Yes, This One Causes More Problems Than You Think
This is one of those issues that seems small — until it turns into a giant headache right before closing or worse, right after you move in. It’s one of the many reasons why a final walk-through is non-negotiable — and why clear contract language matters so much.
Here’s the deal:
What Actually Comes With the House?
Just because something is in the home when you tour it doesn’t mean it stays. That beautiful chandelier in the dining room? The washer and dryer? The patio swing set?
Unless it’s clearly stated in the contract — in writing — you might be in for a surprise.
What’s a Fixture vs. Personal Property?
Here’s a quick breakdown:
- Fixtures are things that are permanently attached to the home — like built-in appliances, ceiling fans, or light fixtures. These typically stay with the home unless specifically excluded.
- Personal property includes things like furniture, TVs, swing sets, fridges (sometimes), or freestanding appliances — these usually don’t stay unless they are specifically included in the contract.
Why does this matter?
Because real estate contracts and title insurance only cover the transfer of “real property” — that’s the home, the land, and anything permanently attached to it. Personal property has to be transferred separately, usually through a bill of sale. If that paperwork isn’t done right, the seller isn’t legally required to leave those items — and you’re out of luck.
The Contract: Be Very Specific
Most contracts use standard language that says something like:
- “All fixtures stay unless specifically excluded…”
- “All personal property is excluded unless specifically included…”
This is where problems start. Your agent is supposed to fill in those blanks clearly and correctly. If they’re vague or leave things out, you could show up on move-in day to find that the washer, dryer, or even the chandelier is gone — and there’s not much you can do.
So be crystal clear. If there’s anything you want to stay, it needs to be written into the offer. Not just “appliances” — list them:
“Washer and dryer (LG front-load set), stainless steel fridge (GE), backyard fire pit, patio string lights.”
If it’s not in writing, it’s not part of the deal.
Don’t Skip the Final Walk-Through
The day before (or morning of) your closing, you’ll do a final walk-through to make sure:
- The home is in the same condition
- Nothing has been removed that was supposed to stay
- Any included items are still there
- Any agreed-upon repairs were actually completed
If something’s missing or wrong, this is your last chance to fix it.
Bonus Tip: Look for a Bill of Sale
If personal property (like furniture, appliances, pool tables, or yard tools) is being included, you’ll want to make sure there’s a separate bill of sale prepared by escrow.
Again: title insurance only covers real property — anything else has to be itemized and transferred legally.
Final Thoughts (and a Friendly Warning)
This might seem like a lot of detail — but trust us, this is where things go sideways fast if not done right. Sloppy contract writing or unchecked assumptions about what stays with the home can create last-minute stress, confusion, and even post-closing regret.
That’s why working with an experienced House Karma Broker — and reading every line of your contract — matters so much.
We’re here to help you through every part of the process, right down to what’s bolted to the wall and what’s going on the moving truck.
Let’s make sure you walk into your new home with everything you were promised — and nothing left behind.
