Getting your Ardmore home ready to list can feel like a race against the calendar. You want the fresh paint, updated lighting, and crisp curb appeal buyers expect, but you might not want to pay for it all before you sell. If that sounds familiar, you’re in the right place. Below, you’ll see how Compass Concierge can fund and coordinate high-ROI prep, how repayment works at closing, and a practical 3–6 week timeline that our team uses to launch homes with confidence. Let’s dive in.
What Compass Concierge covers
Compass Concierge is designed to advance the cost of select prep projects that help your home show and sell better. You get no upfront payment for eligible work, the projects are coordinated with your agent and the Concierge team, and you repay at closing from your sale proceeds according to your Concierge agreement.
The program typically focuses on high-ROI, cosmetic improvements that photograph well and reduce time on market:
- Interior painting and drywall touch-ups
- Cabinet refacing or a minor kitchen refresh
- Hardwood refinishing or new flooring
- Lighting upgrades and modern switches/outlets
- Decluttering, deep cleaning, and staging
- Minor bath updates such as fixtures and grout
- Landscaping, curb appeal, and exterior clean-up
- Professional photography
Large structural or mechanical overhauls are usually outside the scope. Exact eligibility, fees if any, and terms vary by market and by agreement, so you should review your paperwork carefully before authorizing work.
Why it fits Ardmore
Ardmore properties sit primarily in Lower Merion Township in Montgomery County, with some homes in neighboring townships. Most cosmetic projects like paint, new flooring, or swapping light fixtures do not require a permit, but electrical beyond fixture swaps, structural changes, or major plumbing/HVAC typically do. Confirm your municipal jurisdiction and check with the local building office before committing to any work that might require permits.
Many Ardmore homes also fall within townhome or condo associations. If your home is governed by an HOA, exterior changes such as landscaping, lighting, or windows may need approval. Build a little lead time into your plan for any required HOA submissions.
Seasonality matters too. Spring and summer bring heavier demand for landscapers and flooring installers, which can extend lead times. Longer daylight can help with photography, but the busy season may require earlier scheduling to hit a target on-market week.
High-ROI priorities in Ardmore
Focus on changes that boost first impressions and align with local buyer expectations for condition and presentation:
- Interior paint in neutral tones for a clean, consistent look
- Refinished hardwoods or new, continuous flooring for better flow
- Updated lighting, modern switches/outlets, and fresh hardware
- Landscaping tune-ups, fresh mulch, and power-washed walks
- Minor kitchen/bath refreshes where small upgrades make a big impact
- Targeted staging and professional cleaning for standout photos
These items are typically fast, cost-controlled, and deliver a visible lift online and in person.
How repayment appears at closing
With Concierge, the program advances the project costs and you repay at closing from the sale proceeds under the terms of your agreement. In some transactions, repayment appears as a line item collected at closing on the HUD-1 or closing statement. In others, your paperwork may include a promissory note or a recorded security interest until repayment. Ask your agent to explain how it will show on your closing statement and consult your closing attorney or settlement agent if you have questions.
Before you start, request:
- A written scope of work with itemized estimates
- A timeline with milestones and a cancellation/termination clause
- Warranty or post-completion remedy terms for workmanship
- Confirmation of how repayment will appear on your closing statement
Our role as your project lead
As your listing team, we act as the single point of contact and oversee the moving parts so you don’t have to. Typical responsibilities include:
- Vendor vetting and multiple bids; verification of licenses and insurance
- Written scopes, schedules, payment terms, and warranty details
- Coordination of permits and HOA approvals when required
- Scheduling trades to prevent overlap and rework
- On-site supervision, mid-job checkpoints, and punch-list management
- Budget tracking and change-order approval
- Final sign-off before staging and photography, with documentation for your file
We keep you informed with a simple schedule, milestone dates, and a clear change-approval process. Our goal is a smooth, on-time launch with a polished product.
A 3-week fast-track timeline
This compressed schedule works when the scope is light, materials are in stock, and vendors are available.
- Day 0: Concierge consult and walk-through; priority list set
- Day 1–3: Itemized estimates from 2–3 vendors; you approve scope and sign Concierge authorization
- Day 4–6: Order paint, lighting, and any in-stock flooring; finalize schedules; set staging/photo targets
- Day 7–13: Work phase
- Day 7–9: Repairs and prep (patch drywall, minor carpentry)
- Day 9–12: Painting (whole house or targeted rooms)
- Day 9–13: Floor recoating/refinishing or limited replacement
- Landscaping team executes curb cleanup and plantings
- Day 14–16: Final touch-ups, deep clean, staging install
- Day 17–19: Professional photos and listing materials; go-live as scheduled
In ideal conditions, you can move from consult to photos in about three weeks.
