10 Things Not Necessarily Included in a Home Purchase

In my third year as a licensed Realtor, I was doing a final walkthrough with my buyers before they took possession of their new home. I unlocked the front door and I reached inside to flip on the hall light. Click nothing. I thought that's strange. We walked from the foyer into the kitchen. Again nothing. For a second I thought the power was out or the electric company had made a mistake and shut off the power. Then I noticed the stove clock was on. I pulled out my phone flashlight, aimed it at the ceiling, an empty socket where the light bulb was supposed to be. Then another. The seller had taken every single light bulb in the house.

That story gets laughs from buyers I tell it to, but I use it more as a cautionary tale. What isn't included in a home purchase is not always obvious, and buyers who assume items stay are in for a rude awakening.

Why Buyers Get Confused About What Comes With a House

Fixtures vs. Personal Property

The basic rule of thumb is that fixtures stay and personal property goes. A fixture is anything permanently attached to the home built in shelving, a mounted ceiling fan, a hardwired security system. Personal property is anything movable that belongs to the seller.

I have a saying I like to tell my buyers. If you turn the property upside down what falls out goes with the seller.

The problem is the gray area. Lots of items look permanent but aren't. And once a buyer sees something they love during a showing, they assume it's part of the purchase. They never think to ask.

Why the Purchase Agreement Controls Everything

The purchase contract is going to determine what stays and what goes. MLS listing photos can show a kitchen full of new appliances, a backyard playset, and a mounted TV. None of it may be included unless it's included in the contract. Reviewing inclusions and exclusions carefully before signing is one of the most important steps in any transaction.

Some sellers sidestep this entire process because they want to sell my house fast and avoid the negotiation altogether. Companies that market as we buy houses Columbus Ohio purchase homes as is, which means inclusions and exclusions rarely come up at all. For everyone else going through a traditional sale, the contract is the only thing that matters.

10 Things Not Necessarily Included in a Home Purchase

1. Refrigerator

In some markets a fridge is standard. In others it's completely negotiable. Never assume. Ask directly and get it in writing.

2. Washer and Dryer

Same situation. Market norms vary widely, and sellers often plan to take their machines with them. If you want them, ask for them when you make the offer.

3. Freestanding Stove or Wine Fridge

Built in cooktops and wall ovens are typically fixtures. A freestanding range or a plug in wine refrigerator are personal property.

4. Smart Home Devices

Ring doorbells, Nest thermostats, and similar devices feel like part of the house, but sellers often consider them personal belongings. Make sure these are specifically addressed in the contract. Many alarm and smart home systems are leased equipment. The seller may not even realize it, which means there could be a payoff required at closing if the equipment isn't returned.

5. Alarm Systems

Many alarm systems are wired into the property, which makes buyers assume they stay. Sellers frequently feel the opposite. It's one of the most consistent sources of confusion in real estate transactions. Add to that the lease issue mentioned above, and it's worth confirming the ownership status of any system early in the process.

6. Curtains, Drapes, and Curtain Rods

Window treatments are a classic gray area. Drapes and decorative curtains are usually personal property. Blinds and shutters that are built into the window frame are usually fixtures. Curtain rods can go either way. Clarify it in the contract.

7. Decorative Mirrors and Art

If a seller has a large mirror or artwork that's been styled to feel like part of the room, buyers sometimes expect it to stay. A smart seller's agent will recommend removing these items before listing if the seller plans to take them. It avoids the conversation entirely.

8. Mounted TVs and TV Brackets

The TV itself is personal property. The bracket mounted to the wall is a fixture technically. Sellers often take both. Confirm in writing which scenario applies.

9. Built In Glass Shelving and Garage Organizers

These seem permanently attached, and sometimes they are. Glass shelving panels in built ins can be removed without a tool, and garage wall systems often just unclip from a rail. Sellers have been known to take both. If these items matter to you, write them in.

10. Outdoor Items: Playsets, Hot Tubs, Sheds, and Porch Swings

Playsets are very expensive and are one of the most common surprises. A seller who's moving across the country may plan to leave it. A seller moving locally may absolutely want it. Front porch swings, portable hot tubs, freestanding sheds, and potted plants are all personal property. Even pond fish can go with the seller unless the contract says otherwise.

What Usually Is Included in a Home Sale

Not everything is a gray area. Built in appliances like dishwashers, wall ovens, and cooktops are typically considered fixtures and stay with the home. Installed ceiling fans, light fixtures, hardwired systems, garage door openers and remotes, and fixed window treatments like blinds are generally expected to convey with the property. When in doubt, the rule is still the same: get it in writing.

How Buyers Can Avoid Surprises Before Closing

Before the offer: Go through what matters to you. Ask your agent what the seller is likely taking. If there are light fixtures, appliances, or features that are important to you, identify them now.

In the contract: List every item you want included. Be specific. Appliances by description, smart devices by name, outdoor features by location. When buyers ask what is not included in a home purchase, the honest answer is: anything that isn't written into the contract.

At the final walkthrough: Walk every room with your contract in hand. Verify that everything listed as included is still there and still the same make and model. If something is missing or damaged, that's the time to raise it not after closing.

FAQ

Are appliances included when you buy a house?

It depends on the market and the contract. In some areas washers, dryers, and refrigerators are standard inclusions. In others they're negotiated item by item. Knowing what is not included in a home purchase before you make an offer puts you in a much stronger position. Never assume confirm in writing before you sign.

Do curtain rods and TV mounts stay with the home?

Usually, but not always. These items exist in a gray area and sellers sometimes take them. If they matter to you, add them to the inclusions list.

Can a seller take a hot tub or playset?

Yes, unless the purchase agreement says otherwise. Freestanding and portable outdoor features are personal property.

What if something is missing at the final walkthrough?

A missing included item is a contract issue and needs to be resolved before closing not after. Whether that means the seller replaces it, provides a credit, or another resolution is negotiated, the time to address it is while you still have leverage.