in attracting the right tenant and maximum dollars. If the property is vacant, or you have messy tenant photos, it can be difficult for some people to visualise how they may live in a space. Also, your property will be competing with other rental properties in the area, so it’s therefore important yours stands out. This is where home staging can make all the difference and it doesn’t mean staging every room in the house, renting the basics and adding your own touches, can be all you require.

Firstly, I hear you say, “home staging can be expensive” or “my tenant is still in the property and the place looks a mess”. I believe that it is worth the money to have your property vacant for a few days and void of any tenants furniture to be able to stage it and take photos that you will be able to use for future advertising. As my blog focuses on images, I found some inspiring photos to guide you through my tips. If you are a new landlord, there is a great post on “Being a Better Landlord” which you may want to read later.

The two images below are an example of how welcoming a room can look after staging. This living room has been staged by thelook.co.nz, staging has been kept simple but the impact is big.

You don’t necessarily require a company to stage the entire house, I recommend staging the master bedroom, possibly a child’s bedroom (if a family home), the kitchen and living/dining area. If you follow my tips you should be able to stage the kitchen and bathrooms yourself and if you are on a tight budget, there is a trick to staging bedrooms without using actual beds (see tip 6 below). There are home staging companies where you can rent furniture items allowing you to stage the property yourself. You could either rent the furniture for the time you are advertising and showing to prospective tenants, alternatively you could simply stage it for the advertising photographs alone. Adding little nuances to make the property look welcoming such as flowers, throws, towels etc cost very little for the impact.

Before you jump to my tips, think of the type of tenants you are looking for as staging and styling your property should reflect this:

What type of tenant you are you looking for; A retired couple, business couple, student or family. Home stage to suit your prospective buyer.

Think about the size of a room when selecting furniture and keep furniture to a minimum, don’t fill the entire space, this allows prospective tenants to visualise how their furniture may look/fit.

For example, if it is a small two bedroom apartment you won’t want to fill it with ornate, large pieces. Opt for contemporary, stylish furniture and style the spare bedroom as a guest bedroom not a child’s room, as you are more likely to be attracting a young couple or maybe retirees.

When renting furniture yourself, don’t choose your personal style, if you are into antiques, shabby chic or French style steer clear of trying to re-create this look. Think clean lines, modern, minimalist, yet stylish and keep any vignettes simple, this way you will attract a wider audience.

Staging Tips

1. Entry hall – This is the first impression so make it welcoming. A console is perfect if you have wall space and width. A simple vase of flowers can be used for styling. A chair and small side table with flowers are all you need if you are tight on space. If you have polished floors, keep them clear of rugs in entrances and hallways.

Image via – Mafi Australia

2. Kitchen – All that is required in a kitchen is a little colour, green and lemon work well, in a white kitchen. You can’t go past a bowl of crisp green apples or lemons (image below). Alternatively a clear glass vase of green foliage and flowers on an island bench can look fabulous.

Image via Gabor & Allen

Above: A rustic bowl of green vegetables can make a statement – Image is my own, shot from Interior Designer, Irene Creans home

3. living room – Keep it minimal, a clean lined, modern sofa in white, beige or pale grey and two contrasting chairs are all you require for seating. A modular sofa could be selected for small rooms. If you have room and budget, a coffee table or two side tables or lamp table can make all the difference. Use cushions on the sofa and chairs to soften the space and introduce a pop of colour or pattern. A simple glass vase with flowers and maybe a couple of books stacked on the coffee table is all you need for styling. Remember to keep things simple, no clutter. A throw is not necessary, however it can add warmth and texture.

Image via – Tobi Fairley Interior Design

Above: A throw can add texture and make the image look more welcoming. You may wish to use a rug and if you do, make sure it is the right size for the space, you can read more about this in a previous post – Image via Janis Gosbee Design

Above: A tray can hold a couple of items and be placed on a coffee table or ottoman such as in this image via – Cynthia Hayes Interior Design

4. DO NOT – Place furniture in front of bi fold doors or French doors that lead to the garden unless there is no alternative and you leave a wide space between them for easy access.

Above – A decent space has been left behind this pair of chairs. Image via Janis Gosbee Design Inc

5. Dining area – Select a dining table and chairs suitable for the size of the space, if it is open plan, remember it must compliment the rest of the room. I would keep the table top clear apart from a vase of flowers in the centre. White lilies are economical and look great or a white moth orchid if you happen to have one in your own home and can borrow it for a week or so. Round tables suit smaller spaces. For a very tiny space if you are renting the furniture, opt for transparent, ghost chairs which makes a space seem larger.

Image via –

Image via Massimo Interiors

6. Master bedroom – If you cannot afford professionals to stage this room. I have used a queen size, blow up bed myself. You place the bed on 9 medium size supermarket boxes, one in each corner and also one in the centre along each side and down the middle for support. You then dress the bed by first placing a sheet over the mattress, pillows and then a large bedspread to cover the entire bed and boxes. Place four pillows two on each side stacked, then you can place a folded duvet over the end of the bed and a throw. Colour wise, I would stick to neutrals like soft grey or beige or you could use a white foundation and bring in a splash of colour with some pillows. A pop of colour against white will make your photos stand out.

Image via Houzz

Image via Simply Home Decorating

7. Child’s bedroom – A single bed or a single blow up bed on boxes. If you place the bed against a wall you only need to use one side table, lamp and some pretty patterned cushions on the bed. If there is room in your budget, a small chair with a soft toy or cushion can add further interest.

Image via Brett Mickan Interior Design

8. Bathroom – The bathroom can be styled with a vase of flowers (nothing ornate, think simple), maybe a white moth orchid and some crisp (new) white towels. I like to style the towels with a large towel and a medium towel draped over the top on a towel rail. If there is no rail, you could fold a towel neatly and place it on a low wooden stool with maybe a bar of soap on top.

Photo by Spazio LA – Browse transitional bathroom photos

Above: Keep it simple and make it green. These large palm leaves are all that is required to liven up what can be a clinical space. Image via – Dujardin Design Associates

Above: Image my own

9. Art – You may or may not choose to hang art, if you do be selective. A contemporary piece that works with colours you may have introduced is the way to go. You can either rent art from a home staging company or a company that specialises in rental art. The cheapest way however, is likely to be from the home staging company. I would limit art to one focal piece in a room such as the image below and make sure it is a suitable size, Many people hang pieces that are too small or too high. If you would like to know more about choosing art, you may want to read up on a previous post “How to Select the Perfect Artwork”. One last thing on art, in the first image on this post there is a wedding portrait, this is of course something you would proudly display in your own home but when it comes to staging a house to rent or for sale, remove any personal photography.

Above: The art compliments the colours in the cushions – Image via Nelson Design

I hope this post gives you an understanding how you can make your rental property stand out from the rest by staging, you won’t regret spending that little bit extra and you will have the photos for future reference. Of course a rental has to be spotless inside and out, so if you missed last week’s post on Curb Appeal, First Impressions” you can catch up here.

Audrey Green Design

Contemporary/Classic Interior

Contemporary Meets Traditional in a Fabulous Living Room

Entryway Inspiration

Cape Cod Meets West Indies

Boho Chic

Coastal Sophistication in South Carolina

A Cottage Interior Perfect for Coast or Country

Designer, Breeze Giannasio’s Take on a Honeymoon House

Monthly Archives: June 2017

Decorating a Holiday Rental – Part One, Living Room

Photographing a Holiday Rental

Photography Tips for Holiday Homes

A Nantucket Beach House

Home Staging a Rental Property

Staging Tips