A 4–6 week standard timeline
For moderate scopes or any custom-ordered materials, plan for a bit more runway.
- Week 0 (Days 0–3): Consult, itemized scopes, multiple bids; order long-lead fixtures/flooring
- Week 1 (Days 4–10): Approve samples; manage HOA submissions if needed; finalize schedules
- Weeks 2–3 (Days 11–24): Phase 1 work
- Demo and subfloor prep
- Flooring installation or refinishing (2–7 working days depending on area/product)
- Lighting rough-in if needed, with inspections as applicable
- Weeks 3–4 (Days 21–28): Phase 2 work
- Painting (1–5 days depending on scope)
- Cabinet hardware, minor kitchen/bath refreshes, caulking and grout
- Landscaping enhancements and any small hardscape tweaks
- Weeks 4–5 (Days 29–34): Final inspections if required; punch-list completion; deep clean
- Weeks 5–6 (Days 35–42): Staging and professional photography; listing prepared and launched
Most Ardmore sellers find this window realistic for quality results without rushing.
Timeline risks and buffers
Build a little cushion around common variables so your launch date stays on track:
- Permits or inspections for electrical or other non-cosmetic work
- HOA approval timelines for exterior or common-area changes
- Material lead times for special-order flooring or fixtures
- Weather delays for exterior work
- Trade overlap conflicts if multiple teams need the same space
- Market timing if you are targeting a peak on-market week
Seller checklist before work begins
Use this quick list to keep your prep on point:
- Confirm municipal jurisdiction and whether any permits are needed
- Approve an itemized scope and written estimate for each vendor
- Understand how Concierge repayment will appear on your closing statement; request a sample entry if helpful
- Clarify who handles permits, inspections, and HOA submissions
- Review warranty and post-completion remedy terms and who to contact
- Set staging and photography dates, plus back-up dates just in case
What to expect at listing time
Once prep is complete, we execute final touch-ups, stage for your likely buyer profile, and capture professional photography. Your listing package, including pricing strategy and launch plan, is finalized. With polish, timing, and a clear story, your home enters the market ready to compete.
Ready to talk timeline?
If you want help choosing the right scope, locking in vendors, and hitting a realistic launch date, we’re here to lead every step and keep the process simple. To discuss your goals and see if Compass Concierge is a fit for your Ardmore home, contact Main Line Fine Homes to Request a Free Home Valuation or Private Consultation.
FAQs
What is Compass Concierge for Ardmore sellers?
- It is a program that advances the cost of eligible, high-ROI prep projects and coordinates the work with your agent team, with repayment at closing under your Concierge agreement.
How does repayment at closing actually work?
- The advanced costs are repaid from sale proceeds per your agreement and may appear as a line item on the closing statement; some transactions involve a promissory note or security interest until repayment.
What happens if my home does not sell?
- Repayment and any cancellation terms are governed by your specific Concierge agreement, so review it closely and ask your closing attorney or settlement agent if you need clarity.
Are there fees or interest with Concierge?
- Terms vary by market and agreement; confirm in your paperwork whether any fees or interest apply and how repayment will be processed at closing.
Will my Ardmore prep work need permits?
- Cosmetic items like paint, flooring, and fixture swaps typically do not require permits, but electrical beyond fixture swaps, structural changes, or major plumbing/HVAC often do; confirm with your township.
Can I stay in my home during the improvements?
- Many sellers stay during quick cosmetic work, but more intensive projects or flooring refinishing may require brief schedule adjustments or temporary relocation.
How are HOA or condo approvals handled?
- If your property has an HOA, we help confirm what needs approval and build extra time into the schedule for submissions and responses.
Can buyers review the invoices at closing?
- Yes, vendor invoices are part of the closing paperwork and can be reviewed; coordinate with your closing attorney or settlement team for copies.
What if workmanship issues appear after closing?
- We document vendor warranties up front and arrange remedies for defects identified before closing, and warranty details are provided for any post-closing coverage.
How long before I can list using Concierge?
- With good vendor availability, a light scope can be completed in about three weeks; a moderate scope with custom materials typically takes four to six weeks.
