Clearing Up Confusion: What Really Comes with the House?
You’ve found the perfect home—or maybe you’re getting ready to sell yours. The excitement builds… until you start wondering:
Does the washer and dryer stay? What about the curtains? And that vintage chandelier in the dining room?
If you’ve ever been surprised by what is (or isn’t) included in a home sale, you’re not alone. One of the most common points of confusion for both buyers and sellers is what stays with the house—and what doesn’t.
Let’s walk through what’s typically included in a Ventura County home sale, what you need to clarify in writing, and how to avoid any last-minute misunderstandings at closing.
The General Rule of Thumb: Fixtures vs. Personal Property
In real estate, items are typically classified as fixtures or personal property:
- Fixtures are items that are physically attached to the home. These usually stay with the property.
- Personal property refers to items that are easily removed and not permanently affixed. These usually go with the seller.
But of course, there’s plenty of gray area in between.
What Typically Stays with the Home
Here are the items that are almost always expected to be included in the sale:
- Light fixtures (including chandeliers)
- Ceiling fans
- Window blinds and built-in shades
- Built-in appliances (like ovens, cooktops, and dishwashers)
- Cabinet hardware and bathroom mirrors
- Attached shelving or built-ins
- Landscaping, trees, and outdoor lighting
- Garage door openers and built-in security systems
If it’s wired in, bolted down, or built-in, assume it stays—unless the seller states otherwise in writing.
What Usually Goes with the Seller
These items are typically considered personal property and do not transfer with the home:
- Refrigerators (unless built-in)
- Washer and dryer
- Free-standing microwaves
- Curtains and drapery
- Patio furniture or outdoor décor
- TVs (even if wall-mounted) – but brackets may stay
- Portable storage units like sheds or greenhouses
That said, sellers can always choose to include certain personal property in the sale—just make sure it’s spelled out in the purchase agreement.
Surprising “In-Between” Items That Can Cause Confusion
This is where I see the most misunderstandings in Ventura County transactions:
- Custom drapes or rods – If they’re mounted, buyers often expect them to stay. But sellers sometimes plan to take them.
- TV mounts and audio systems – The wiring is often left behind, but buyers and sellers should clarify what equipment stays.
- Outdoor features – That playset or above-ground spa may not be permanent. If the buyer wants it, it needs to be listed as included.
- Garage storage systems or tool benches – Are they built-in or just free-standing? Make it clear in writing.
The Importance of the Inclusion List (and the RPA)
In California real estate, the Residential Purchase Agreement (RPA) spells out what’s included in the sale. There’s a section that specifically allows you to check off (or write in) items that the buyer expects to be part of the deal.
As your agent, I make sure this section is filled out with care—because once the RPA is signed, that’s the document everyone will refer to if there’s a dispute later.
Buyers: If you love that farmhouse sink or pendant light, let’s make sure it’s listed.
Sellers: If you plan to take anything, from your favorite fruit tree to your antique sconces, disclose that upfront.
Pro Tips for a Smooth Sale
- Buyers: Don’t assume—ask! If there’s something you love, include it in your offer.
- Sellers: Remove or label items you want to keep before showings. This avoids confusion and disappointment.
- Both Parties: Communicate early and clearly. Surprises at final walkthroughs can delay closing.
Clarity Is Key
Whether you’re buying or selling in Ventura County, the details matter. A clear agreement around what’s included in the sale creates trust—and helps prevent issues when it’s time to hand over the keys.
As your agent, I’ll guide you through each step, double-check the details, and make sure everyone’s on the same page—so your transaction is as smooth and stress-free as possible.
Have questions about what stays or goes in your home sale or purchase? Let’s talk it through—because peace of mind is always part of the deal.
