Don’t Get Caught Off Guard: Why You Need to Verify Fixtures & Appliances in Your MLS Contract
Buying or selling a home is a big deal, and it’s easy to get caught up in the excitement—especially when you find the perfect place. But before you start planning where your couch will go, there’s one crucial detail you don’t want to overlook: What’s actually included in the sale?
Many buyers assume that things like the washer and dryer, kitchen appliances, or even light fixtures will stay with the home—only to show up on move-in day and find them missing. Imagine the frustration of discovering that your dream home’s fancy stainless steel fridge or high-efficiency washer and dryer are gone because they weren’t listed in the contract.
To avoid these surprises, it’s essential to make sure that every fixture and appliance you expect to stay is clearly listed in your MLS contract before you close.
Fixtures vs. Personal Property: What’s the Difference?
Not everything inside a house automatically stays when you buy it. Here’s a quick breakdown:
Fixtures: These are items that are permanently attached to the home, like built-in shelves, kitchen cabinets, light fixtures, and even mounted TVs (depending on how they’re installed). In most cases, these are included in the sale unless explicitly stated otherwise.
Personal Property: Things like furniture, free-standing appliances (like a refrigerator that isn’t built-in), or decor typically belong to the seller and don’t automatically transfer with the home.
The Tricky Gray Areas
Some items fall into a gray area, and that’s where misunderstandings can happen. Here are a few common problem items:
Washers & Dryers: Many sellers assume they can take these with them, while buyers assume they stay. Unless explicitly written into the contract, they are NOT automatically included in the sale.
Refrigerators: If the fridge is built into the cabinetry, it’s a fixture. If it’s free-standing, it’s personal property. Make sure it’s specified either way.
Mounted TVs & Wall Brackets: The TV itself is personal property, but if the bracket is screwed into the wall, it’s often considered a fixture. Will the seller leave the bracket? Will they patch the holes if they remove it? Get this in writing.
Light Fixtures & Ceiling Fans: These are usually considered fixtures, but some sellers may try to take unique or sentimental pieces with them. If the seller plans to swap out a chandelier, it should be stated in the contract, along with what will replace it.
Outdoor Equipment: Items like hot tubs, sheds, and even swing sets are sometimes debated. If you want them, make sure they are written into the contract.
Real-Life Example: The vanishing washer & dryer
Imagine a buyer assuming their home came with a washer and dryer—after all, they saw them in the listing photos and during the showing. But because the seller hadn’t included them in the MLS contract, the appliances were gone by closing day. The buyer was then forced to spend an extra $2,000 replacing them—a big hit right after purchasing a home.
This kind of unexpected expense can easily be avoided with one simple step: make sure the contract lists all included appliances and fixtures upfront and verify them before closing.
Why You Need to Double-Check Your MLS Contract
Your MLS contract is the official agreement between you and the seller. If an item isn’t listed there, the seller is under no obligation to leave it behind. That means you could be left scrambling to replace major appliances you assumed were included, leading to unexpected expenses and frustration.
Here’s why this matters:
1. Avoid Last-Minute Surprises
Imagine moving in and realizing the seller took the washer and dryer with them—even though they were in the listing photos. Now, you’re stuck making an unexpected (and expensive) appliance purchase, possibly right after spending thousands on closing costs and moving expenses.
2. Protect Your Budget
Replacing a refrigerator, stove, or washer/dryer set can add up fast. If you’re using a VA loan or stretching your budget to buy a home, an unexpected expense like this can be a real financial burden. Clarifying what stays before you close can save you from unplanned costs.
3. Prevent Closing Delays & Disputes
If a seller removes items you expected to stay, it can cause unnecessary tension—or even delay closing if the issue turns into a dispute. The clearer your contract is upfront, the smoother the transaction will go.
4. Ensure Your Home is Move-In Ready
Walking into a home without essential appliances or fixtures can be a nightmare. If you need a fridge, stove, or even light fixtures before you can move in, it can throw a wrench into your moving plans. Making sure your contract covers these details prevents unnecessary stress and delays.
How to Make Sure Everything Is Included in the Sale
✅ Review the MLS Listing in Detail
Before making an offer, carefully check the MLS listing. If certain appliances or fixtures aren’t specifically mentioned, don’t assume they’re included. Ask your agent to clarify with the seller.✅ Have Your Agent Confirm the Contract Language
Your real estate agent is your advocate—use them! Have them ensure that all fixtures and appliances you expect to stay are explicitly listed in the contract before you sign anything.✅ Request an Addendum if Needed
If an important item is missing from the contract, ask to add an addendum (a legal agreement that clarifies what’s included in the sale). This ensures there’s no confusion later.✅ Do a Final Walk-Through Before Closing
A day or two before closing, do a walk-through of the home with your agent. Double-check that everything listed in the contract—especially appliances and fixtures—is still there. If anything is missing, flag it before signing on the dotted line.✅ When in Doubt, Get Legal Advice
If something feels unclear or you run into resistance from the seller, a real estate attorney can help you understand your rights and ensure you’re protected. Need a referral? Just ask!
The Bottom Line
Buying a home is a major investment, and the last thing you want is a preventable surprise costing you time, money, or stress. Before you finalize your purchase, take these extra steps to verify what’s included in the sale—especially when it comes to appliances and fixtures.
✅ Double-check the MLS listing
✅ Make sure the contract explicitly lists every fixture and appliance you expect to stay
✅ Ask for an addendum if necessary
✅ Do a final walk-through to confirm everything is still in place
If you’re feeling overwhelmed or unsure about what to look for, don’t worry, that’s what I’m here for! I help families—especially military and veteran buyers—navigate the home buying process in Chicagoland every day. If you want to make sure your next move goes smoothly, let’s chat!
Ashwin Abichandani
