What Stays with the Home? Understanding What’s Included in Your Purchase

When buying a home, it is common for buyers to wonder what is included in the sale. While the structure itself is obviously part of the deal, there can be gray areas when it comes to appliances, fixtures, and personal property.

Standard purchase contracts typically state that the sale includes all real property, which means the land and anything permanently attached to it. This includes the house, trees, fences, and anything that is physically affixed to the property.

However, personal property—items that are not permanently attached—is usually not included unless specifically negotiated. Understanding what stays and what goes can prevent confusion and help you avoid surprises at closing.

Appliances: What Stays and What Goes?

Built-in vs. Freestanding Appliances

A general rule of thumb is that built-in appliances stay, while freestanding appliances do not—unless negotiated otherwise.

• Stays: Built-in ovens, dishwashers, range hoods, and microwaves that are permanently attached.
• Negotiable: Refrigerators, stoves, washers, dryers, and stand-alone freezers.

If you want to keep freestanding appliances, be sure to include them in the purchase contract. Do not assume they will stay simply because they are present during the home tour.

What if You Don’t Want Certain Appliances?

If there are items you do not want, such as an old freezer in the basement, specify in the contract that the seller must remove them before closing. The last thing you want is to move in and be responsible for hauling away unwanted items left behind by the seller.

Fixtures: What is Considered Part of the Home?

Fixtures are items that were once personal property but have been permanently attached to the home. These typically stay with the property, but there can be exceptions.

Common Fixtures That Stay:

• Ceiling fans and light fixtures
• Built-in bookshelves
• Attached mirrors
• Window treatments (blinds, shades, curtain rods)
• Kitchen cabinets
• Security systems
• Mailboxes
• Garage door openers
• Landscaping elements (trees, shrubs, plants)

Fixtures That Sellers May Want to Take:

While most fixtures stay, some sellers may want to exclude certain items, such as:

• Chandeliers or custom lighting that hold sentimental value
• Antique or decorative mirrors
• Custom draperies or rods that match a particular decor

If the seller wants to remove a fixture, they must specify it in the contract. Likewise, if you want a fixture to remain, ensure it is clearly included in the agreement.

Personal Property: What Should You Ask For?

Since personal property is not automatically included in a home sale, requesting additional items should be done thoughtfully.

Examples of Personal Property:

• Furniture (couches, tables, beds)
• Area rugs and decor
• Freestanding shelving units
• Outdoor patio furniture
• Decorative wall hangings
• Portable sheds

How to Negotiate Personal Property:

• Check with the seller first. Some sellers may be annoyed by requests for personal property, such as matching bedding that coordinates with window treatments.
• Use your REALTOR. If you want something specific included, ask your REALTOR to check with the seller’s agent before formally requesting it.
• Be prepared for a counteroffer. The seller may agree, decline, or increase the home’s price to include additional items.

How to Protect Yourself in the Contract

The purchase contract should clearly outline:

1. What stays with the home (fixtures and built-in appliances).
2. Any personal property you want included (furniture, freestanding appliances).
3. What the seller must remove before closing (old appliances, furniture, debris).

There is space in the contract to specify included and excluded items. A REALTOR can help ensure your contract is properly written, so there are no misunderstandings at closing.

Avoid Surprises by Clarifying What Stays

• Never assume appliances or fixtures will remain—ask and put it in writing.
• Understand the difference between real property (stays), fixtures (typically stay), and personal property (does not stay unless negotiated).
• Work with a REALTOR to ensure everything you want is legally documented in the contract.

With clear communication and the right contract language, you can avoid last-minute surprises and ensure that the home includes everything you expect when you get the keys.