What Conveys With the Home When You Sell?

What Stays, What Goes, and What You Need to Know Before Listing Your Home

When selling your home, one of the questions we need to address is: What stays with the house, and what can you take with you?

It may seem simple, but disagreements over appliances, light fixtures, televisions, and even curtain rods can create unnecessary complications during a sale.

The general rule is that items permanently attached to the home are considered fixtures and typically convey with the property. However, there are exceptions, and some items are negotiable.

The Arizona real estate purchase contract and listing agreement address many of these items. It's important that you review these documents carefully so there are no misunderstandings about what is included in the sale.

Appliances: What Stays and What Goes?

Refrigerators: Refrigerators are often included in a home sale, but they are not automatically included simply because they are present. Whether your refrigerator conveys depends on the contract.

If you plan to leave your refrigerator, great! Just let us know. If you want to take it with you, we need to disclose that before marketing your home.

Here's something important: If the refrigerator is included in the sale, the buyer generally expects to receive the same refrigerator that was in the home when they viewed it. You cannot simply replace your beautiful, expensive refrigerator with a less expensive model without the buyer's agreement.

Washers and Dryers: These are definitely negotiable. Some sellers want to take them, while others are happy to leave them behind.

Please let us know your preference before listing. Even if you initially plan to keep them, a buyer may request them as part of an offer, and we can negotiate that at the time.

Other Appliances: Built-in ovens, cooktops, dishwashers, built-in microwaves, and similar installed appliances typically convey with the home. Freestanding appliances should be specifically addressed in the contract.

Televisions and Wall Mounts

Here's one that frequently causes confusion!

Your television typically does not have to convey with the home. However, the wall-mounted bracket may be considered a fixture and may be included under the purchase contract.

Our recommendation is usually to take your television and leave the mounting bracket.

Why? Because removing the bracket leaves holes in the wall, which may require patching, texturing, and painting. Matching the existing paint can be more difficult than you think!

Many television brackets accommodate a variety of television sizes, so leaving the bracket may be beneficial to the buyer.

If you want to take your bracket, please tell us before listing so we can address it appropriately. If removal is agreed upon, the wall should be properly repaired.

Curtains, Curtain Rods, and Window Coverings

Window coverings are another area where sellers sometimes make assumptions.

Curtain rods, blinds, shutters, shades, and other installed window treatments generally convey with the home under the standard Arizona purchase contract. Curtains and draperies may also be included, so don't assume you can take them.

If you have expensive custom curtains or decorative rods you want to keep, tell us before listing.

Better yet, remove and replace those items before professional photography and before buyers begin touring your home.

Light Fixtures, Chandeliers, and Ceiling Fans

That beautiful chandelier hanging over your dining room table may have sentimental value, but if it's installed, buyers will generally expect it to stay.

The same applies to ceiling fans, pendant lights, bathroom fixtures, and other permanently installed lighting.

If you want to keep a particular light fixture, we recommend replacing it before photography and marketing.

This prevents a buyer from falling in love with a fixture that you never intended to include!

Built-In Barbecues and Outdoor Features

Outdoor items can create confusion, too.

A built-in barbecue connected to a natural gas stub or propane gas system and installed as part of an outdoor kitchen is generally considered a fixture and should convey with the home.

A portable barbecue that can be disconnected and moved may be considered personal property, although the contract should clarify whether it is included.

Other items that typically convey include installed landscape lighting, irrigation systems, built-in fire pits, permanently installed outdoor kitchens, and attached patio fixtures.

Outdoor furniture, freestanding planters, and portable fire pits are generally personal property unless otherwise agreed.

Other Items Sellers Sometimes Forget About

Here are a few more items worth reviewing:

Smart thermostats, video doorbells, security cameras, and installed security systems.
Garage door openers, remotes, and access devices.
Built-in shelving, attached cabinets, and garage storage systems.
Bathroom mirrors, especially decorative mirrors that are mounted or attached.
Wall-mounted organizers, television brackets, and attached decorative features.
Pool equipment, cleaning systems, and related accessories.
Water softeners, reverse osmosis systems, and other installed water-treatment equipment.
Solar panels and equipment, including whether they are owned, leased, or financed.
Electric vehicle charging equipment.
Attached sheds, storage structures, and permanently installed landscaping features.

Some of these items are specifically addressed in the Arizona purchase contract, and others may require clarification. Smart-home devices and leased equipment deserve particular attention because ownership, subscriptions, and transfer requirements can vary.

What If You Want to Keep Something That's Attached?

Here's my recommendation: Remove or replace it before we photograph and market your home.

If buyers see a beautiful chandelier, expensive custom curtains, or an elaborate wall-mounted shelving system during their showing, they may reasonably assume those items are included.

Even if we disclose that an item doesn't convey, buyers may still ask for it when making an offer.

Removing or replacing the item before marketing eliminates confusion and helps prevent unnecessary negotiations.

If removing an item leaves holes, damaged drywall, missing trim, or mismatched paint, those areas should be repaired before professional photography.

Disclose, Disclose, Disclose!

The most important thing is that we know what you intend to take with you and what you are willing to leave behind.

Before we list your home, please prepare two lists:

1. Items You Want to Keep

Identify any appliances, fixtures, window coverings, outdoor equipment, or other items that you intend to remove from the home.

2. Items You Are Willing to Include

Let us know which appliances and other personal property you are happy to leave, or would consider including if a buyer requests them.

We can then identify any necessary exclusions or inclusions in the MLS listing and make sure the purchase contract accurately reflects what has been agreed upon.

Remember, an MLS disclosure alone does not necessarily override the terms of a signed purchase contract. Any exclusions or changes must be properly documented in the contract.